HomeMy WebLinkAbout871754.tiff AR20d3487
ORDINANCE NO. 147
REGARDING THE ADOPTION OF AN ORDINANCE ENACTING COMPREHENSIVE REVISIONS TO
PORTIONS OF THE WELD COUNTY COMPREHENSIVE PLAN
BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF WELD COUNTY,
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rt.) COLORADO:
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a WHEREAS, the Board of County Commissioners of Weld County, Colorado,
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pursuant to Colorado Statute and the Weld County Home Rule Charter, is
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a vested with the authority of administering the affairs of Weld County,
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x WHEREAS, the Board of County Commissioners has the power and authority under
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• v the Weld County Home Rule Charter and Article 28 of Title 30 CRS, to adopt
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WWeld, and
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N Z WHEREAS, the proposed Comprehensive Plan revisions have been reviewed by a
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Comprehensive Plan Study Committee and the Weld County Planning Commission,
and
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w WHEREAS, the Board of County Commissioners of Weld County hereby finds and
determines that there is a need for a comprehensive revision of the
comprehensive plan for the County of Weld and that this Ordinance is for the
benefit of the health, safety, and welfare of the people of Weld County.
871754
NOW THEREFORE BE IT ORDAINED by the Board of County Commissioners of Weld
County Colorado that the Weld County Comprehensive Plan be repealed with the
exception of Chapter 3, Section C. through E. (pages 66-83) , Chapter 4,
Section A. , Subsection 3-5, (pages 130 and 131) , and the Mineral Resource
Study and Extraction Plan and re-enacted to read as follows:
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n\i O BE IT FURTHER ORDAINED, that an applicant for a land-use who has not yet
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a been heard prior to the effective date of this ordinance before the Planning
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O 3 Commission or, if applicable, the Department of Planning Services for
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trk q matters not considered by the Planning Commission, will be considered under
Uthe terms of this Ordinance. However any applicant whose land-use
application that is pending before the Board of County Commissioners on the
effective date of this Ordinance will have the option of preceding under the
COO prior provisions of the Comprehensive Plan or requesting that the
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02 Department of Planning Services, to repeat the review process using this
v14 Ordinance.
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a BE IT FURTHER ORDAINED, if any section, subsection, paragraph, sentence,
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a clause or phrase of this Comprehensive Plan is for any reason held or
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M.411 decided to be unconstitutional, such decision shall not affect the validity
ma, of the remaining portions. The Board of County Commissioners hereby
declares that it would have passed this Comprehensive Plan and each and
every section, subsection, paragraph, sentence, clause and phrase thereof
irrespective of the fact that any one or more sections, subsections,
paragraphs, sentences, clauses, or phrases might be declared to be
unconstitutional or invalid.
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BOARD OF COUNTY COMMISSIONERS
Jacqueline Johnson, Chairman
Gordon Lacy, pro tem
Gene Branter
C.W. Kirby
n U Frank Yamaguchi
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M U WELD COUNTY PLANNING COMMISSION
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0 W Jack Holman, Chairman
a Ann Garrison, Vice-Chairman Louis Rademacher
ti+W Lynn Brown Lydia Dunbar
a LeAnn Reid Doug Graff
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U Ivan Gosnell Paulette Weaver
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DEPARTMENT OF PLANNING SERVICES
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U Chuck Cunliffe, Director
0 H Rod Allison Principal Planner
Keith Schuett Current Planner
0 a Debra deBesche Current Planner
W Gloria Dunn Current Planner
m W Bill Cockroft Planning Technician
' W Roberta J. Good Office Technician IV
00 o z Danna York Office Technician III
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O P4 COMPREHENSIVE PLAN REVIEW AND ADVISORY COMMITTEE
a
Jack Holman Chairman
N Ann Garrison Planning Commission
ti Doug Graff Planning Commission
as Paulette Weaver Planning Commission
Sharon Linhart Planning Commission, former
Jacqueline Johnson County Commissioner, ex officio
C.W. Kirby County Commissioner, ex officio
Chuck Cunliffe Director, Department of Planning Services
Lee Morrison Assistant County Attorney
Rod Allison Project Planner and Coordinator
TABLE OF CONTENTS PAGE
Statutory Authority 1
Comprehensive Plan Definition 1
Relationship to Other Planning Documents 1
Principle Plan Components 2
N O Weld County Planning Process 3
Comprehensive Plan Amendment Procedure 4
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O Tax Limitation and How It Impacts Planning Considerations 7
..4 County Population 10
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o Existing Land-Use 14
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vrw Future Land-Use 16
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• Agriculture: Introduction 19
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W Understanding the Agricultural Industry and Its Benefits 20
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Additional Benefits 22
Concerns of Farming as an Industry 23
Agricultural Goals 25
N Agricultural Policies 26
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oizi Urban Development: Introduction 30
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o w Urban Growth Boundaries 30
UGB Goals 33
WUGB Policies 33
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2 Unincorporated Communities 35
O 2 Unincorporated Community Goals 35
o Unincorporated Community Policies 35
• z x Industrial Development 36
Industrial Development Goals 36
N Industrial Development Policies 36
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~ ~ Commercial Development 38
W G' Commercial Development Goals 38
Commercial Development Policies 38
Residential Development 40
Residential Development Goals 40
Residential Development Policies 40
Planned Unit Development (PUD) 42
PUD Goals 42
PUD Policies 42
TABLE OF CONTENTS (continued)
The I-25 Mixed-Use Development Area (I-25 M.U.D.) and 44
Activity Centers
I-25 M.U.D. and Activity Center Goals 48
I-25 M.U.D. and Activity Center Policies 48
Public Facilities and Services 53
Public Facilities and Service Goals 58
Public Facilities and Service Policies 58
r U Transportation: Introduction 60
Transportation Goals 64
v: 0 Transportation Policies 64
aTables
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1. Weld County Population History and Forecast 11
N W 2. Population Projections by Census Tract 12
a 3. Municipality Population Projections 13
O 4. Existing Land-Use in Weld County 15
W 5. Size and Population Estimates of Municipalities in Weld County 18
N a 6. County Road System 56
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Maps
N a 1. Urban Growth Boundary 32
00 U 2. I-25 M.U.D. Area Conceptual Land-Use Plan 46
v) z 3. 1-25 M.U.D Area and Activity Centers 47
W4. Transportation Plan Map 66
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STATUTORY AND HOME RULE CHARTER AUTHORITY
Section 30-28-106, Colorado Revised Statutes, requires all County
Planning Commissions in the State of Colorado to prepare and adopt a master
plan for the physical development of the unincorporated territory in the
county.
Article III, Section 3-8 of the Home Rule Charter provides that the
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Board of Commissioners shall be the governing body of the County. Article
to O IV, Section 4-4 sets forth the authority for the administration and
q coordination of planning, zoning, and inspection in Weld County.
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COMPREHENSIVE PLAN DEFINITION
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rig The Weld County Comprehensive Plan is the document intended to fulfill
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the master plan requirement pursuant to Colorado State Law and, in part, to
Wset land-use policy pursuant to the Weld County Home Rule Charter. The
cc-2, d Comprehensive Plan document is intended to be used for the general purpose
ko z of guiding and accomplishing the coordinated, adjusted, and harmonious
o w development of Weld County. The plan includes all geographic areas of the
o a County. It establishes policy guidelines for existing and future land-use
'- decisions. The Comprehensive Plan was originally developed by the Weld
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Z County Planning Commission and adopted by the Board of Commissioners in
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N Z 1973.
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ti to RELATIONSHIP TO OTHER PLANNING DOCUMENTS
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m w The Comprehensive Plan identifies specific land-use goals and policies
that are intended to provide guidance and direction for existing and future
land use. The basic documents used by Weld County to carry out the goals
and policies of the Comprehensive Plan are the Zoning Ordinance and
Subdivision Regulations.
The Zoning Ordinance is a regulatory document. It defines land-use
application procedures, responsibilities, and permits. It also defines
standards and regulations pertaining to zone districts, overlay districts,
non-conformance, enforcement, and Board of Adjustment.
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The Subdivision Regulations is also a regulatory document. This
document defines regulations and minimum standards for subdivision
development, including design standards for facilities, utilities, and other
improvements. The subdivision regulations also explain the procedure for
submittal of subdivision plans.
The Zoning Ordinance and Subdivision Regulations are intended to
implement the goals and policies of the Comprehensive Plan.
el 0 PRINCIPLE PLAN COMPONENTS
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UGoals and policies are the two principle components of the Weld County
Comprehensive Plan. The goals are expressed as written statements and
o 3 represent the direction the Weld County citizens have selected for the
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w future. The goals were developed and adopted with input from the public,
civic organizations, municipalities, and agencies of the State of Colorado
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C.) and federal government. The adopted goals of the comprehensive plan provide
a public officials and private citizens with criteria for making planning
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decisions.
The Comprehensive Plan policies are expressed as written statements and
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co O maps. The written policy statements are specific guidelines for public and
o H private sector planning decisions. The policy maps graphically identify
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c existing and future general land-use classifications. The policy statements
w and maps provide additional background and clarification to the County goal
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WELD COUNTY PLANNING PROCESS
The Weld County planning process is designed to provide a consistent
review of individual land use matters. The Department of Planning Services
staff, Board of Adjustment, Weld County Planning Commission, and Board of
County Commissioners are the four groups responsible for making planning
decisions in Weld County. The Comprehensive Plan, Zoning Ordinance, and
Subdivision Regulations are the essential documents describing the Weld
NO County County Planning review and decision making process. These documents
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are adopted as ordinances in accordance with the Weld County Ordinance
V Procedure set forth in Article III, Section 3-14 of the Home Rule Charter.
The Weld County Department of Planning Services welcomes the
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O 3 opportunity to discuss the planning process with interested persons. Most
0.W initial discussions and inquiries about the Weld County planning process,
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g including land-use applications, site plan review procedures, and the zone
W district classifications begin with the Department of Planning Services.
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LEI When the Department of Planning Services receives a land-use
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;rim application, it is processed and reviewed for compliance with the
appropriate sections of the Comprehensive Plan, Zoning Ordinance, and
• U Subdivision Regulations. The type of land-use application determines the
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O H administrative body responsible for review and decision. For example, a Use
o im by Special Review Application is initially processed by the Department of
a• Planning Services. The planning staff prepares a written recommendation for
icy w the applicant and presents that recommendation to the Weld County Planning
o z Commission in a public meeting. The Weld County Planning Commission reviews
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0 the information presented, evaluates any public testimony and formulates a
Wa g recommendation regarding the land-use application. The Planning
Commission's recommendation is then forwarded to the Board of County
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'1' N Commissioners. In a public meeting the Board of County Commissioners
~ reviews the Planning Commission's recommendation, evaluates any public
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testimony and makes a decision regarding the Use by Special Review
Application.
This land-use decision-making process is a response to the public's
desire to understand and participate. The Comprehensive Plan, Zoning
Ordinance, and Subdivision Regulations enable the public to examine the
relationship between general land-use planning goals and specific policies
and regulations. The Weld County planning process combines the interaction
of elected officials, appointed administrative officials, and the support
staff of the Department of Planning Services.
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COMPREHENSIVE PLAN AMENDMENT PROCEDURE
It is necessary to periodically review and evaluate the Comprehensive
Plan so that it remains an accurate statement of county land-use goals and
policies based on current data. Therefore, the planning process is
continual in order to prevent obsolescence due to changing conditions and to
guide decisions toward the needs and wants of Weld citizens. As changes in
the social, physical, or economic conditions of Weld County occur, it may be
n: v necessary to re-evaluate and change the land-use goals and policies.
The following procedures have been established to amend the
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o Comprehensive Plan.
W 1. An overall review and update will be conducted at least every ten
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O 3 years or earlier as directed by the Board of Commissioners. The
oi w(.1} update should include an evaluation of the entire Comprehensive
O Plan. The procedure involved in the update shall include an
w opportunity for the general public, Department of Planning
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- o Services, municipal, state, and federal agencies to submit
proposed changes and to review and comment on any amendments being
✓ considered by the Planning Commission and the Board of County
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Z Commissioners.
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Q 2. Individuals may submit a proposal to amend the Comprehensive Plan
o CS) in accordance with the following procedure:
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m W A. Comprehensive plan amendment proposals shall be
M 1` considered annually with a public hearing process
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a z beginning in November of each year.
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u � B. The petitioner shall pay for the cost of legal
W publication of the proposed amendment.
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H rn C. A typewritten original and eleven (11) copies of the
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H proposed Comprehensive Plan amendment must be submitted
oa [v to the Department of Planning Services no later than
October 1 of each year to be considered for review and
public hearings. The following items shall be submitted
as part of the proposed amendment:
(1) a statement describing why the comprehensive plan
is in need of revision;
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(2) a statement describing how the proposed amendment
will be consistent with existing and future goals,
policies, and needs of the County; and
(3) a statement describing how the proposed amendment
will not place a burden upon existing or planned
service capabilities.
N O D. The Department of Planning Services shall upon submission of a
o request to amend the Comprehensive Plan:
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rl O (1) ensure that all application submittal requirements are met
O prior to initiating any official action;
o (2) set a Planning Commission hearing date;
o a4 (3) arrange for legal notice of said hearing to be published one
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time in the newspaper designated by the Board of
Commissioners for publication of notices. The date of
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a publication shall be at least ten (10) days prior to the
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hearing;
(4) arrange for a press release regarding the proposed amendment
m v in order to inform as many Weld citizens and interested
Hparties as possible; and
H F (5) prepare a recommendation for consideration by the Planning
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a Commission.
m W E. The Planning staff's recommendation shall consider whether:
a Z (1) the existing Comprehensive Plan is in need of revision
No as proposed;
W W (2) the proposed amendment will be consistent with existing
a4 and future goals, policies, and needs of the County; and
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d"''' (3) the proposed amendment will place a burden upon existing or
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F. The Weld County Planning Commission shall hold a public hearing to
consider the proposed amendment to the Comprehensive Plan text and
maps. The Planning Commission shall recommend approval or denial
of the proposed amendment to the Board of Commissioners.
G. The Planning Commission shall consider the proposed amendment, the
Department of Planning Service's recommendation, and any public
testimony and determine whether:
(1) the existing Comprehensive Plan is in need of revision as
proposed;
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(2) the proposed amendment will be consistent with existing and
future goals, policies, and needs of the County; and
(3) the proposed amendment will place a burden upon existing or
planned service capabilities.
H. The Board of Commissioners shall receive the Planning Commission
recommendation at a public meeting. Receipt of the recommendation
N shall constitute the first reading of the Comprehensive Plan
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Ordinance. The second reading and public hearing shall take place
r'' O not more than sixty (60) days after receipt of the Planning
Commission recommendation. At the close of the public hearing,
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0 3 the Board of Commissioners may amend the Comprehensive Plan
o a according to the procedures established in Article III, Section
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3-14 of the Home Rule Charter for Weld County.
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UI. The Board of Commissioners shall consider the proposed amendment,
" a the Planning Commission's recommendation, and any public testimony
a and determine whether:
(1) the existing Comprehensive Plan is in need of revision
w v as proposed;
(2) the proposed amendment will be consistent with existing
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and future goals, policies, and needs of the County; and
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(3) the proposed amendment will place a burden upon existing
m w or planned service capabilities.
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TAX LIMITATION AND HOW IT IMPACTS
PLANNING CONSIDERATIONS
The Weld County citizens voted in favor of home rule county government
on September 9, 1975. The consensus was that home rule offered such
advantages as greater responsiveness through local control, broader
representation and opportunities for increased efficiency and economy of
county government.
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• O Article XIV, Section 14-7, Limitation on Annual Tax Levy, is one of the
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most significant local control concepts implemented by the Weld County Home
Rule Charter. The limitation imposed by Section 14-7 of the Home Rule
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O 1-1 W Charter is as follows:
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Section 14-7 -- Limitation on Annual Tax Levy
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(1) Limitation. Except as otherwise provided herein, all ad
O valorum tax levies for county purposes, when applied to the total
valuation for assessment of the County, shall be reduced so as to
✓i a4 prohibit the levying of a greater amount of tax revenue than was
.: w levied from ad valorum taxation in the preceding year plus five
▪ x per cent (5%) except to provide for the payment of bonds and
x interest thereon.
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o G (2) Increased levy -- procedure.
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• W (a) If the Board be of the opinion, the amount of tax
o limited by the preceding section will be insufficient for the
county needs for the current year, it may submit the question of
✓ a an increased levy to the County Council, and the County Council
v w. shall examine the needs of the County and ascertain from such
examination the financial condition thereof, and if in the opinion
o Z of a majority of the County Council that the County is in need of
c `t additional funds, the Council may grant an increased levy for the
aCounty in such amount as it deems appropriate, and the County is
authorized to make such increased levy. However, no such excess
levy shall be granted which will allow a greater revenue than
ti N would be produced by applying the previous year mill levy to the
▪ Cfl current year's assessed valuation.
a, (b) In case the County Council refuses or fails within
fifteen (15) days after submission to it of an adopted budget to
grant such increased levy, or all of it, or in the event an
increase beyond that which the council is authorized to grant is
sought, the question may be submitted to the qualified electors of
the County at a general or special election called for that
purpose.
(c) Due notice of submission of the question of whether to
grant the increase levy shall be given by the County clerk for at
least thirty (30) days in advance of the date set for the general
or special election by giving a public notice as provided herein.
If a majority of the votes cast at any such election is in favor
of the increased levy as named in said election notice, then the
County may make such increased levy.
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(d) In the event such increase shall be voted by the
electors under the preceding subsections, the increased revenue
resulting therefrom shall be included in determining the five per
cent (5%) limitation in the following year.
In the simplest terms, the impact of the limitation means that the
County Commissioners are limited in raising property tax revenues to the
preceding year's property tax revenue from ad valorum taxation of all county
funds plus 5%. In the event the Board of County Commissioners wishes to
exceed this limitation they may request approval from the County Council to
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cc.) exceed the 5% limitation up to an amount equivalent to the preceding year's
mo mill levy times the current year's assessed valuation. In short, the
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Ca Council may allow the property tax revenues to increase to an amount equal
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• w to the increase in assessed valuation annually. The Council's authority
o a only comes into effect if the current year's assessed valuation through
tITq growth and/or reappraisal exceeds a 5% rate. The Board may take any mill
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vlevy increase to the voters in the event the Council denies an increase or
a if the increase that is requested is beyond the authority of the Council.
The impact of the Charter's 5% limitation in a time of economic growth
a in the County is to lower the mill levy to all property owners instead of
✓ capturing any of the added revenue potential from the new construction which
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ko z would help pay for the added county services required.
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The county mill levy has been lowered consistently since the adoption
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a of the charter. The mill levy was 25.82 in 1975. The mill levy in 1986 is
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• W 19.648. The growth of the county's property taxation has been effectively
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m limited by Section 14-7 of the Home Rule Charter.
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The background information presented on the Home Rule Charter and its
c' >. tax levy limitation helps to explain the critically important relationship
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W between the Charter, the Comprehensive Plan, and growth in Weld County.
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The county receives limited additional property tax revenue from the
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'-1 en taxes assessed to new industry and development. The additional assessed
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m44 value attributed to new development and industry results in lowering the
taxes paid by all Weld citizens but limits the county in obtaining added
property tax revenues to support the costs of county services required by
the new growth.
The county is not relieved of its responsibility to provide services to
new growth by the fact that it does not receive additional income when
growth occurs. The county must still allocate funds to provide many
services because of legislative mandates or because the services are
inherently county wide in scope.
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The county's ability to provide services under the existing budget
limitations is decreased significantly by the combined effects of inflation,
growth, and budget reductions at the federal and state levels. The consumer
price index, an accepted measurement for inflation, has increased an average
of 7.6 percent a year since the adoption of the Home Rule Charter. In
addition, Weld County's population has increased an average of three and
one-half percent a year since 1976.
The current economic, legislative, and growth conditions are not
r U conducive to meeting all the needs and demands being placed upon local
government when the combined rate of inflation and growth are greater than
-. 0 the Home Rule Charter's 5% tax limitation. As long as Weld County is
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W responsible for the delivery of human services, including police protection
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0 3 and the maintenance of the extensive road and bridge program, the cost of
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vro county government will continue to increase.
pBecause of the above economic and legislative factors, county
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fr representatives should make consistent decisions that minimize the cost of
4. w providing public services and that direct new growth to areas where county
a services exist or can be developed efficiently. The County still intends to
r a help support and promote a diversified and stable economy. But given the
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z facts about the County's limitations to generate revenue for providing
w facilities and services to new development, growth cannot pay for itself to
o W the extent that it does in other counties.
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COUNTY POPULATION
A review of the history and future projections of the population growth
in Weld County reveals a steady increase in the total population every
decade from 1900 to 2010, except 1930 to 1940. The population density per
square mile has increased from 4 people in 1900 to 31 people in 1980 and is
projected to increase to over 57 people by 2010.
The significance of the County's population growth is its magnitude and
N O distribution. The present growth rate of approximately 25 percent per
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decade is more than triple the national average of 8 percent. Approximately
N i U 85 percent of the population is located in an 800 square mile area in the
ca southwestern part of the County. The population density for this area is
03 approximately 149 people per square mile.
c a Weld County is expected to continue to receive a major share of the
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state's population increase. Four out of the top 10 municipalities with the
greatest percentage of population growth in the state between 1970 and 1980
are either located in Weld County or are within 10 miles of the County line.
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With the development projected along Interstate 25 and the plans for
expansion of Stapleton Airport still undecided, the growth estimates for
c0 u Weld County could be conservative.
o H Among all 63 counties in Colorado, Weld County ranks ninth in total
ppopulation and population density. The county is classified as an urban
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county by the Demographic Section of the Colorado Division of Local
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WELD COUNTY POPULATION HISTORY AND FORECAST
Density % change in
Year Population (persons per square mile) population
1900 16,808 4.21 1900 - 1910
133
1910 39,177 9.81 1910 - 1920
04 0 37
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1920 54,059 13.54 1920 - 1930
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1930 65,097 16.31 1930 - 1940
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0 cA.W 1940 63,747 15.97 1940 - 1950
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W• 1950 67,504 16.91 1950 - 1960
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g 1960 72,344 18.13 1960 - 1970
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°D O 1970 89,797 22.38 1970 - 1980
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ow 1980 123,438 30.93 1980 - 1990
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NI, 4, 1990 154,373 38.68 1990 - 2000
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N 2000 190,400 47.71 2000 - 2010
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2010 228,193 57.19
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~ ' Sources: 1. Colorado Division of Local Government - Demographic Section.
aaG+ January 1984. Ranking of Counties in Colorado by Selected
Demographic Characteristics Denver, CO
2. U.S. Bureau of Census - 1980 Census of Population and Special
Reports
3. Weld County Planning Department - 1986.
TABLE 1
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POPULATION PROJECTIONS BY CENSUS TRACT
Census Tract Size (sq. mi) 1986 1990 2000 2010
Greeley 14 56250 61909 76358 91513
7.02 36.5 4039 4445 5483 6571
10 5.5 10308 11345 13992 16769
14.01 21.5 3843 4229 5216 6251
15 65 4740 5217 6435 7712
16 89 3506 3859 4759 5704
17 70 5245 5773 7120 8533
18 126.5 3548 3905 , 4816 5772
19.01 70 8863 9775 12032 14419
19.02 56 2889 3180 3922 4700
20 103 11009 12116 14944 17910
21 151 7980 8782 10832 12982
N00 22.01 41 1865 2053 2532 3034
o 22.02 17 5161 5680 7006 8396
N- 0 23 112 3913 4306 5311 6365
'" v 24 555.5 940 1034 1275 1529
0 25.01 1981 2398 2639 3255 3901
0 3 25.02 518.5 3618 3982 4912 5886
U3-1:4 Source: 1. U.S. Bureau of Census — 1980 Weld County Census Tracts.
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0 2. Colorado Division of Local Government - Demographic Section.
o October, 1985. Colorado Population Projections.
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3. Weld County Planning Department. March, 1986.
ti x Size of Census Tracts for Weld County.
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U Note: Census tract projections have been rounded to the nearest whole
co number.
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TABLE 2
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Municipality Population Projections
Municipality 1986 1990 2000 2010
Ault 1156 1272 1569 1880
Dacono 2459 2706 3338 4000
Eaton 2052 2258 2786 3338
Erie 1405 1547 1908 2286
Evans 5647 6215 7666 9187
Firestone 1328 1462 1803 2161
CV
U Ft. Lupton 4918 5412 6675 8000
o Frederick 1013 1115 1375 1648
coo O Garden City 132 145 179 215
' U Gilcrest 1097 1207 1489 1784
a Greeley 60699 66806 82398 98753
0 z Grover 173 190 234 281
Hudson 867 954 1177 1410
o a Johnstown 1690 1860 2294 2750
`"0 Keenesburg 573 631 779 933
a 0 Keota 4 5 6 7
W Kersey 1042 1147 1415 1695
.-ia LaSalle 2004 2206 2721 3261
'n Lochbuie 927 1020 1259 1508
.. w
Mead 435 479 590 707
Milliken 1669 1837 2266 2715
ri'l New Raymer 84 93 114 137
m O Nunn 309 340 419 502
1/40 z Pierce 936 1030 1270 1522
W Platteville 1856 2042 2519 3019
ri H Rosedale 48 52 65 78
o a Severance 128 140 173 208
5 Windsor 5070 5581 6883 8249
w w Unincorporated 40518 44595 55002 65920
en
o Z Total 140,239 154,347 190,372 228,154
N R,
o >, Sources: 1. Colorado Division of Local Government - Demographic Section.
w z October, 1985. Colorado Population Projections
a
el CO 2. Larimer-Weld Regional Council of Government. April, 1984.
vr re) Population Estimates
nt--1
m ei NOTE: Municipality projections have been rounded to the nearest whole
number.
TABLE 3
13
EXISTING LAND USE
The way that land is presently used is one of the most important
considerations in land-use planning. Most existing development will remain
in the future and will have a strong influence on the future pattern of
development and land use in the County. The existing land-use pattern has
been created through the process of early settlement and economic
development. From the beginning of settlement in the County, economic
c1• O activities have centered on agriculture. Trade centers were established to
0
provide goods and services to those engaged in farming activities.
• Q
'-'U Transportation routes and facilities were developed to move goods and
• people, and to facilitate economic development. Manufacturing activities
0 e then began in the trading centers, expanding the range of economic
voi Q activities. Although the County's economy continues to diversify, it is
ostill strongly oriented toward agricultural products sold and to goods sold
• for agricultural production.
Wrig
'^ s The land-use table on page 15 indicates by acreage and general use
categories how the land resources of the County were being utilized through
1986. The category of total farmland constituted approximately 77 percent
U of the land area of the unincorporated County. Urban-type development in
W the unincorporated County occupies approximately one-half of one percent of
o a the land area. Municipalities constituted approximately one percent of the
land area.
co
With the land area of the County remaining constant, increases in the
o g
land area of urban-type uses will bring about decreases in the land area of
o farmland. The percentage of urban-type land use is probably not as
W g significant as the pattern of use. An extremely dispersed pattern of
a
urban-type land uses in the southwest part of the County could make large
m cm
m scale agricultural operations difficult.
ri
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14
Throughout the history of Weld County, population and economic growth
have required the development of previously undeveloped land. Future growth
will require continued urban land area expansion within municipal urban
growth boundary areas as well as small amounts of rural area development.
Much of this expansion will, as it has in the past, require the conversion
of land categorized as farmland.
No EXISTING LAND-USE IN WELD COUNTY (surface)
NO
0
o O Total Land in County - 2,581,520 acres
4
o W Land Category Acres Percent
03
•
o rz Total Farmland 1,981,317 77%
co-I4
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Wildlife Area, Lakes, and Recreational Parks 2,995 .1%
O
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r, i Forest Service (primarily Pawnee Grasslands) 193,060 7%
U,
'a
Agricultural Research Service 14,639 .5%
r Wl Total Land Zoned for Urban-Type Development 13,177 .5%
a) 0 (unincorporated)
kr, z Sub-Categories for Urban-Type Development (unincorporated)
*Residential Zoning (7,773) (.3%)
*Industrial Zoning (4,400) (.2%)
0 a *Commercial Zoning (1,004) (.04%)
� D
✓ rw Total Municipal Land 37,522 1%
o z Other 361,412 14%
N F�
0 >, Sources: 1. U.S. Bureau of Census - 1982 Census of Agriculture;
W W Volume 1, Geographic Area Series; Part 6 Colorado State and
r2 g County Data.
, o
▪ M 2. U.S. Department of Agriculture, Soil Conservation Service,
and Forest Service - 1982 Soil Survey of Weld County
w w
3. Weld County Planning Department - March 1986, a review of
land-use cases and municipal boundaries.
*Note: This table does not denote the percentage of land zoned for
urban-type development that has been developed.
TABLE 4
15
FUTURE LAND-USE
The manner in which development occurs along Interstate 25 and within
areas recently annexed by municipalities are probably the most significant
factors concerning the future pattern of urbanization in the County. The
County is experiencing the urbanization of several thousand acres in the
general vicinity of Colorado Highway 119 and I-25. In addition, some
municipalities have annexed large parcels of ground in a scattered manner,
✓ U resulting in large parcels of undeveloped land within their boundaries.
Both of these situations create the potential for sprawling development.
O
NCI The physical form of new development created along I-25 and at the
urban fringe of municipal areas has a significant impact on the total amount
o W
O 3 of economic and environmental resources needed to accommodate new urban
w-1z growth. This concern affects all people of the County, both urban and
p rural.
aSome of the issues and questions that may be asked over the next 25
years as these areas develop are:
P4 a. Has urbanization occurred in such a manner that it is
a
acostly to provide services and facilities?
co U b. Has urban-type development occurred with a minimum
• z
W amount of competition and conflict between urban and
o cn rural land use interest?
It is felt that through the comprehensive planning process all types of
wcosts (both economic and environmental) associated with development can be
o z reduced. Conversely, an urbanization pattern that is created without
o knowledge of future surrounding land uses is likely to lack some essential
W W ingredients of long term desirability. Without preparation for future
land-use patterns it is difficult to anticipate locations for schools,
• M parks, and traffic circulation systems that won't require additional
improvements each time someone with vacant land decides to develop. The
0.4 W
costs of such additional improvements and the limitations of existing
improvements may lessen the development opportunities of adjacent
landowners. To achieve the desired objective of urban expansion, the
Comprehensive Plan promotes an urban growth pattern which provides for joint
coordination between municipalities and the County and which establishes
minimum guidelines for urban-type growth in the County.
There is concern about sprawl development. Higher costs can be
incurred both initially and ultimately in providing many public services to
16
a sprawl pattern. Scattered development requires the extension of services
through vacant areas. Extension of services through vacant areas can create
an under utilization of services, a contributing factor to higher service
costs.
In addition to the economic considerations associated with urban
development patterns, there is also the problem of competition and conflict
between urban and rural land use interests. All of the 29 cities in Weld
County are surrounded by farmland. As urban areas continue to expand, these
N U resource lands are either directly converted to urban uses or are adversely
impacted due to inherent conflicts between rural and urban activities.
N• O
NU Table 5 on page 19 shows the existing size and population estimates of
qj municipalities in Weld County as of February, 1986.
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17
SIZE AND POPULATION ESTIMATES OF MUNICIPALITIES IN WELD COUNTY
ACRES POPULATION ACRES POPULATION
AULT 265 1092 JOHNSTOWN 362 1598
*BRIGHTON 90 - KEENESBURG 283 542
DACONO 697 2324 KEOTA 120 4
EATON 695 1939 KERSEY 242 985
*ERIE 1580 1329 LASALLE 520 1894
EVANS 1725 5335 LOCHBUIE 407 877
FIRESTONE 880 1256 MEAD 294 412
cv O FORT LUPTON 1776 5100 MILLIKEN 3400 1578
r U FREDERICK 960 957 NEW RAYMER 320 80
GARDEN CITY 45 125 NUNN 640 292
N U GILCREST 460 1037 PIERCE 405 884
GREELEY 17600 56964 PLATTEVILLE 510 1754
Ca• GROVER 260 163 ROSEDALE 15 46
HUDSON 320 819 SEVERANCE 120 121
WINDSOR 2476 4791
otx
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Balance of County 2,544,053 38,281
0
* Only those portions of Brighton and Erie that are located in Weld County
0 are listed.
..• w
ti
eix
I% Sources: Larimer-Weld Regional Council of Government Population Estimates,
r a April, 1984.
a: U
Z Weld County Planning Department, Survey of Municipality Size,
February, 1986.
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TABLE 5
18
AGRICULTURE: INTRODUCTION
Weld County is one of the most agriculturally productive counties in
the nation. The soil, topography, and irrigation system support an
extensive agricultural industry. Weld County contains a significant amount
of irrigated and non-irrigated farmland. The irrigated farmland produces a
wide variety of crops. The main crops are corn, alfalfa, sugar beets, pinto
beans, potatoes, and onions. Malting barley and vegetables also are grown
N U on limited acreage. Most of the corn grown in the area, both silage and
grain, is used for feed at commercial feedlots, farm feedlots, and dairies.
(N• o Significant numbers of sheep and turkeys also use the feed crops of the
area. A summer fallowing rotation program is practiced on the non-irrigated
o w
O 3 farmland. Summer fallowing is necessary to store enough moisture for
:DM
A sustained high yields. Wheat is the principal crop, but barley and sorghum
pare also grown.
O
W
N a
s The topography is mainly flat to broad, gently rolling hills. Water is
r+ a delivered to farmland through one of the largest reservoir and irrigation
• ditch systems in the world. The system includes ditches and reservoirs
co u supplied by the Cache La Poudre River, Big Thompson River, Little Thompson
koz
Q River, St. Vrain Creek, and the South Platte River. The system is supported
o a by the Colorado Big Thompson project which makes water available from
• Colorado's Western Slope. In addition, shallow and deep wells made possible
co ra
d, w by the existence of deep broad aquifers are productive sources of irrigation
z water. The development of these resources and features has made agriculture
o a dominant industry in Weld County since the founding of Greeley Union
zColony in 1870.
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M 44
19
UNDERSTANDING THE AGRICULTURAL INDUSTRY AND ITS BENEFITS
The agricultural industry in Weld County is a complete farm and food
system. This system begins with growing and raising farm produce and ends
as a product ready for purchase by consumers after it has been processed and
transported to the market place.
The following areas have a role in the county's farm and food system:
n U 1. Farms. There are approximately 3,000 operators of livestock,
u-1O
poultry, vegetable, fruit, nursery, and grain farms located in the
NO County.
044 2. Businesses and individuals who offer products and services for
o farms. Examples of these local industries are fertilizer and
orz
chemical product companies, suppliers of feed, grain, livestock,
p and poultry, implement dealers, energy and petroleum product
U
companies, well, pump, and irrigation companies, veterinarians,
aerial crop sprayers, farm laborers, commercial lending
r1 institutions, and transportation industries.
r a 3. Industries that purchase products grown and raised on farms for
coo
manufacturing, processing, and distribution. Examples of these
wz
Lj local industries are meat, egg, dairy and vegetable processing and
tiE
0 a distributing facilities, and bakeries.
4. Grocery stores and other food retailers.
m W
d 5. Restaurant and other food catering businesses.
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oz
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Farming is an important element in the Weld County economy. The market
OZ
value of agricultural products and the chain of purchases related to
agricultural production contributes significantly to the County's economy.
M Every dollar that the farmer spends to increase agricultural production
r-Iti
w 44 creates additional dollars spent on activities related to production. For
example, activities such as livestock processing will require purchases of
feeder cattle, breeding stock, feed, water, machinery, fuel, labor,
transportation, government services, and capital (banks and savings and
loans) .
20
Food processing and related products contribute significantly to the
manufacturing economy of Weld County. There are also additional impacts to
other areas of the economy such as retail and wholesale trade and
transportation services.
Since farming is almost always an exporter of goods and an importer of
income, the returns to the county and region are substantial. In 1982, the
total market value of all agricultural products sold from farms in Weld
county was greater than 829 million dollars. In the same year, the amount
of money farmers spent for products and services totalled over 803 million
0
O dollars.
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21
ADDITIONAL BENEFITS
One of the principal benefits of agriculture is that it capitalizes on
the quality of natural resources. Unlike other industries that are free to
relocate, agriculture is rooted to the soil in a specific time and specific
place.
By supporting the agricultural industry and economy, many towns and
communities in Weld County seek to maintain a rural lifestyle. Mr. Justice
NO
✓ U Douglas may have been speaking about these towns and communities when he
r. 0 wrote in the majority Supreme Court opinion in Boraas V. Village of Belle
NU
Terre:
O
a
ow
O 3 A quiet place where yards are wide, people few, and motor vehicles
ow restricted are legitimate guidelines in a land-use project r
addressed to family needs . . . The police power is not confined to
the elimination of filth, stench, and unhealthy places. It is
Uample to lay out zones where family values, youth values, and the
a blessings of quiet seclusion and clean air make the area a
sanctuary of people.
.. w
ti▪ x
a In Weld County, the agricultural industry is also a way of life that
co promotes the cultural and human values associated with farming such as a
o H strong work ethic and families. In addition to farm families benefiting
✓4 from rural vocational activities associated with the agricultural
o w
environment, the Weld citizens living in town, have an opportunity to
co▪ w observe food production and understand the necessary interdependent
d G
relationship between urban and rural areas.
0o z
N 4 As a secondary benefit, farmland preservation helps to maintain natural
0
U z systems and natural processes. These include the preservation of wetlands,
a small watersheds, acquifer recharge areas, flood plains, and special
wildlife habitats. While farming can damage sensitive natural areas and
tirh
processes, farming can also be a completely compatible use. Most farming
al a" operations are sensitive to these natural systems and processes.
Croplands in agricultural districts also provide natural open-space
areas. A principal benefit derived from open space is relief from more
intense urban uses conducted in a municipality. Open-space buffers help
maintain a sense of rural identity and diversity. These buffers also allow
communities to maintain separate identities.
22
CONCERNS OF FARMING AS AN INDUSTRY
Most of the County's first citizens were engaged in farming activities.
During that time it was necessary for farming operations and the community
to be in close proximity. Because of these settlement patterns of the
County's first citizens and because these areas have proven attractive as
sites for expanding communities, some of the most highly productive
010 agricultural land borders urban population centers. As municipalities
ro continue to grow, their expansion encroaches on farm operations. According
m o to statistics provided by the state demographer, the population in Weld
010
County is expected to grow 21.6 percent from 1980 to 1990 indicating that
a
O 3 the competition for land will continue.
cr W The pressure to use land for other than agricultural purposes is the
caw
• result of complex private and public decisions. Families decide where they
Uwant to live and work, or where to retire and buy vacation homes.
Representatives of manufacturing and commercial companies decide whether to
° move, expand, or diminish operations, while developers choose locations for
rig
• subdivisions, shopping centers, and other industry. Decisions at all levels
m U
of government often contribute directly or indirectly to the competition for
z land. A decision on where a highway is built, where a sanitation district
O H
or water district is located, whether government financing is available for
ocn
• housing or a subdivision in rural areas has a powerful effect on whether or
m W not agricultural land will be converted to other uses.
W
Tension between farming and nonfarming uses in rural areas with growing
0 D .7,
N < populations is prompted by the additional expense of vandalism to crops,
o a livestock, irrigation ditches, and farm equipment. Other burdens to the
a farmer have occurred from restrictions on normal farming practices in areas
r o encroached upon by residential, commercial, and industrial uses.
ei er
ti In March of 1985, a survey of farm operators in Weld County was
w G+ designed and analyzed by representatives from the University of Northern
Colorado. Some of the survey questions gave county farmers an opportunity
to elaborate on their views of farming and farm concerns. According to the
survey, the high cost of agricultural production is a principal concern of
Weld County farmers. Several years ago, when farmers needed more income,
they could simply produce more crops. Increased production is no longer a
solution to that problem. Today, farmers must consider production costs in
order to maintain an economically viable farm operation. With increased
23
market prices for goods associated with production and heavy foreign
competition, the farmer who can't control costs can't survive.
It is important that Weld County representatives and officials
recognize their role in reducing the conflicts between agricultural uses and
residential, commercial, and industrial uses. Farmers and developers should
be able to depend on the consistent interpretation and administration of the
Comprehensive Plan, Zoning Ordinance, and Subdivision Regulations. Using
these documents to make consistent land-use decisions will reinforce their
N O usefulness as an information and decision making tool on land-use decisions
ro U made by private parties as well as public officials.
N U Existing physical, social, and economic conditions as well as
• projections of the most desirable future conditions must be used to
a
O 3 establish a balanced Comprehensive Plan for the County. The balancing
o a process should result in goals and policies that provide the greatest
co-w
• long-term benefit to the greatest number of present and future citizens of
✓ Weld County. Individuals who find themselves with land designated and zoned
w
a in a manner that does not accommodate their intended use should consider
seeking other more suitable lands; such a transition will be to the
rig
• long-term benefit of both the individual and the public.
r. Vco Weld County Agricultural Goals and Policies have been developed to
z support and preserve the agricultural industry and farming as a way of life.
H
H E+ These goals and policies also address the county's responsibility to manage,
om
• accommodate, and ensure that adequate public services are available for
w residential, commercial, and industrial
v growth that is expected to occur.
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24
AGRICULTURAL GOALS
1. Institute policies that will encourage the preservation of the
agricultural uses in Weld County.
2. Promote the agricultural use of prime agricultural land.
3. Promote the development of commercial and industrial uses directly
dependent upon the agricultural industry (e.g. commercial feed lots,
farm implement dealerships, irrigation equipment companies) .
N U 4. Encourage residential, commercial, and industrial development to locate
0 o adjacent to existing incorporated municipalities and in accordance with
MU
the municipalities' adopted comprehensive plan goals and policies.
orj 5. Develop policies and regulations to permit commercial and industrial
03
use of agricultural land at appropriate locations along highways with
c a
urq adequately designed frontage roads and interchanges. Industrial and
O commercial development shall be designed so that it does not disrupt
U
a highway travel.
6. Develop policies and regulations to permit low density residential
% development on non-prime agricultural land as recognized by the Soil
r U Conservation Service.
q) z 7. Develop policies and regulations to permit development of oil, gas,
O H
sand, gravel, and other mineral resources on agricultural land.
a 8. Develop policies and regulations to permit the conversion of
5 geologically suitable non-prime agricultural land to solid, liquid, and
core
cr. c' waste water disposal sites.
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25
AGRICULTURAL POLICIES
1. Agricultural zone districts shall be established and maintained to
protect and promote the County's agricultural industry. The
agricultural zone district is intended to preserve prime agricultural
land and to provide areas for agricultural activities and uses
dependent upon agriculture without the interference of incompatible
residential, commercial, and industrial land uses.
0 2. Agricultural businesses and industries will be encouraged to locate in
- areas that minimize the removal of prime agricultural land from
ri 0
'^ U production.
«Q-1 3. Conversion of agricultural land to residential, commercial, and
ow
0 3 industrial development shall be discouraged when the subject site is
.oi,W located outside of a municipality's comprehensive plan area, urban
growth boundary area, or I-25 mixed-use development area and activity
0
centers. This policy is intended to promote conversion of agricultural
ry (1i
land in an orderly manner that is in harmony with the phased growth
.. w
ti a plans of a municipality and the County. It is intended to minimize
the incompatibilities that occur between uses in the agricultural
r
CO v district and districts that allow urban-type uses. In addition, this
C, r policy is intended to minimize the costs to Weld County taxpayers of
riw
o a providing additional public services in rural areas for uses that
require services on an urban level.
w w 4. In the event that residential, commercial, or industrial development
o z desires to locate on non-prime agricultural land outside of an urban
o c growth boundary area or I-25 mixed-use development corridor, the
W c4 application for such development shall be carefully evaluated to
determine if an equally suitable location is available in areas
e-1 e-1
established for such development. The application materials must
ri
el el
demonstrate that the proposed use cannot reasonably be located in a
ww
municipality, urban growth boundary area, or the I-25 mixed-use
development corridor. In addition, the application materials must
demonstrate how the adjoining agricultural uses will not be adversely
impacted.
The land use application materials shall also demonstrate, to the
satisfaction of the Board of Commissioners, that maximum efficiency and
economy has occurred in providing the needed public services to the
proposed development or district. Such application for urban-type
development in the unincorporated county must include data and analyses
26
that adequately project the indirect and direct current public impacts,
public costs, potential revenue, and other impacts on the County's tax
base.
5. If it is determined that public facility or service improvements or
maintenance are required by a development, the developer will be
required to pay for the costs of the public facility and service
improvements and maintenance. The methodology for compensation shall
be determined during the land-use application review process.
NO
o The developer shall submit the following:
N
riU o a (1) information which accurately identifies all users of the
o x 0 infrastructure improvements and maintenance;
o a (2) a proposal which equitably distributes the costs of infrastructure
Vi 421
a improvements and maintenance by user share; and
O
fU (3) a proposal that identifies the appropriate time that
•"' a infrastructure improvements and maintenance charges should be
applied.
✓• x
This information shall be reviewed by the Board of County Commissioners
coo in determining an equitable means of distributing infrastructure costs
`° z among the County at large, direct users, and the developer.
o H
• E6. A municipality's adopted comprehensive plan goals and policies will be
oa
considered when an agricultural business is proposed to be located
co W within an urban growth boundary area.
aGa
7. A process that allows a lot in the agricultural district to be divided
z
o �ni into two separate lots will be established. The intent of this policy
U a is to:
a A. Enable the property owner who is retiring an opportunity to live
on or sell the existing farm improvements.
r-I B. Enable the property owner to sell off agricultural land that is
m k' nonproductive for one single family dwelling homesite.
C. Enable the property owner to provide a residence for direct
members of the farm family and also for workers employed at the
farm.
Agricultural districts located outside of an urban growth boundary
area or the I-25 mixed-use development corridor are expected to remain
predominantly agricultural. Low density single family residential
development may be permitted but is not encouraged. These rural
homeowners will not have certainty about the future character of the
27
agricultural districts and will be expected to live with those uses
allowed by right and by special review in the agricultural district.
Weld County will not provide public sewer or water service. Weld
County will provide rural services to the agricultural community such
as gravel road maintenance and police protection. However, because of
the limitations placed upon increasing the annual tax levy by the
adoption of Article XIV, Section 14-7 of the Home Rule Charter, the
(NI o rural resident cannot expect urban level services.
NC)
8. All mineral resources are fixed in location. The mineral extraction
nO industry is restricted in its operation to those areas where the
minerals exist. Extraction of mineral resources shall be encouraged as
0 3 long as the mining plan preserves or minimizes the removal of prime
o a farm land. In addition, the future use of the mined area as identified
vt
a in mining reclamation plans must consider the Comprehensive Plan's
V Agricultural Goals and Policies.
u~ia Mining and drilling applications must include information that
.. w
'-'H addresses the occurrence of any adverse impacts on the agricultural
x
industry and the environment. The application must provide detailed
r
0D V traffic information about ingress to and egress from the subject site,
H the haul routes, type and weight of vehicles, and frequency of traffic.
~ E The land-use application materials shall demonstrate to the
om
a
satisfaction of the Board of Commissioners that adequate provisions
No
co w have been taken to mitigate any impacts created by the proposed
cw
oz operation. Mining and drilling applications shall also be reviewed in
CV St
accordance with the transportation goals and policies.
W A municipality's adopted comprehensive plan goals and policies
will be considered when the mineral extraction site is determined to be
located within a municipality's urban growth boundary area.
M
'" '" 9. The County will develop and maintain procedures and guidelines for
mw
disposal sites that are operated as a commercial enterprise. This
includes, but is not limited to, the disposal of solid, liquid, and
wastewater in agricultural zone districts.
A disposal site's plan should address preserving or minimizing the
removal of prime agricultural land. In addition, any future
reclamation plans must consider the Comprehensive Plan's Agricultural
Goals and Policies.
28
Access between public roads and the proposed disposal site shall
be granted only after consideration is given to the land uses and
traffic patterns in the area of development and the specific site.
Internal road circulation, off-street parking, acceleration-
deceleration lanes, common access collection points, signalization, and
other traffic improvements shall be required wherever necessary to
mitigate traffic impacts caused by the development.
A municipality's adopted comprehensive plan goals and policies
n] 0 will be considered when the disposal site is determined to be located
NO
within a municipality's urban growth boundary area.
rr O
m0 10. Public facilities and services such as sewer, water, roads, schools,
and fire and police protection must be provided and developed in a
0HW
3 timely, orderly, and efficient manner to support the transition of
mg
agricultural land to urban development. The expansion of public
a facilities and services into predominantly rural agricultural areas,
O
when the expansion conflicts with other existing goals and policies,
rig
will be discouraged. In evaluating a land-use application, Weld County
rig representatives and the applicant will consider the public facilities
and services goals and policies.
co
11. The County will require various methods that encourage soil,
o z
groundwater, and water aquifer conservation practices and protection.
The methods should be consistent with other existing goals and
o cn
policies.
w 12. The County will encourage the location of park and recreation areas in
o Z flood plains, seep areas, geological fault areas, and other
o nonproductive agricultural areas.
o Z 13. As conditions warrant, the County may consider various methods of
transferable development rights. The methods should be consistent with
HI
d' other existing goals and policies.
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W Ri
29
URBAN DEVELOPMENT: INTRODUCTION
Population and economic growth will create a demand for conversion of
land to urban uses and development. The urban development goals and
policies are designed to plan for this anticipated growth by directing urban
uses and development to existing cities and to specific highway locations
which can provide the necessary urban services. The urban development
section addresses the preservation of prime agricultural land by considering
N O its relationship to the entire system of land use and development within the
r-
County and the region. These goals and policies reflect a basic commitment
in O
U to conserving natural and managed resources while directing growth and
a enhancing economic development.
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03
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URBAN GROWTH BOUNDARIES
U
N a Each municipality in the County, together with the urban uses located
w
on its border, is in reality a single community requiring an extensive
• system of urban services. The most efficient method to plan for and provide
r
co u required urban services at the lowest cost to the taxpayer is for urban
1/4r) z
W development to occur in the municipalities, thus avoiding the duplication of
c co services and discouraging the formation of special districts and other
• authorities to provide urban services. Also, municipal governments are
r
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W accountable for most services required to support a developed area, whereas,
co z it may require several special districts, each accountable for a specific
o z
o service, to support the same developed area outside of a municipality.
g An urban growth boundary area is located in close proximity to a
municipality. Within urban-growth boundaries, municipal-type uses and
services are planned, and annexation may occur. Urban growth boundary areas
ti M
r' I-" are shown on the County's adopted future land-use map. The size of the
ww
urban growth boundaries have been set at three (3) miles to conform with
Weld County's policy of referring land-use proposals for review and comment
to any jurisdiction within 3 miles of the proposal. Goals and policies
within the urban growth boundaries are intended to address the development
of land on the border of a municipality. They are also intended to promote
harmonious and mutually beneficial uses of land among the various
jurisdictions in and around Weld County.
A potential for land-use conflict is created when jurisdictional
boundaries become the source of differentiation for land uses. For example,
30
- l
this may occur when the County refers a request for mineral extraction or
livestock confinement to a municipality that has annexed beyond the range of
its capital improvements program schedule and its ability to provide
utilities such as public water and sewer. When a land-use referral is made
to a municipality because of an extended annexation, county representatives
may consider, in part, the type of public utilities and schedule for
placement of the public utilities when reviewing the land-use proposal.
Urban service infrastructure expenditures represent an important
NO
r U investment in the future growth of the region and a commitment to the
too quality of life in our municipalities. Adequacy, efficiency, and economy of
MU
road construction, road maintenance, water supply systems, sewage disposal,
3 storm drainage, and facilities for schools, fire, and police protection are
c
c a fundamental concerns in evaluating uses within urban growth boundary areas.
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31
Y
WELD COUNTY 1111S1URBAN GROWTH BOUNDARY
MAP
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COUNTY PLANNING SERENE "'��,
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URBAN GROWTH swHowIES rot 85
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32
URBAN GROWTH BOUNDARY GOALS
1. Concentrate urban development in or adjacent to existing
municipalities.
2. Maintain land-use regulations in the urban growth boundary areas
that allow the County and municipalities to coordinate plans,
policies, and standards relating to land use, zoning regulations,
el o street and highway construction, public infrastructure systems,
r-
and other closely related matters affecting the orderly
mUriU development within urban growth boundary areas.
ca a 3. Maintain urban growth boundary areas that provide an official
O definition between future urban and agricultural land uses.
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URBAN GROWTH BOUNDARY POLICIES
Ia
1. Land-use development proposals within an urban growth boundary
x
shall be encouraged so long as they conform to the desires of the
✓ a
coo municipality as expressed in its comprehensive plan or by its
o H land-use decision making body and if the municipality has agreed
Ca VI to provide services.
2. The County may consider approving a proposal for urban development
rp
co W within urban growth boundary areas if all of the following
✓ W
CO z criteria are met.
oz
N A. One of the following has occurred:
U !z
W
a (1) the adjacent municipality does not consent to annex
o
a4Ln the property for development purposes (as evidenced
'"' through prezoning discussions, development
W
agreements, etc.) ; or
(2) annexation is not possible under the provisions of
state law, but it is determined by the County that
development of the site does not constitute
leapfrog or noncontiguous development.
B. The County finds, in its review of the land-use application
materials, that the public facility and service impacts
created by the development or the proposed zone district are
compatible with the comprehensive plan transportation and
public facility and service goals and policies.
33
C. The proposed use is determined to be consistent with the
adopted comprehensive plan of the county. A municipality's
adopted comprehensive plan goals and policies or the
recommendation of the land-use decision making body will be
considered when reviewing development proposals within an
urban growth boundary area.
D. The land-use applicant has demonstrated, to the satisfaction
of the Board of Commissioners, that maximum efficiency and
n: O economy has occurred in providing the needed public services
rU
and facilities to the proposed development or district. The
m O
m u application must include data and analyses that project the
a direct and indirect current public impacts, public costs,
• 3 potential revenue, and other impacts on the County's tax
o a
u} W base.
If it is determined that public facility or service
O
W improvements or maintenance are required by a development,
rix
the developer will be required to pay for the costs of the
.. w
z public facility and service improvements and maintenance.
The methodology for compensation shall be determined during
N
co c.) the land-use application review process.
1 H
O H
�W
o 0 The developer shall submit the following:
oo
w
(1) information which accurately identifies all users of the
O 2 infrastructure improvements and maintenance;
o (2) a proposal which equitably distributes the costs of
W g infrastructure improvements and maintenance by user share;
and
,-a m
u' (3) a proposal that identifies the appropriate time that
M
� r-I
infrastructure improvements and maintenance charges should be
saw
applied.
This information shall be reviewed by the Board of
County Commissioners in determining an equitable means of
distributing infrastructure costs among the County at large,
direct users, and the developers.
E. The land-use applicant has demonstrated, to the satisfaction
of the Board of Commissioners, that the use proposed within
the urban growth boundary will be compatible with other
urban-type uses.
34
UNINCORPORATED COMMUNITIES
Weld County's rural areas contain a number of small unincorporated
residential communities that are surrounded by agricultural districts and
agricultural uses. These communities provide housing for those employed in
agricultural and other industries. The communities also serve as small
commercial centers to the surrounding farm areas.cv• U With few exceptions, these settlements have had little or no growth
since their foundings. Substantial population growth is not anticipated in
00
a4
these communities due to the lack of community water and/or sewer facilities
W and because of their remote locations. These settlements will probably
o
o continue to function as small rural centers serving the needs of the
oa
in-W surrounding rural population.
0
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UNINCORPORATED COMMUNITY GOALS
ti
✓ a 1. Assure proper location and operation of compatible land uses by
co
maintaining land-use regulations within unincorporated
2
O H
communities.
E
o a 2. Maintain the rural character of these settlements.
a 3. Accommodate new development primarily through infill of existing
cow
-4. vacant platted lots.
M
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oZ
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UNINCORPORATED COMMUNITY POLICIES
a
o
Hi M 1. Expansion of existing unincorporated communities shall be based on
k. the following criteria:
A. Urban growth boundary goals and policies shall apply in
reviewing land-use applications which are adjacent to or
propose to expand existing unincorporated communities.
B. Additionally, any goals and policies adopted for a
particular type of development will also be used for
review and evaluation. For example, the planned unit
development goals and policies would also apply when
reviewing a planned unit development application
adjacent to an unincorporated community.
35
INDUSTRIAL DEVELOPMENT
Industrial development is typically oriented to transportation
facilities and is located where traffic, noise, air and visual pollution
conflicts with residential, commercial, and agricultural uses are minimal.
It is the County's intent to accommodate industrial development proposals in
accordance with the urban growth boundary and I-25 mixed-use development and
activity center goals and policies. Land zoned for industrial use is found
c� O in almost every municipality in the County. This dispersed pattern allows
[� U
for local job opportunities.
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0 INDUSTRIAL GOALS
oIX
tr>w
0 1. Expand and diversify the industrial economic base.
2. Accommodate new industrial development within planned industrial
ria
areas.
.. w
3. Insure that adequate public services and facilities are available
Wto serve the industrial development or district.
Na
coo 4. Promote efficient and cost-effective delivery of public facilities
o H and services to industrial development and districts.
-w
F' 5. Promote industrial development that is appropriately located in
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relation to surrounding land uses, and that meets necessary
ND
c w environmental standards.
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N
U a INDUSTRIAL POLICIES
w
VD 1. An application for industrial development within a municipality's
N M
"-I urban growth boundary area shall be reviewed in accordance to the
ww
urban growth boundary and industrial goals and policies.
2. An application for industrial development within or adjoining an
unincorporated community shall be reviewed in accordance with the
unincorporated community and industrial goals and policies.
3. An application for industrial development within an area
designated for agricultural use and located outside of an area
reserved for urban type development as shown on the County's
future land-use map, shall be reviewed in accordance with the
agricultural and industrial goals and policies.
36
4. Proposed industrial development or expansion of existing
industrial uses shall meet federal, state, and local environmental
standards. In addition, the criteria for evaluation shall
include, but not be limited to, the effect the industry would have
on:
A. The natural environment, including air and water
quality, natural drainage ways, and soil properties and
other physical characteristics of the land including
NO
N0 topography.
0
040 B. The compatibility with surrounding land-use in terms of:
general use, building height, scale, density, traffic,
Wdust, and noise.
03
C. The access between public roads and the proposed
o W
°}W industrial development or district. The land-use
Oapplicant will demonstrate to the satisfaction of the
U
ti a Board of Commissioners, that the street or highway
- facilities providing access to the property are adequate
ti
in size and quality to meet the requirements of the
U proposed district or development. Internal road
co
ko z circulation, off-street parking, acceleration lanes,
H
W de-celeration lanes, common access collection points,
ti E
asignalization, and other traffic improvements shall be
required wherever necessary to mitigate traffic impacts
co• Wtr
caused by the development. Applications for industrial
co N Z development shall also be reviewed in accordance to the
Transportation Goals and policies.
W 5. Visual and sound barrier landscaping shall be required to screen open
r N storage areas from residential uses or public roads.
V' VD
m
4 W
37
COMMERCIAL DEVELOPMENT
The urban growth boundaries and the I-25 mixed use development corridor
are the areas intended to accommodate commercial development. Commercial
development will occur in the urban growth boundary as a result of municipal
growth and the utilities, public facilities, and services planned in the
future. The I-25 mixed use development area has also been the focus of
N O capital improvements and services, primarily through the creation of special
NO
o districts.
rn U c
0
a
o COMMERCIAL GOALS
0
oa
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a 1. Expand and diversify the commercial economic base.
0
2. Provide for the compatibility of commercial land uses with
a surrounding land uses.
r-1 3. Insure that adequate public services and facilities are available
to serve the commercial development or district.
a) U 4. Promote efficient and cost-effective delivery of public facilities
o H and services to commercial development or districts.
o N
w
rp
0o W COMMERCIAL POLICIES
c W
M
o
noz
i � 1. Applications for commercial development within a municipality's
C.) C4 urban growth boundary area shall be reviewed in accordance with
the urban growth boundary and commercial goals and policies.
V' lei 2. Applications for commercial development within or adjoining
(-ire)
unincorporated communities shall be reviewed in accordance with
044 the unincorporated community and commercial goals and policies.
3. Applications for commercial development within an area designated
for agricultural use shall be reviewed in accordance with the
agricultural and commercial goals and policies.
4. New commercial development should demonstrate compatibility with
existing surrounding land-use in terms of: general use, building
height, scale, density, traffic, dust, and noise.
5. Neighborhood commercial uses will be allowed in residential areas.
These commercial uses will consist only of neighborhood oriented
businesses. Commercial uses that service a greater area than the
38
neighborhood and create undesirable impacts, such as increased
vehicular traffic, are nut considered appropriate in residential
neighborhoods.
6. The land-use applicant will demonstrate, to the satisfaction of
the Board of Commissioners, that the street or highway facilities
providing access to the property are adequate in width, classifi-
cation, and structural capacity to meet the requirements of the
proposed district or development. Access between public roads and
r U the proposed commercial development or district shall be granted
c O only after consideration is given to the land uses and traffic
-440
patterns in the area of development and the specific site.
L1
O W . Internal road circulation, off-street parking, acceleration and
o Z
• deceleration lanes, common access collection points, signaliza-
o a
v}q Lion, and traffic improvements shall be required wherever
Unecessary to mitigate traffic impacts caused by the development.
a Applications for commercial development shall also be reviewed in
w accordance to the transportation goals and policies.
ri
x 7. Commercial developments shall be designed in a manner which
r a minimizes pedestrian/vehicle conflicts.
co U
w z
8. Visual and sound barrier landscaping shall be required to screen
"•-•
w open storage areas from residential uses or public roads.
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39
RESIDENTIAL DEVELOPMENT
The urban growth boundaries and the 1-25 mixed use development
area are intended to accommodate residential development. The zoning
ordinance identifies low, medium, and high density residential uses.
The three designations recognize differences among residential
ro O environment. The intent is to establish residential areas which
o U reflect particular life style choices, including dwelling unit type,
a o density, environmental setting, and convenience levels.
Supporting utilities, systems, public services and facilities are
na
00 essential to any residential development. Recognition of this has led
o the public sector to require that residential development be
to- 41
accompanied by provisions for adequate facilities and services. The
0 fiscal constraints upon Weld County government will not permit
indiscriminate development with no regard for how such services and
.. w
facilities will be provided.
ex
r-
co U
Z RESIDENTIAL GOALS
a
o co
1. Promote the development of affordable, quality housing for all
w W Weld County residents.
vGa
z 2. Insure that adequate public services and facilities are available
N < to serve the residential development or district.
o a 3. Promote efficient and cost-effective delivery of public facilities
and services to residential development or districts.
ti in
tO
H M
ro w RESIDENTIAL POLICIES
1. An application for residential development within a municipality's
urban growth boundary area shall be reviewed in accordance with
the urban growth boundary and residential goals and policies.
2. An application for residential development within or adjoining an
unincorporated community shall be reviewed in accordance to the
unincorporated community and residential goals and policies.
3. A residential development proposal located in an area designated
for agricultural use shall be reviewed in accordance with the
agricultural and residential goals and policies.
40
4. Weld County shall encourage a compact form of urban development by
directing residential growth to urban growth boundary areas and to
those areas where urban services are already available before
committing alternate areas to residential use.
5. New residential development should demonstrate compatibility with
existing surrounding land-use in terms of: general use, building
NO n U height, scale, density, traffic, dust, and noise.
6. The land-use applicant will demonstrate, to the satisfaction of
Vo
n* u the Board of Commissioners, that the street or highway facilities
aproviding access to the property are adequate in width, classifi-
oW
o S cation, and structural capacity to meet the requirements of the
• wproposed district or development. Access between public roads and
the proposed residential development or district shall be granted
only after consideration is given to the land uses and traffic
N a patterns in the area of development and the specific site.
.. w
H X Internal road circulation, off-street parking, acceleration and
deceleration lanes, common access collection points, signalize-
Na
tion, and traffic improvements shall be required wherever
• Wnecessary to mitigate traffic impacts caused by the development.
o w Applications for residential development shall also be reviewed in
accordance to the transportation goals and policies.
Nco
vi w w 7. Conservation of natural site features, such as topography,
co z vegetation, and water courses should be considered in the project
o z
cv a design.
OW
8. Opportunities for multiple-family and mobile home developments
rig shall be provided to encourage lower-cost renter and owner
v occupied housing.
M
� '" 9. Low-cost housing developments should be located within a
mw
reasonable walking distance to shopping, schools, and parks, or
have access to public transportation.
10. Low-cost housing developments for senior citizens should locate
within a reasonable distance of community centers, parks, and
shopping areas, or where transportation services can be provided
to enable access to these activity areas.
11. Low-cost housing developments should not be located in undesirable
places such as near railroad lines, heavy industrial uses, or
other potential nuisance areas unless design factors are included
to buffer the development from incompatible uses.
41
PLANNED UNIT DEVELOPMENT
The Planned Unit Development (PUD) is intended as an alternative means
for development by allowing a departure from the standard land-use
regulations when development is planned as a unified and integrated whole.
The PUD is not intended to be used to circumvent or distort the goals,
policies, or requirements of the Weld County Comprehensive Plan, Zoning
Ordinance, or Subdivision Regulations. The objective of the PUD is to
NO
r C) encourage flexibility and variety in development. Planned unit developments
r- p can benefit Weld citizens by promoting more efficient use of land, greater
vo
provision of open-space, and improved aesthetics.
a
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0
• PLANNED UNIT DEVELOPMENT GOALS
yr w
O
U 1. Maintain land-use regulations that allow county officials to
ri a review development proposals which combine uses by right in two or
•• ‘a more zone districts, or which in some manner qualify as a planned
H▪ z unit development according to the definition in the Weld County
N U Zoning Ordinance.
co
ko 2 2. Encourage creative approaches to land development which will
▪ w result in environments of distinctive identity and character.
HE
Cl)
• 3. Insure that adequate public services and facilities are available
r to serve the PUD development or district.
o
•°' t' 4. Promote efficient and cost-effective delivery of public facilities
N Z and services to the P.U.D. or district.
0
PLANNED UNIT DEVELOPMENT POLICIES
N
coo
el el 1. An application for a planned unit development within a
ei
al 44 municipality's urban growth boundary area shall be reviewed in
accordance with the urban growth boundary and planned unit
development goals and policies.
2. An application for a planned unit development within or adjoining
an unincorporated community shall be reviewed in accordance with
the unincorporated community and planned unit development goals
and policies.
3. An application for a planned unit development in areas designated
for agricultural use shall be reviewed according with the
agricultural and planned unit development goals and policies.
42
4. A proposed planned unit development or expansion of an existing
planned unit development shall be subject to the following
provisions or others adopted by the Board of County Commissioners:
A. The design of a PUD shall insure compatibility and
harmony with existing and planned uses on adjacent
properties and within the PUD. Design elements to be
considered include, but are not limited to: general use,
r U scale, density, architecture, distance between
m0
buildings, building setbacks, building height, street
vt U design, traffic impacts, off-street parking, open-space,
A privacy, screening, and landscaping.
0 3 B. A planned unit development which includes a residential
o
A use shall provide common open-space free of buildings,
Ostreets, driveways or parking areas. The common
U
open-space shall be designed and located to be easily
'2 w accessible to all the residents of the project and
r1 X usable for open-space and recreation. Some planned unit
r- developments developments may not require common open-space depending
co
on their type, style, and density.
koz
H C. The developer shall provide for perpetual maintenance of
ti
o a all commonly shared land and facilities. Weld County
✓ A shall not bear the expense or responsibility of
CO ill
`rtz+ maintenance for any commonly shared land or facilities
o Z within the planned unit development.
N
o D. Conservation of natural site features, such as
topography, vegetation, and water courses shall be
considered in the project design.
HI 03
ten E. All new development shall comply with the Transportation
w w Section of this plan. Access to properties shall
preserve the existing or future function of roads and
highways affected by the proposed development. All
development circulation systems shall be designed so
that it does not disrupt highway travel. Traffic to be
generated by the proposed development must conform to
the recommendations of the Weld County Engineering
Department and the Colorado Division of Highways.
Dedication and improvement of roads and frontage roads
may be required as a condition of development.
43
THE I-25 MIXED-USE DEVELOPMENT AREA (I-25 M.U.D) and ACTIVITY CENTERS
The presence of an interstate and state highway system and the external
growth pressures from the Longmont Metropolitan Area have created an
interest in land speculation, development, and population growth in the I-25
M.U.D. area. Interest in the area has already led to the creation of
facilities and utilities which attract development. The infrastructure in
the area exists at varying stages of development, service capacity, and
NO
N O efficiency.
0
rn p The I-25 area provides a unique and challenging opportunity for the
TrU
A establishment of an on-going planning process in an area which has yet to
e W experience significant growth and development. This district is intended to
O 3
o be an area which will accommodate most of the development which may occur as
` q a result of the planned infrastructure and services existing and developing
U• in the area. The district allows residential, commercial, industrial, and
,-4c4 institutional uses to occur after they have been reviewed and approved
ut
.. 0 according to the planned unit development (PUD) application process. The
i a PUD process is an approach which promotes freedom, flexibility, and
NI-1 creativity. The increased flexibility allows the landowner to work with
cot)
w z site constraints and land-use compatibility problems with abutting
H
W properties.
0 a Development in the I-25 M.U.D. area will require an extensive system of
co▪ W services and facilities in order to maintain a quality working and living
▪ ex,en environment. It will also require careful consideration of surrounding land
coz
N Z uses and affected municipal and county comprehensive plans in order to
promote desirable land uses while protecting natural areas, agricultural
• W
Wx lands, and water quality.
• rn The lack of an adequate unitary sewer sanitation system has restrained
H M development in the area. The individual sewer systems presently operating
,i
m p in the area are not available for purposes of expansion and have a poor
record of performance according to the Colorado Department of Health. In
addition, there are numerous septic tank and leach field systems
contributing to the ground water degradation and pollution due to the high
water table in the area. The central water and sewer collection systems
will have a major influence on the future land uses within the area.
44
The infrastructure providers are:
- Domestic Water: Left Hand Water Supply Company, Little Thompson Valley
Water District, Longs Peak Water Association, and Central Weld County
Water District;
- Sanitation: The St. Vrain Sanitation District;
- Gas: Public Service Company of Colorado;
O - Telephone: Mountain Bell;
o - Electric: Union Rural Electric Association;
c: O
School: St. Vrain (RE-1J) ;
a - Police: Weld County Sheriff's Department;
p - Fire: Longmont Rural Fire Protection District;
c) % - Ambulance: Tri-Town and Longmont; and
yr W
a Highways and Roads: Colorado Department of Highways and Weld County.
O
U
W
The general core area of the I-25 M.U.D. area is considered to be in
.. w
the vicinity of the intersection of I-25 and Colorado Highway 119. This
location is near the St. Vrain Creek and includes the existing development
r .a
m O at the Del Camino Area.
o H The boundaries of the I-25 M.U.D. Area are identified on page 46. In
H addition to the I-25 M.U.D. area boundaries, this map establishes a general
om
outline as to how various acres can be expected to be developed.
coww The activity centers for mixed-use development are identified on the
co z map shown on page 47. An activity center is a major concentration of
o z
N rj development that requires good road access and high visibility. Activity
U a centers are located within a one-quarter (1/4) mile radius of Colorado
a highway interchanges along I-25 in Weld County.
ar
rim
CO G.
45
I-25 M:_ .ED USE DEVELOPMEK .m AREA
CONCEPTUAL LAND USE PLAN
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ti M CONCEPTUAL LAND USE PLAN
i ,y St.Vrain Sanitation District and Environs WCR 22
r .t
Weld County,Colorado
ED W LAND USE ACTIVITY
ED Low Density Residential I
rza Madam Density Residential
I Hip'Density Residential - I n FriO Mobile Ronan
ini Commercial Northini _
I a !Officere n.. ���
Qlnmwrlel
Pr'Race Track
Open Spepe
BR St.Vrain Sanitation
District Boundary
46
I-2 MIXED-USE DEVELth dIENT
AREA AND ACTIVITY CENTERS
Hwy 60
II JOHNSfOW. — -.,-'3'40.4 �/ 11�lilla ':-,116
HWY 60 ae ,..15•
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• ACTIVITY CENTERS MILLIKEN /
O HWY 56 HI #ir 5 HWY 256 / +
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I-25 60
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WELD COUNTY DEPARTMENT
47 Of PLANNING SERVICE.
WCCH IC.C
I-25 M.U.D. AREA and ACTIVITY CENTERS GOALS
1. To plan and to manage growth within the 1-25 mixed use development area
and activity centers so as to balance relevant fiscal, environmental,
aesthetic, and economic components of the area.
2. To assure a well-integrated, balanced, transportation system which
meets the public need with maximum efficiency, comfort, safety, and
economy.
c- 0
r U 3. To provide efficient and cost-effective delivery of adequate public
m0 facilities and services which assure the health, safety, and general
,n 0
ca welfare of the present and future residents of Weld County and the
a
o w area.
o
o a 4. To maintain and improve the existing natural state of environmental
yr ill
q resources.
U5. To promote governmental cooperation in order to avoid duplication of
r-1 C4 services and to provide economies of scale.
6. To assure that new development occurs in such a manner as to maintain
a an attractive working and living environment.
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1-25 M.U.D. AREA and ACTIVITY CENTERS POLICIES
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1. An I-25 mixed use development area (I-25 M.U.D.) and activity centers
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shall be established and delineated on the Weld County Future Land-Use
00z
N 4 Map.
2. All proposals for commercial, industrial, and residential development
W
within the I-25 M.U.D. and activity center overlay district shall use
ri the planned unit development (P.U.D.) application process. The P.U.D.
yr
r" process will allow the developer flexibility and variety needed to
M W offer a range of products, services, and uses. It will also give the
developer an opportunity to explain the development plans to
surrounding land owners and the County so that important information
about land use compatibility and about any services, facilities, or
utilities needed to serve the proposal are discussed and determined
adequate.
3. New development shall avoid adverse impacts to surface and ground water
quality and should implement techniques to conserve such resources.
All P.U.D's within the M.U.D. area shall use the sanitary sewage
disposal facilities provided by the St. Vrain Sanitation District. All
48
P.U.D. water supply systems shall be provided by a rural water
district, company, association, or municipality.
4. All P.U.D's that include residential development shall not exceed the
following maximum density factors listed in the table below:
Density Factors (Maximum)
R-1 (Low Density Residential) 3 dwelling units per acre
N O R-2 (Duplex Residential) . . . 6 dwelling units per acre
NO
R-3 (Medium Density Residential) 8 dwelling units per acre
N R-4 (High Density Residential) . 15 dwelling units per acre
R-5 (Mobile Home Park and Subdivision) . . .8 dwelling units per acre
o W
o
o a 5. New development shall demonstrate compatibility with existing
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a surrounding land use in terms of: general use, building height, scale,
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density, traffic, dust, and noise.
via 6. New developments shall be encouraged to use innovative siting and
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design techniques to enhance prime visual features such as the Front
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WRange, the St. Vrain River, and other natural drainage ways.
o U 7. New commercial development shall be characterized by quality
1/44, Z
architectural design. Design features shall include: landscaping
-W
r E plans for the entire development, efficient on-site traffic circulation
plans with a minimal number of access points to state and county roads,
r-
m w low profile advertising signs, and sensitive facade treatment.
▪ W
03 2 8. New industrial development should be designed to compliment the natural
N < environment and exhibit a "campus-like" atmosphere.
U a 9. Landscaping requirements shall be determined for the perimeter of the
w
x development by reviewing the intensity of the proposed land-use
c development and comparing it to the surrounding land-uses. For
M
example, denser planting shall be required between a residential use
w and an industrial use than between a residential and small office use.
In the case of extreme disparity between adjacent land-uses, structured
buffer yards including distance, walls, or berms may be required.
9. The clustering concept of residential units should be encouraged to
reduce development and maintenance costs, preserve natural features,
and maximize open space.
10. New junkyards, salvage yards, landfills, and uses with open storage
areas shall be encouraged to locate in areas where they can be visually
screened and can conform to health and safety regulations. Existing
49
salvage yards and uses with open storage areas are encouraged to
visually screen or to relocate to more compatible areas. The intent is
to locate uses with an unattractive appearance and the potential to
create adverse land use impacts to areas where they will not be a
negative inducement for additional high quality development.
11. New developments, including major public utility facilities, shall
mitigate adverse visual impacts caused by outside storage, building
NO
scale, disturbed native vegetation, and other such activities by
'n o screening and/or buffering.
,n U
Ca 12. Advertising signs shall be compatible with the surrounding environment.
Signs shall have a low profile, and be shared when possible.
a 13. Existing County and State sign regulations shall be strictly enforced
within the I-25 planning area, particularly off-premise signs along
O interstate and state highways.
U
W 14. All new development shall comply with the public facilities and service
section of this plan. New development that results in excessive public
cost while producing insufficient public revenues shall be discouraged
r- a unless such development provides adequate guarantees that public
co
v) 2 facilities and services are effectively installed, operated, and
H
W maintained.
O a 15. If it is determined that public facility or service improvements or
co W maintenance are required for or caused by the development, the
M w developer will be required to pay for the cost of the public facility
N Z and service improvement and maintenance. The methodology for
• a compensation shall be determined during the land-use application review
process.
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C▪ r) The developer shall submit the following:
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1a. (1) information which accurately identifies all users of the
infrastructure improvements and maintenance;
(2) a proposal which equitably distributes the costs of infrastructure
improvements and maintenance by user share; and
(3) a proposal that identifies the appropriate time that
infrastructure improvements and maintenance charges should be
applied.
This information will be reviewed by the Board of County
Commissioners in determining an equitable means of distributing
infrastructure costs among the county at large, direct users, and the
developer.
50
16. All new development shall comply with the Transportation Section of
this plan. Access to properties shall preserve the existing and future
function of roads and highways affected by the proposed development.
All development circulation systems shall be designed so that they do
not disrupt highway travel. Traffic to be generated by the proposed
development must conform to the recommendations of the Weld County
Engineering Department and the Colorado Division of Highways.
N O Dedication and improvement of roads and frontage roads may be required
o U as a condition of development.
1/4o 0
C.) 17. All new development shall comply with the mineral resource section of
this plan. This includes locations determined to contain commercial
a
0 3 mineral deposits and mineral extraction operations and reclamation
•
x plans.
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18. Development shall be restricted or required to mitigate adverse effects
in areas characterized by flood plains and geologic hazards.
19. New development should preserve identified aquifer recharge areas.
Where feasible, drainageways should be maintained in their natural
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G4 state to ensure optimal re-charge.
r
0o U 20. New development shall minimize impacts to air quality.
o H 21. Fugitive dust shall be controlled by practices acceptable to the
ei H responsible government agency.
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22. Natural vegetation should be retained on-site to the greatest degree
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a w possible.
m z 23. Disturbed areas shall be revegetated immediately following
cp
N et construction. In order to minimize wind and soil erosion, temporary
U a stabilization measures shall be established on all such areas.
a24. New developments should be encouraged to select native species for
• N revegetation.
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25. State Park and Recreation areas shall not be altered by new
w [24 development.
26. The coordination of other municipal, county, regional, and state growth
policies and programs which include this area shall be evaluated in
order to minimize discrepancies, promote a better understanding of
growth dynamics in the area, avoid duplication of services and to
provide economies of scale.
27. As conditions warrant, the county should complete a formal "Planning
Area Profile". The profile should include: Public facilities and
51
services data, socioeconomic data, natural environmental resources, and
visual and cultural resources. The purpose of this information would be to
provide the user of this plan with existing conditions, opportunities, and
constraints within the I-25 planning area. In addition, the information
could also be used to update goals, policies, and programs in the future.
NO
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52
PUBLIC FACILITIES AND SERVICES
The effective and efficient delivery of adequate public services is one
of the primary purposes and benefits of effective land-use planning. Since
the adoption of the home rule charter, rising county expenditures have
created substantial public interest in how to cut cost and increase
efficiency of providing public services and facilities.
• UPublic services are government services such as police and fire
0
protection, health services and welfare, and educational services and
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N programs. Public facilities are physical structures and infrastructure such
A
W as schools, libraries, roads, maintenance facilities, water distribution
o
O systems, and sewage treatment facilities. Municipal governments, county
4411 governments, special districts, and private companies are capable of
pproviding such services and facilities.
Because of the expense and limited available funding, proper allocation
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.a of public facilities and services is important. Revenue to support public
� x services and facilities in unincorporated Weld County is usually generated
✓ ,.7 by levying property taxes and user fees.
CO C.)
The type, intensity, and location of a land-use proposal are factors
Z
• W that determine the type and level of services and facilities required.
ti H
o a Effective and efficient delivery of services and facilities can be promoted
r z by assessing the needs and impacts of a land-use proposal, along with the
cow at
▪ cy existing and planned capabilities of the service and facility providers
o z that location.
N d,
o One basic objective of Weld County is to plan and coordinate a timely,
apc orderly, and efficient arrangement of public facilities and services to
serve as a framework for rural and urban development. In accomplishing
co
rl el this objective, municipalities are considered to be the principal provider
of services and facilities for urban uses.
as w
Municipalities have the ability to coordinate the provision of adequate
urban facilities and services under powers granted by state statues and the
constitution. The adopted town growth boundary areas are the most logical
areas for urban development to occur. Municipalities are designed to
accommodate concentrations of development and are in a position to plan the
expansion of existing facilities and services as well as to coordinate the
development of new facilities and services.
Alternative facilities and service systems may be used for urban type
development within the 1-25 mixed use development corridor and urban growth
53
boundary areas, with certain restrictions. The alternative facility and
service systems must comply with the standards set forth in the
Comprehensive Plan, Zoning Ordinance, and Subdivision Regulations. Systems
that are proposed to be located within a municipality's urban growth
boundary area may be required to develop in such a manner that they are
compatible with the standards of the municipality most likely to phase
services into the area. They also may be required to meet state regulations
and standards.
CVO In determining service and facility adequacy for a land use proposal,
r-C.)
• O it is the policy of the County to consider any evidence submitted by the
representative of an entity responsible for providing such services or
a facilities. In addition, the following minimum service and facility
0 3 standards must be met in determining if public services and facilities are
co▪ W
urw adequate for residential, commercial, and industrial development.
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no FIRE PROTECTION
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r- a The standards listed below for adequate fire protection shall be considered
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U minimum unless more stringent standards are established by the
1/40 Z
• W representative normally responsible for fire protection, the zoning
o a ordinance, or the subdivision regulations.
r a 1. A rural water system must have sufficient volume each
co r4
• rza day of the year, to control and extinguish any and all
co
o z potential fires at the proposed development site or zone
o district.
W 2. Roads serving the development must have a surface that
a
is sufficient to travel every day of the year for the
M purpose of controlling and extinguishing any and all
potential fires at the proposed development site or zone
w
district.
3. The water supply system serving the proposed development
site or zone district must deliver a minimum of 500
gallons per minute at 20 pounds per square inch residual
pressure for 30 minutes.
4. The initial travel time to arrival at location of fire
or emergency must be less than 15 minutes from the time
a call is received from the dispatch center providing
service.
54
5. Any proposed development or zone district for the
purpose of development must be located within a 5 mile
radius of a rural fire protection station.
6. The entity providing fire protection must have the
ability to respond with a minimum of 2 fire fighters per
pumper.
7. Fire protection must be provided 24 hours a day.
NO
0
o O POLICE PROTECTION
'DU
O
o W The standards listed below for adequate police protection shall be
03
o a considered minimum unless more stringent standards are established by the
arepresentative normally responsible for police protection, the zoning
O ordinance, or the subdivision regulations.
U
1. Police protection shall provide for call response, crime
Lri
suppression, initial and secondary investigation to
apprehend perpetrators through overt and covert means,
w U service of orders of the court, enforcement of
• z applicable County ordinances, and the performance of
w activities necessary to preserve the public peace and
w
o a safety 24 hours a day with trained personnel.
m W 2. Police protection shall provide that the initial travel
w time to arrival at location of an emergency be normally
co z
a 4 less than 18 minutes and 30 seconds from the time a call
0
?H is received from the dispatch center.
a £ 3. Police protection shall include routine patrol of
r, o residential, business, and industrial areas.
▪ CO
n 4. Police protection shall include enforcement of local and
w state criminal and traffic codes by means of warnings,
citation, or arrest.
5. In the event a law enforcement authority is proposed, it
must be formed according to state statues and should
make provisions to meet the minimum standards listed
above for police protection.
55
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,'; COUNTY ROAD SYSTEM
CD C:4
The chart listed below establishes minimum standards for new or rebuilt County roads. These standards shall be
G] considered minimum unless more stringent standards are established by the Board of Commissioners, the Zoning
IZ Ordinance, or the Subdivision Regulations.
0
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W
ran
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,. ta Classification Average Daily Pavement Number Lane Shoulder Right Additional
r-1 Traffic Counts Type of Width Width of Requirements
,y Lanes Way
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Local 0 - 60 Gravel 2 10' 3' 60'
OD U OD U Local 61 - 200 Gravel 2 11' 4' 60' Potential
Dust
VD 2 Abatement
OH Program
".,14r-i E Collector 201 - 650 Paved 2 12' 4' 80'
ocn 1:4
Arterial 651 - 1,250 Paved 2 12' 4' 100'
Wr- O Arterial Over 1,250 Determined on an individual project basis
COCA
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N 4 Weld County generally follows the published policies and standards set forth in the Colorado Division of
CD Highways Roadway Design Manual and the American Association of State Highway and Transportation Official's
U CC published policies on Geometric Design of Rural and Urban Highways for new construction.
TABLE 6
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It) 44
56
The following services and facilities must be determined adequate and
in accordance with the requirements set forth in the Comprehensive Plan,
Zoning Ordinance, and Subdivision Regulations prior to the zoning of a
parcel for development or the development of an industrial, commercial,
residential, or planned unit development subdivision:
(1) availability of an adequate water system;
(2) availability of an adequate sewer system;
NO
(3) availability of an adequate transportation system;
0
N 0 (4) availability of adequate fire protection;
oO
O (5) availability of adequate police protection;
o w (6) availability of adequate school facilities; and
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(7) availability of adequate parks and open space.
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57
PUBLIC FACILITY AND SERVICE GOALS
1. Promote efficient and cost-effective delivery of public facilities and
services.
2. Require adequate facilities and services to assure the health, safety,
and general welfare of the present and future residents of Weld County.
NO
NO
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PUBLIC FACILITY AND SERVICE POLICIES
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a1. Development that requires urban services and facilities shall be
• 3 encouraged to locate within a municipality, urban growth boundary area,
o a; or 1-25 mixed use development area and activity centers.
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aQ4 2. Development will be required to pay its proportional share of the local
O
costs of infrastructure improvements, including ongoing operating and
u a maintenance costs required to service such development.
nuts
3. In evaluating a land-use application, Weld County will consider both
x
its physical and fiscal impact on the local school and fire district.
0 U If it is found that the district involved will, as a result of the
o H proposed development, require additional facilities or incur costs
requiring additional local revenues, the land-use project will be
u)
required to contribute funds to the district for the costs directly
✓ D
co w attributable to the project.
w 2 4. The county will encourage the development of a balanced and
o
c' 4 cost-effective transportation and circulation system by promoting
W g higher density cluster uses in and around existing municipalities and
the I-25 mixed use development area and activity centers. This will
c co help to ensure that maximum efficiency and use are derived from
▪ M
r' investment in existing public facilities.
o G. 5. Regionalization of services and facilities shall be opposed if it will
lead to development that is not compatible with other Weld County
Comprehensive Plan Goals and Policies.
6. Facilities and services proposed within a municipality's urban growth
boundary should be designed for compatibility with the future municipal
infrastructure planned for the area.
58
7. Consolidation of the same facility or service should be encouraged to
avoid duplication of costs and promote efficiency.
8. Any proposal for development or the creation of a zone district for the
purpose of development must not produce an undue burden on existing
facilities and services.
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59
TRANSPORTATION
INTRODUCTION
Weld County's transportation system is a street and highway plan
designed to provide for the safe and efficient movement of people and goods
to and from the County and to insure safe and continuous access to land.
N o The state highway system and the County's road system provide a network
U0 U which functionally integrates into the transportation plans of
to U municipalities within the County.
a The highway and road system in Weld County is managed, in part, by the
0 3 Colorado State Highway Department, Weld County, and the twenty-nine (29)
o rx municipalities in the County. Weld County's road system presently consists
in-W
of five hundred fifteen (515) miles of paved roads and two thousand eight
tai hundred eighteen (2,818) miles of gravel roads. In addition, there are
1p4 currently four hundred eighty-seven (487) miles of state highway system and
• ta
ui
several hundred miles of municipal roads.
Almost every jurisdiction has a process for classifying streets and
oroU highways according to the character of service they are intended to provide.
o rz Basic to this process is the recognition that individual roads and streets
Ewithin a jurisdiction do not serve travel independently iu any major way.
oco
MRather, most travel involves movement through several jurisdictions and
cog through a network of roads. Therefore, in order for travel to move in a
✓ w
2 logical and efficient manner, the jurisdictions should coordinate respective
co
N 4 transportation goals and policies.
g
u a
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x
• Ln ROAD CLASSIFICATIONS
▪ CO
m
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M w Roads within the County are classified according to the functions they
serve with respect to the total highway system. This system includes the
Colorado Department of Highway's rural principal arterial and rural minor
arterial classifications, and the County's road system. The County's road
system includes arterials, collectors, and local roads maintained by the
County. These classifications conform with the Final Report for the
Development of a Pavement Evaluation and Maintenance Management System in
Weld County (1985) . The County's road system generally serves travel of
iutra-county rather than of statewide importance. It constitutes those
60
routes where predominant travel distances are shorter and more moderate
speeds are typical than chose of the Colorado Department of Highways.
An arterial county road is a major road that covers a length of the
County. The average daily traffic is greater than six hundred fifty (650)
vehicles. The number of access points on an arterial should be kept to a
minimum in order to maximize traffic flow and promote safety. Weld County
Road 49, west of Kersey, between Colorado Highway 34 and Interstate 76, is
an example of a County arterial road.
NO A collector in the county road system primarily functions to expedite
o movement in the local area. The average daily traffic on a collector is two
`° o hundred (200) to six hundred forty-nine (649) vehicles. Collectors serve a
,oU
Q dual function between mobility and land access by connecting local roads to
a
0 3 arterials. Access points on collectors should also be kept to a minimum in
o a order to maximize traffic flow and promote safety. Weld County Road 31,
w.41
g
north of Greeley, from Weld County Road 66 to Weld County Road 74, is an
UU example of a collector.
Local county roads are designed for low speed and low traffic volumes.
They provide the first access link between individual properties and the
higher mobility highway system. Local roads carry traffic volumes that are
m U less than two hundred (200) vehicles a day. Weld County Road 35, south of
o H Evans, from Weld County Road 44 to Weld County Road 54, is an example of a
i-s EE local road.
o CO
As mentioned earlier, the highway and road system includes the Colorado
oow Department of Highway's rural principal arterial and rural minor arterial
m z classifications. Those classification characteristics have been paraphrased
o 4 from the National Highway Functional Classifications and Needs Study,
U Manual B (1920-1990) .
The rural principal arterial system consists of a network of routes
'" '° which serve corridor movements of substantial statewide or interstate
go. co
travel. The rural principal arterial system is designed to serve urban
''4 4' areas with a population of 25,000 and greater. This system is divided into
two (2) categories consisting of the interstate system and other principal
arterials. U. S. Highway 85 is an example of a principal arterial, and I-25
is an example of an interstate highway. The provision of service to
abutting land should be subordinate to the provision of travel service to
major traffic movements on this system.
The rural minor arterial road system should, in conjunction with the
principal arterial system, form a rural network to link cities and larger
towns. The rural minor arterial should provide service to corridors with
61
trip lengths and travel density greater than those served by a rural
collector or local system. The minor arterial should be expected to
accommodate high speed travel by restricting access and reducing
interference to through movements.
The Transportation Section is reflective of the urban and rural nature
of Weld County. Standards are established which guide the development of
the transportation system throughout the unincorporated areas of the County.
The Transportation Section correlates with the Agricultural and Urban
r U Development Sections of the Comprehensive Plan. The Transportation Plan Map
r. O on page 66 identifies the existing and future roadway system in the County.
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03
AIR TRANSPORTATION
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UThe Greeley-Weld County Airport is located north of Colorado Highway
a 263 and west of Weld County Road 47. The airport is classified as a general
utility airport serving all elements of general aviation, except scheduled
commuter air service. This airport routinely accommodates over 200,000
r operations (landings and take-offs) a year. This includes privately owned
co
• z light single engine aircraft to corporate jetcraft.
H A master plan for the airport was completed in 1979 and was formally
o
o a adopted by the Weld County Board of Commissioners, the Greeley City Council,
✓ and the Greeley-Weld County Airport Authority in August of 1980. The master
co W
M a plan makes specific recommendations about maintenance, land acquisition,
oZ improvements, and growth estimates.
o Airport site development and operations compatibility between the
aairport and adjacent land-use are important land-use and zoning issues.
Residential developments and other noise sensitive uses have traditionally
.-+ CO caused conflicts with established activities at most airports. Also,
a7 w structures and uses can pose a hazard to aircraft. To avoid this problem an
obstruction and approach zone overlay zone district has been established to
control building height.
The Tri-County Airport is also a general utility airport located in
southwest Weld County, north of Colorado Highway 7 and west of Weld County
Road 3. The Tri-County airport accommodates over 50,000 operations a year
and basically serves light single and twin aircraft in Weld, Boulder, and
Adams Counties.
The majority of small private use airports are simple dirt strips that
serve personal needs. Agricultural spraying and light single engine
62
aircraft used recreationally are typical examples. The location and use of
these small airports are reviewed on an individual basis with land-use
compatibility demonstrated.
RAILROAD
Weld County is served by two class one and one class three railroads.
r U A class one railroad is one with a gross operation revenue of $50 million or
co p more annually from railroad operations. A class three railroad is one that
Lo
grosses less than $20 million in revenues a year.
o
o rj The Burlington Northern (BNRR) operates an east/west mainline through
c)
o• a southeast Weld County connecting Denver with major midwestern markets. This
`h q line averages twenty-five train movements per day through the County. BNRR
Ualso operates an unsignaled, slow speed, twenty-five mile long branch line
,i I between Greeley and Fort Collins with a total train movement of one per day.
t'a The Union Pacific (UPRR) operates a north/south double track mainline
with centralized traffic control between Denver and Cheyenne. This line
r- 4 could, in the future, support a nonstop Greeley/Denver passenger operation
CO U
z averaging an hour each way. The Colorado State Rail Plan indicates that
H
nine trains a day operate on this mainline. The UPRR also operates an
o a east/west line across southeast Weld County with a total of four train
w
movements a day.
Wvi
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The Great Western Railway (GWRR) operates freight service from Loveland
co
CV
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o and Windsor to Johnstown and Milliken, with branches to Welty, Longmont, and
o Eaton. Freight consists of coal, fertilizer, corn products, and other
agricultural products.
y co A potential for conflict exists between railroad lines and other land
co
uses within urban growth boundaries and the I-25 mixed-use development area.
rq
PI k, Municipal type uses and services are planned for both of these areas which
will increase auto and pedestrian traffic, and the number of noise sensitive
uses. Potential conflicts could be avoided by separating crossing points
for trains from other vehicular and pedestrian traffic, and separating noise
sensitive uses by distance or utilizing noise abatement techniques.
At present, the County's role in rail transportation is limited to
land-use considerations through the administration of the zoning ordinance.
The primary regulatory agencies are located at the federal and state levels.
63
TRANSPORTATION GOALS
1. Provide a street and highway system which moves people and goods
in a safe, economical, and efficient manner.
2. Provide for a unified and coordinated county-wide street and
highway system.
3. Establish policies and standards for the regulation of access to
Ustreets and highways from abutting land-uses and intersecting
o, 0
roads.
O 4. Develop the County's planned system of roads and streets in a
manner which is cost effective.
e W
0 3 5. Maximize the compatibility of roads, streets, and highways with
o x
4a O adjacent land-uses.
0 6. Provide a balanced approach to transportation system development
� a giving due consideration to all modes of travel.
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r a TRANSPORTATION POLICIES
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j 1. The County shall review and determine that all road, street, or
� E
o a highway facilities are adequate in width, structural capacity, and
r classification to meet the traffic demands dictated by any
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d' k+ proposed zone district, subdivision, or development.
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o0 2 2. The County will, as a condition of land development, require
Na
a improvement of county roads when dictated by traffic demand and
r
land development patterns.
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3. The County shall maintain a road classification system so that
e4
ti CO county roads are designed and maintained according to their
tir-I
planned function.
4. The County will plan and provide a system of roads and streets
which unify and coordinate with other state, county, city, and
community road systems.
5. The number of access points on collector and arterial roads shall
be kept to a minimum in order to minimize interruption to traffic
flow and to promote safety. Local roads shall be utilized for
access to adjoining property.
6. Private streets in planned unit developments, subdivisions, or
other developments that are privately maintained, shall be
64
developed to county adopted standards and be maintained by the
benefitting property owners and/or developer.
7. The County shall emphasize maintenance and upgrading of existing
roadway facilities over the provision of new facilities in order
to protect its investment. Any new county facilities should be
designed to minimize future maintenance costs.
8. Any subdivision, rezoning, or other development which causes more
N U traffic to access onto a county road shall be required, as a
condition of approval, to dedicate any additional right-of-way
O O
r U necessary to meet county standards.
'a 9. The County shall adopt appropriate provisions to protect public
ow
O 3 airports from incompatible structures and uses. These provisions
o a
shall be consistent with the Federal Aviation Administration
OGuidelines.
U
10. Airports and airstrips shall be located in areas that are safe for
a
w air operations and compatible with surrounding uses in terms of
a general use, noise, dust, traffic, scale, and density.
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The foregoing Ordinance No. 147, on a motion duly made and seconded,
adopted by the following vote on the 5th day of January, A.D. , 1987.
�•'� BOARD OF COUNTY COMMISSIONERS
ATTEST: 1 ICl.c 0„,„,,,,,0172,wita, WELD CO 0 0
Weld Conn% '5 1d = Recorder
cv U and Cle . � v ','," G d a , rman
r 8 s
N o �BY' , f C. Kirby, Pro-T
[a pn oL rk o
Aro o APPROVED AS T Pa ` Gene R. Bran new 'u '
oa
yr W
O C, J cque 1 ne Joh'
U _
r, a County Attorney
Frank Yamaguc J�
x
Wj First Reading: December 10, 1986
co Publication: December 11, 1986
co
� z
o w Second Reading: December 22, 1986
o E" Publication: December 25, 1986
cn
N ] Third Reading: January 5, 1987
0° Publication: January 8, 1987
w
o z EFFECTIVE DATE: January 13, 1987
N /.C
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ag
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01
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mw
67
HEARING CERTIFICATION
DOCKET NO. 86-73
RE: REPEAL OF SUBSTANTIAL PORTIONS OF THE EXISTING WELD COUNTY
COMPREHENSIVE PLAN AND THE ADOPTION OF A NEW WELD COUNTY
COMPREHENSIVE PLAN
A public hearing was conducted on December 10, 1986, at 10:00 A.M. ,
with the following present:
Commissioner Jacqueline Johnson, Chairman
Commissioner Gordon E. Lacy, Pro-Tem - Arrived later
Commissioner Gene Brantner
Commissioner C.W. Kirby
Commissioner Frank Yamaguchi
Also present:
Acting Clerk to the Board, Nary Reiff
Assistant County Attorney, Lee D. Morriosn
Planning Department representative, Rod Allison
Director of Planning Services, Chuck Cunliffe
The following business was transacted:
I hereby certify that pursuant to a notice dated November 17, 1986, and
duly published November 27, 1986, in the Johnstown Breeze, a public
hearing was conducted to consider the proposed Weld County
Comprehensive Plan. Lee Morrison, Assistant County Attorney, made this
matter of record. Chairman Johnson explained the process which has
been followed in the preparation and presentation of this plan. Rod
Allison, Planning Department representative, read the favorable
recommendation of the Planning Commission into the record. Chairman
Johnson explained that this hearing is to receive input regarding the
proposed Comprehensive Plan. Comments were received from Mike
McDonough, representing John McCarty of McCarty Engineering; Carl M.
Edwards; Betty Ann Newby; Dick Wyatt; Wally Grant, representing the St.
Vrain Sanitation District; and Leonard Harms. (Let the record reflect
that Commissioner Lacy arrived during Ms. Newby's comments.) Following
these comments and the ensuing discussion, upon the advice of Mr.
Morrison, Chairman Johnson asked for a motion concerning the proposed
Weld County Comprehensive Plan, which will be known as Ordinance #147.
Commissioner Kirby moved to approve the first reading of Ordinance
#147, the Weld County Comprehensive Plan, and direct the Clerk to the
Board's Office to publish forthwith. The motion was seconded by
Commissioner Yamaguchi. Ordinance #147 was read into the record by
Chuck Cunliffe and Rod Allison. (Tape Change #86-80 & #86-81) No
further public comment was offered. The motion carried unanimously.
This Certification was approved on the 15th day of December, 1986.
APPROVED:
BOARD OF COUNTY ATTEST:11111 2.{ALn. {.,/ WELD COUNTY, COLORADO
SSIONERS
Weld County Clerk and Recorder
and Clerk to the Boar J:cque"Z a .. f. - .n, _airman
( BY:- c))t'Y)tc.k . ,(14)L7( 4_/ J& �lr►., . . .
T puty County Clefk Go 1 ac , o-
Gene R. Brantner
TAPE #86-79, #86-80 & #86-81 ___
C.W. K y ii,
DOCKET #86-73
PL0087 Frank Yamagl'ichi 6/I
861158
HEARING CERTIFICATION
RE: COMPREHENSIVE PLAN DRAFT - PUBLIC MEETING HELD IN FT. LUPTON
A public hearing was conducted on September 30, 1986, at 7:00 P.M. ,
with the following present:
Board of County Commissioners
Commissioner Jacqueline Johnson, Chairman
Commissioner Gordon E. Lacy, Pro-Tem
Commissioner Gene Brantner
Commissioner C.W. Kirby
Commissioner Frank Yamaguchi
Planning Commission Members
Jack Holman, Chairman
Ann Garrison, Pro-Tem - Not Present
Doug Graff - Not Present
Paulette Weaver
Lynn Brown - Not Present
Louis Rademacher
LeAnn Reid
Ivan Gosnell
Lydia Dunbar - Not Present
Also present:
Acting Clerk to the Board, Tommie Antuna
Planning Department representative, Rod Allison
The following business was transacted:
I hereby certify that a public meeting was conducted in Ft. Lupton on
September 30, 1986, to accept public testimony concerning the revised
Comprehensive Plan Draft. Rod Allison, Planning Department
representative, presented the report from the Comprehensive Plan Review
Committee. Mr. Allison explained that a four-member Committee was
appointed to oversee revisions to the County's Comprehensive Plan.
This Committee was composed of Planning Commission members with various
professions and special interests so that diverse opinions could be
generated and planning issues could be debated. He explained the role
of the Department of Planning Services during this process and the four
levels of public input. Mr. Allison said the recommendation of the
Review Committee consists of four major changes from the existing
Comprehensive Plan. These changes include the following sections: 1)
Comprehensive Plan Amendment Procedure; 2) Tax Limitation and How It
Impacts Planning Considerations; 3) The I-25 Mixed-Use Development Area
and Activity Center; and 4) Public Facilities and Services. Following
Mr. Allison's presentation, public testimony was heard. Those coming
forward to make comments were: Wally Grant, representing the St. Vrain
Sanitation District and the Southwest Weld Development Council; Jim
Westervelt; Mary Swank; Dennis Hiatt; and Karen Sekich. At the
conclusion of this hearing, Chairman Johnson expressed the Boards'
appreciation to the audience and announced that the second meeting is
to be held October 2, at 7:00 p.m. in the Centennial Center.
860957
2
Page 2
RE: CERTIFICATION - COMPREHENSIVE PLAN DRAFT (FT. LUPTON)
This Certification was approved on the 6th day of October, 1986.
APPROVED:
\--11 //�� `- BOARD OF COUNTY COMMISSIONERS
ATTEST: 'It l avww ilttv' WELD COUNTY, COLORADO
Weld County Clerk and Recorder
and Clerk to the Boar Ja.quel n Ch,. ..:n
c - :),/cox-necir, 4,..--a)
eputy County Cle GT~'�� acy, ' o-
/
ene R. Brantner,
/
C.W. Kirby
6
Fr
PL0087
860957
HEARING CERTIFICATION
RE: COMPREHENSIVE PLAN DRAFT - PUBLIC MEETING HELD IN CENTENNIAL
CENTER
A public hearing was conducted on October 2 , 1986, at 7:00 P.M. , with
the following present:
Board of County Commissioners
Commissioner Jacqueline Johnson, Chairman
Commissioner Gordon E. Lacy, Pro-Tem
Commissioner Gene Brantner
Commissioner C.W. Kirby
Commissioner Frank Yamaguchi
Planning Commission Members
Jack Holman, Chairman
Ann Garrison, Pro-Tem
Doug Graff - Not Present
Paulette Weaver - Not Present
Lynn Brown - Not Present
Louis Rademacher - Not Present
LeAnn Reid
Ivan Gosnell
Lydia Dunbar - Not Present
Also present:
Acting Clerk to the Board, Tommie Antuna
Planning Department representative, Rod Allison
The following business was transacted:
I hereby certify that a public meeting was conducted in the First Floor
Meeting Room of the Centennial Center on October 2, 1986, to accept
public testimony concerning the revised Comprehensive Plan Draft. Rod
Allison, Planning Department representative, presented the report from
the Comprehensive Plan Review Committee. Mr. Allison explained that a
four-member Committee was appointed to oversee revisions to the
County's Comprehensive Plan. This Committee was composed of Planning
Commission members with various professions and special interests so
that diverse opinions could be generated and planning issues could be
debated. He explained the role of the Department of Planning Services
during this process and the four levels of public input. Mr. Allison
said the recommendation of the Review Committee consists of four major
changes from the existing Comprehensive Plan. These changes include
the following sections: 1) Comprehensive Plan Amendment Procedure; 2)
Tax Limitation and How It Impacts Planning Considerations; 3) The I-25
Mixed-Use Development Area and Activity Center; and 4) Public
Facilities and Services. Following Mr. Allison's presentation, public
testimony was heard. Those coming forward to make comments were: Jim
Boyd; Jim Westervelt, who submitted a petition from landowners who
support I-25 Corridor Development; Brian Miller, Planner with City of
Longmont, who read a letter from the Mayor of Longmont into the record;
Don and Pat Carlson; Wally Grant, representing the St. Vrain Sanitation
District and the Southwest Weld Development Council; and John McCarty,
president of McCarty Engineering, representing various property owners.
At the conclusion of this hearing, Chairman Johnson expressed the
Boards' appreciation to the audience.
860956
.v
Page 2
RE: CERTIFICATION - COMP PLAN DRAFT (CENTENNIAL CENTER)
This Certification was approved on the 6th day of October, 1986.
APPROVED:
BOARD OF COUNTY COMMISSIONERS
ATTEST:.‘171 WELD COUNTY, COL t ' • 10
Weld County Clerk and Recorder • �. , � ��\ 1 -
and Clerk to the Board J cquel J •s• . , Cha an
D uty County Cler t• �t .ra�y� ac , P i•-tee
ne R. rantner
C.W. Kirby
Fran i4W,;�C;;f11ac'`
PL0087
860956
AFFIDAVITOF PUBLICATION
4 1 THE JOHNSTOWN BREEZE
7 STATE OF COLORADO )
) SS
l/` COUNTY OF WELD >
l/ I, Clyde Briggs, do solemnly swear that I
am publisher of The Johnstown Breeze;
that the same is a weekly newspaper
printed, in whole or in part, and published
in the County of Weld, State of Colorado,
and has a general circulation therein; that
said newspaper has been published
continuously and uninterruptedly in said
County of Weld for a period of more than
fifty-two consecutive weeks prior to the
first publication of the annexed legal notice
or advertisement; that said newspaper has
been admitted to the United States mails as
second-class matter under the provisions of
the Act of March 3, 1879, or any
amendments thereof, and that said
newspaper is a weekly newspaper duly
qualified for publishing legal notices and
advertisements within the meaning of the.
laws of the State of Colorado.
That the annexed legal notice or advertise-
ment was published in the regular and
entire issue of every number of said weekly
newspaper for the period of ../... consecu-
tive insertions; and that the first
publication of said notice was in the issue o
said newspaper dated I...., A.D. Iiins,
and that the last publication of said notice
was in the issue of said newspaper dated
, A.D. 19
In witness whereof I have hereunto set
my hamsl ts .20 day of rel
A.D. 191
cf/iiir
Publisher
. Subscribed and sworn to before me, a
Notary Public in and for the County of
tr�•T,Id State of Coloradp
G , this .. day of
}ytyoe:(4- . A.D. 19 cYZ
Notary Public.
My commission expires
aBreeze, Jan. 8, 1987 •
Public Notices
The Subdivision Regulations is also a regulator,/document.This document defines regulations and
minimum standards for subdivision development,including design standards for facilities,utilities,and other
improvements.The subdivision regulations also explain the procedure for submittal of subdivision plans.
The Zoning Ordinance and Subdivision Regulations are intended to Implement the goals and policies of
the Comprehensive Plan.
PRINCIPLE PLAN COMPONENTS
Goals and policies are the two principle components of the Weld County Comprehensive Plan.The goals
are expressed as written statements and represent the direction the Weld County citizens have selected for
the future. The goals were developed and adopted with input from the public,civic organizations,
municipalities,and agencies of the State of Colorado and federal government.The adopted goals of the
comprehensive plan provide public officials and private citizens with criteria for making planning decision.
The Comprehensive Plan policies are expressed as written statements and maps.The written policy
statements are specific guidelines for public and private sector planning decisions.The policy mr
graphically identify existing and future general land-use classifications.The policy statements and in
provide additional background and clarification to the County goal statements.
WELD COUNTY IMO PROCESS
The Weld County planning process is designed to provide.a consistent reviewof individual land use
mattORDINANCE NO. 147 Commission,and The Department
of County are the ard four
of Adj responsible
Weld County planning y groups responsible for making
decisions in Weld County.The Comprehensive Plan,Zoning Ordinance,and Subdivision Regulations are the
REGARDING THE ADOPTION OF AN ORDINANCE ENACTING COMPREHENSIVE REVISIONS TO- essential documents describing the Weld County Planning review and decision making process.These
PORTIONS OF THE WELD COUNTY COMPREHENSIVE PLAN documents araadopted as ordinances In accordance with the Weld County Ordinance Procedure set forth In
Article III,Section 3.14 of the Home Rule Charter.
BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF WELD COUNTY,COLORADO:
The Weld County Department of Planning Services welcomes the opportunity to discuss the planning
WHEREAS,the Board of County Commissioners of Weld County,Colorado,pursuant to Colorado Statute and process with interested persons.Most initial discussions and inquiries about the Weld County Planning
the Weld County Home Rule Charter,is vested with the authority of administering the affairs of Weld County, process,including land-use applications,site plan review procedures,and the zone district classifications
Colorado.and begin with the Department of Planning Services.
WHEREAS,the Board of County Commissioners has the power and authority under the Weld County Home When the Department of Planning Services receives a land-use application,it is processed and reviewed
Rule Charter and Article 20 of Title 30 CRS,to adopt planning goals and policies for the unincorporated for compliance with the appropriate sections of the Comprehensive Plan,Zoning Ordinance,and Subdivision
areas of the County of Weld,and Regulations.The type of land-use application determines the administrative body responsible for review and
decision.For example,a Use by Special Review Application is initially processed by the Department of
WHEREAS,the proposed Comprehensive Plan revisions have been reviewed by a Comprehensive Plan Planning Services.The planning staff prepares a written recommendation for the applicant and presents that
Study Committee and the Weld County Planning Commission,and recommendation to the Weld County Planning Commission in a public meeting.The Weld County Planning
Commission reviews the information presented, evaluates any public testimony and formulates a
WHEREAS,the Board of County Commissioners of Weld County hereby finds and determines that there is a recommendation regarding the land use application.The Planning Commission's recommendation is then
need for a comprehensive revision of the comprehensive plan for the County of Weld and that this forwarded to the Board of County Commissioners.In a public meeting the Board of County Commissioners
Ordinance is for the benefit of the health,safety,and welfare of the people of Weld County. reviews the Planning Commission's recommendation,evaluates any public testimony and makes a decision
regarding the Use by Special Review Application.
NOW THEREFORE BE IT ORDAINED by the Board of County Commissioners of Weld County Colorado that
the Weld County Comprehensive Plan be repealed with the exception of Chapter 3,Section C.through E. This land-use decision-making process is a response to the public's desire to understand and particip •
(pages 66-83),Chapter 4,Section A.,Subsection 3-5,(pages 130 and 1311,and the Mineral Resource Study The Comprehensive Plan,Zoning Ordinance,and Subdivision Regulations enable the public to examine
an
d Extraction Plan and reenacted to read as follows: relationship between general land-use planning goals and specific policies and regulations.The Weld Cr....,
BE IT FURTHER ORDAINED,that an applicant for a landuse who has not yet been heardplanning process combines the interaction of elected officials,appointed administrative officials,and the
effective date of this ordinance before the Planning Commission or,if applicable,the De prior to the support staff of the Department of Planning Services.
pp Department r Planning
SeOrdinan for However
not applicant
the and-use Commission,at i by pending
ding under the terms o this COMPREHENSIVE PLAN AMENDMENT PROCEDURE
Css onet any appii e d to whose Ordinance
application lon that a beforeoption of
the Board of County
Commissioners ons on the rehensi date of this Ordinance will have the option of preceding under the Planning
prior statement is t of co tont land-se g rats d dp licies bathe Con r d to Plhn eo re.tit remnnin an ao css is
commissi n rhif Ccmprbl enhiee Plan pr t f Plann tgatthe application bt re ended tooc the singrthis ,ntinul order
county land-use goals and celidies based current cond bons andrto ui the Planning Process e
commission or,if applicable,the Department of Planning Services,to repeat the review process using this ual in ants r fo prevent obsolescence due tosoci ,changing conditions and m guide decisions toward y
Ordinance. needs and wants of Weld citizens.As changes in the social,physical,or economic conditions of Weld County
occur, it may be necessary to re-evaluate and change the land-use goals and policies.
BE IT FURTHER ORDAINED,if any section,subsection,paragraph,sentence,clause or phrase of this
Comprehensive Plan is for any reason holder decided to be unconstitutional,such decision shall net affect The following procedures have been established to amend the Comprehensive Plan.
the validity of the remaining portions.The Board of County Commissioners hereby declares that it would
have Passed this Comprehensive Flan and each and every section,subsection,paragraph,sentence.clause 1.An overall review and update will be conducted at least every ten years or earlier as directed by the
and phrase thereof irreapeceve of the fact that any one or more section$ subsections, paragraphs, Board of Commissioners.The update should include an evaluation of the entire Comprehensive Plan.The
sentences,causes, or phrases might be declared to be unconstitutional or invalid. procedure involved in the update shall include an opportunity for the general public.Department of Planning
Services,municipal,state,and federal agencies to submit proposed changes and to review and comment on
TABLE OF CONTENTS Page any amendments being considered by the Planning Commission and the Board of County Commissioners.
Statutory Authority
Comprehensive PIT,: Definition 1 2.Individuals may submit a proposal to amend the Comprehensive Plan in accordance with the followlny
Relationship to Other Pia,,:-,.rig Documents 1 procedure:
Principle Plan Componenrs 2 P Weld County ai-ning Process_ 3 A.Comprehensive plan amendment proposals shall be considered annually with a public hearing process
Comprehensive Piun Amendment Procedure 4 beginning in November of each year.
Tax Limitation and How It Impacts Planning Considerations 7
County Population 10 B.The petitioner shall pay for the cost of legal publication of the proposed amendment.
Existing Land-Use 14
Future Land-Use 16 C.A typewritten original and eleven 111)copies of the purposed Comprehensive Plan amendment must be
Agriculture' Introdriction 19 submitted to the Department of Planning Services no later than October 1 of each year to be considered for
Understanding the Agricultural Industry and Its Benefits 20 review and public hearings.The following items shall be submitted as part of the proposed amendment.
Additional Benefits 22 .
Concerns of Farming as en Industry - 23 (1) a statement describing why the comprehensive plan is in need o. revision
Ag ncultural Goals 25 ,-
Agr,nultura Policies 26 (21 a statement describing how the proposed amendment will be consistent with existing and future goals,
Urban Development: Introduction 30 policies,and needs of the County;and
Urban Growth Boundaries 30
UGB Goals 33 (3)a statement describing how the proposed amendment will not place a burden upon existing or planned
UGB Policies 33 service capabilities.
Unincorporated Communities 35 •
Unincorporated Community Goals 35 D.The Department of Planning Services shall upon submission of a request to amend the Comprehensive
Unincorporated Community Policies 35 Plan:
(1)ensure that all application submittal requirements are met prior to initiating any official action,
Industrial Development
Industrial Development Goals 36 (2)seta Planning Commission hearing date;
Industrial Develo
pmenf Policies 36
0 3)arrange for legal notice of said hearing to be published one time in the newspaper designated by the
Commercial Development Bard of Commissioners for publication of notices.The date of publication shall be at least ten 1101 days
Commercial Development Goals 3a prior to the hearing;
Commercial Development Policies
38 14)arrange fora press release regarding the proposed amendment in order to inform as many Weld
Residential Development citizens and interested parties as possible;and
Residential Development Goals 40
Residential Development Policies 40 (5)prepare a recommendation for consideration by the Planning Commission.
Planned Unit Development(PUD) E.The Planning staffs recommendation shall consider whether:
PUD Goals 42
PUD Policies 42 (1)The existing Comprehensive Plan is in need of revision as proposed;
42
omen ( ) County;;the proposed pd amendment will be consistent with existing and future goals,policies,and needs of the
The 1-25 Mixed-Use Development Area 1-25 M.U.D and 44 y;;
Activity Centers
1-25 M.U.D.and Activity Center Goals 48 (31 the proposed amendment will place a burden upon existing or planned service capabilities.
1.25 M.U.D.and Activity Center Policies 48
F. The Weld County Planning Commission shalt hold a public hearing to consider the propo
Public Facilities and Services 53 amendment to IheGompehensive Plan text and maps.The Planning Commission shall recommend approval
Public Facilities and Service Goals 58 or denial of the proposed amendment to the Board of Commissioners.
Public Facilities and Service Policies 58
Transportation: Introduction 80 G.The Planning Commission shall consider the proposed amendment, the Department of Planning
snout Service's recommendation,and any public testimony a d determine whether:
Transportation Goals 64
Transportation Policies 64 (1)the existing Comprehensive Plan is in need of revision as proposed;
Tables (2)the proposed amendment will be consistent with existing and future goals,policies,and needs of the
County; and
1.Vrald County'Population History and Forecast 17 _
2. Population Protections by Census Tract 12 (3)the proposed amendment will place a burden upon existing or planned service capabilities.
3. Municipality Population Projections 13
4. Existing Land-Use in Weld County 15 -H.The Board of Commissioners shall receive the Planning Commission recommendation at a public
5.Size and Population Estimates of Municipalities in Weld County 18 meeting. Receipt of the recommendation shall constitute the first reading of the Comprehensive Plan
6.County Road System 56 Ordinance,The second reading and'public hearing shall take place not more than sixty(601 days after
receipt of the Planning Commission recommendation.At the close of the public hearing,the Board of
Maps Commissioners may amend the Comprehensive Plan according to the procedures established in Article III
Section 3-14 of the Home Rule Charter for Weld County.
1. Urban Growth Boundary 32
2. 1-25 M.U.D.Area Conceptual Land-Use Plan 46 1.The Board of Commissioners shall consider the proposed amendment,the Planning Commission's
3. 1-25 M.U.D.Area and Activity Centers 47 recommendation,and any public testimony and determine whether,
4.Transportation Plan Map 66
Ill the existing Comprehensive Plan is in need of revision as proposed;
STATUTORY AND NOME RULE CHARTER AUTHORITY
Section 30-28.106,Colorado Revised Statutes,requires all County Planning Commissions in the State of (2)the proposed amendment will be consistent with existing and future goals,policies,and needs of the
Colorado to prepare and adopt a master plan for the physical development of unincorporated territory in County;and
the county. (3)the proposed amendment will place a burden upon existing or planned service capabilities.
Article III,Section 3-8 of the Home Rule Charter provides that the Board of Commissioners shall be the TAX LIMITATION AND HOW IT IMPACTS
governing body of the County.Article IV,Section 4.4 sets forth the authority for the administration and IRO CONSI IONS
coordination of planning,zoning,and inspection in Weld County.
The Weld County citizens voted in favor of home rule county government on September 9,1975.The
COMPREHENSIVE PLAN DEFINITION consensus was that home rule offered such advantages as greater responsiveness through local control,
broader representation-and opportunities for increased efficiency and economy of county government.
The Weld County Comprehensive Plan is the document intended to fulfill the master plan requirement
pursuant to Colorado State Law and,in part,to set land-use policy pursuant to the Weld County Home Rule Article XIV,Section 14-7,Limitation on Annual Tax Levy is one of the most significant local control
Charter.The Comprehensive Plan document is intended to be used for the general purpose of guiding and concepts implemented by the Weld County Home Rule Charter.The limitation imposed by Section 14.7 of
accomplishing the coordinated,adjusted,and harmonious development of Weld County.The plan includes all the Home Rule Charter is as follows:
geographic areas of the County It establishes policy guidelines for existing and future land-use decisions.
The Comprehensive Plan was originally developed by the Weld County Planning Commission and adopted Section 14-7— Limitation on Annual Tax Levy
by the Board of Commissioners in 1973.
(1)Limitation.yxcept as otherwise provided herein,all ad valorum tax levies for county purposes,when
RELATIONSIP TO OTHER PLANNING DOCUMENTS applied to the total valuation for assessment of the County,shall be reduced so as to prohibit the levying of
a greater amount of tax revenue than was levied from ad valorum taxation in the preceding year plus five per
The Comprehensive Plan identifies specifpecif in land-use goals and policies that are intended to provide cent(5%)except to provide for the payment of bonds and interest thereon.
guidance and direction for existing and future land use.The basic documents used by Weld County to carry
out the goals and polinre of the Comprehensive Plan are the Zoning Ordinance and Subdivision (2) Increased levy—procedure.
Regulations.
(a)If the Board be of the opinion,the amount of tax limited by the preceding section will be insufficient for .
The Zoning Ordinance is regulatory document. It defines land-use application•procedures, the county needs for the current year,it may submit the question of an increased levy to the County Council,
responsibilities,and permits.It also defines standards and regulations pertaining to zone districts,overlay and the County Council shall examine the needs of the County and ascertain from such examination the
districts,non-conformance,enforcement,and Board of Adjustment. financial,condition thereof,and if in the opinion of a majority of the Count.Council that the County is in
Breeze, Jan. 8, 1987
Public Notices k
need of additional funds,the Council may grant an increased levy for the County in such amount as it deems ,12:i -._.., 1 S3:130:2
appropriate,and the County is authorized to make such increased levy.However,no such excess levy shall
be granted which will allow a greater revenue than would be produced by applying the previous year mill
levy to the current year's assessed valuation- h„,,,,, I'�F� 19,0 .'r)f,0 'Oln
(b)In case the County Council refuses or tails within fifteen(15)days after submission to it of an adopted l.r^el u: 14 D 61709 '?1517
budget to grant such increased levy,or all of it,or in the event an increase beyond that which the council is _ ,I, 76 ',C2' 6571
authorized to grant is sought,the question may be submitted to the qualified electors of the County at a -
general or special election called for that purpose. 10 1076E !1335 1.819
15.'.71 6_5.5 4740 ._ 7 52!
(c)Due notice of submission of the question of whether to grant the increase levy shall be given by the 251
County clerk for at least thirty(30)days in advance of the date set for the general or special election by t5 65 4740 5217 6435 ,7:^
giving a public notice as provided herein.If a majority of the votes cast at any such election is in favor of the :6 89 3500 3E59 4759 5'0-
increased levy as named in said election notice,then the County may make such increased levy. 17 70 5245 5773 71_0 85533
(d)In the event such increase shall be voted by the electors under the preceding subsections,the 18 1.6.5 7546 3965 4716 5772
increased revenue resulting therefrom shall be included in determining the five per cent(5%)limitation in the 19.01 70 5753 9775 1:032 14419
following year. 10.0: 56 2839 3130 39-2 4700
:0 103 11069 12116 1483= 17910
211 151 7920 o
In the simplest terms,the impact of the limitation means that the County Commissioners are limited in 8252 1083: 1_982
raising property tax revenues to the'preceding year's property tax revenue from ad valorem taxation of all
county funds plus 5%.In the event the Board of County Commissioners wishes to exceed this limitation they ''_.O1 41I 1665 _005533 253_ 30'.4
may request approval from the County Council to exceed the 5%limitation up to an amount equivalent to the 22.02 17 51 o t 5660 7 006 8396
preceding year's mill levy times the current year's assessed valuation.In short,the Council may allow the 23 112 3913 4306 5311 6365
property tax revenues to increase to an amount equal to the increase in assessed valuation annually.The
Councils authority only comes into effect if the current year's assessed valuation through growth and/or 555.5 9=0 1074 12'7 .1529
reappraisal exceeds a 5%rate.The Board may take any mill levy increase to the voters in the event the 5.01 , 1981 3:8 '_679 32'5 ;901901 Council denies an increase or if the increase that is requested is beyond the authority of the Council. 518.` 3615 39.._ .._ 5286
The impact of the Charter's 5%limitation in a time of economic growth in the County is to lower the mill
le to all property owners insteadof capturingany potential from the new `cure=_: U.S. ,u::;lu :t Census - !‘.,Ft 7 - .s
levy add of the added revenue -.. ": -"" ^_--
Jonsiruc[Ign which would help pay tor the added county services required. —
The county mill levy has been lowered consistently since the adoption of the charter.The mill levy was 1-'.is f 1.- L .��c__n.
25.82 in 1975.The mill levy in 1986 is 19648.The growth of the county's property taxation has been _ :_t5. or.>:.,ro Pec..n. _n ._ mac.i
effectively limited by Section 14-7 of the Home Rule Charter.
3. ., C:unc:P0_C r_n,Deoarcr_ene.
The background information presented on the Home Rule Charter and its tax levy limitation helps to 5:,
explain the critically important relationship between the Charter,the Comprehensive Plan,and growth in
` Census -..vets -.,. ..q__ t,ounc..
Weld County.
I.
The county receives limited additional Note: Census tract proj,c t:,,ns have been rounded .o ch. -._.._ .i u
property tax revenue from the taxes assessed to new industry and __
development.The additional assessed value attributed to new development and industry results in lowering "u""e
the taxes paid by all Weld citizens but limits the county in obtaining added property tax revenues to support - -_--•�
the costs of county services required by the new growth.
The county is not relieved of its responsibility to provide services to new growth by the fact that it does not
receive additional income when growth occurs.The county must still allocate funds to provide many services
because of legislative mandates or because the services are inherently county wide in scope. -'' I'
The county's ability to provide services under the existing budget limitations is decreased significantly by _a
the combined effects of inflation,growth,and budget reductions at the federal and state levels.The
consumer price index,an accepted measurement for inflation,has increased an average of 7.6 percent a
year since the adoption of the Home Rule Charter,In addition,Weld County's population has increased an
average of three and one-halt percent a year since 1976. .. ,,_.x _
-
The current economic,legislative,and growth conditions are not conducive to meeting all the needs and - Cr-',t'
demands being placed upon local government when the combined rate of inflation and growth are greater -^-_
than the Home Rule Charter's 5%tax limitation.As long as Weld County is responsible for the delivery of — t '
human services,including police protection and the maintenance of the extensive road and bridge program, 8 1_ ---' rj
the cost of county government will continue to increase. - - •
Because of the above economic and legislative factors,county representatives should make consistent i -.s
y •.v,�. -�.�n
decisions that minimize the cost of pruui leg public services and that direct new growth to areas where
county services exist or can be developed efficiently.The County still intends to help support and promote a - •��-,_
divers f ed and stable economy.But given the facts about the County's limitations to generate revenue for —
provding facilities and services to new development,growth cannot pay for itself to the extent that it does in f�ii;�
other counties.
L I r
COUNTY POPULATION
Ii...(]
/l. „
A of the a porypulation
and future every
projections the population growth in Weld tCounty reveals a steadyon -
de the total popula every decade from 1900 to 2010,except 1930 to 1940.The population
density per square m le has increased from 4 people in 1900 to 31 people in 1980 and is projected to — tr
increase to over 57 people by 2010 _�_ I__ _-
The significance of the County's population growth is its magnitude and distribution.The present growth �-+4 ` /s/ �x
rate of approximately 25 percent per decade is more than triple the national average of 8 percent. /
Approximately 85 percent of the population is located in an 800 square mile area in the southwestern pan of �=- I_/-ry,..c.
the County. The population density for this area is approximately 149 people per square mile. '
Weld County is expected to mnthe g e test majorof share uf the nlgrowponutheon e e out 12
of the top 10 municipalities with the greatest percentage of population growth in the state between 1970
and 1980 are either located in Weld County or are within 10 miles of the County line.With the development Munle bacony Population Pro,ec c dons
projected along Interstate 25 and the plans for expansion of Stapleton Airport still undecided,the growth
estimates for Weld County could be conservative.
Amono all 63 counties in Colorado.Weld County ranks ninth in total population and 000ulation density. Municipality 1986 1990 2000 20111
The county is classified as an urban county by the Demographic Section of the Colorado Division of Local
Government.
Ault 115h 1272 1569 1880
WELD COUNTS'POPULATION HISTORY AND FORECAST Dacono 2459 2706 3338 4000
Eaton 2052 2258 2786 3338
Erie 1405 1547 1908 2266
Evans 5047 6215 7666 9187
Density . change is Firestone 1328 1462 1803 2161
Saar Population (persons her square mile) maculation Ft. Lupton 4918 5412 6675 8000
Frederick 1013 1115 1375 1648
Garden City 132 145 179 215
1900 16,808 4,21 1900- 1910 Gllcrest 1097 1207 1489 1784
133 Greeley 60699 66806 82396 98753
Grover 173 190 234 281
1910 39,177 9.81 1910 - 1920 Hudson 867 954 11'7 1410
37 'ohnscown ,690 1860 294 2750'
Reenesburg 373 631 p-
'
1920 54,059 13.54 1920 - 1930 Reota 5 6 7
20 Hersey -04^ '147 1415 1695
LaSalle 2004 2206 2721 3261
1930 65,697 16.31 _930— 1940 Lochbuie 927 1020 1259 1508
Mesa 435 479 590 707
Milliken 1669 1837 2266 2715
1940 53,74; 15.97 ,9,n _ 1950 New Rayeer 84 93 114 137
Nunn 309 340 419 502
Pierce 936 1030 12% 1522
1950 67,304 16.91 .c;0 - ':960 Placceville 1856 2042 2519 3019
ode sale 48 52 65 78
Ce 125 140 173 208
1960 72,344 18.13 1u'0 _ :070 Windsor 5016 5581 6883 8249
23 Unincorporated 40518 44595 55002 65920
1970 89,797 22_,38 .570 - 1990 Total 140,239 154,347 190,372 228,154
_8
Sources: 1. Colorado Division of Local Government - Demographic Section.
1980 123,438 30.93 :950 - 1990 0ctober, 1985. Colorado Population Projections
13
2. Larcener-Weld Regional Council of Government. April, 1984.
1990 154,373 38.68 1990 -2000 Population Estimates
23
NOTE: Municipality projections have been rounded to the nearest whole
2000 190,400 47.71 2000- 2010 number.
20
2010 228,193 57.19
EXISTING LAND USE
The way that land is presently used is one of the most important considerations in land-use planning.Most Sources: 1. Colorado Division on Local Government -Demographic Section.
January 1984. Ranking of Counties 1n Colorado be Selected existing developmenttd will re the future and will ane a strongtt influence been
the future pattern f
itemovraphlc Characteristics Deuver, CO development early rnd land use nathe Counonomic.The opment.land-use pattern has been created through rte
economs of v settlem
ent and economic development.Trade a From the were
15 settlement provide
the County,nd
economic activities have centered g agriculture. sport centers were established to provide goods and
2. U.S. Bureau of Census - 1980 Census of Population and Special services to those engaged farming activities.Transportation routes and facilities were developed to move
Reports goods and people,and fac range
economic co is activities.
Manufacturing C activities then began in the
divtraersity,
centers, lstrongly expandingthe rn ed of economic actialtipr. ses the County's economy soldrclt to
al
products it is still strongly oriented toward agricultural products sold and to good sold for agricultural
3. Weld County Planning Department - 1986. production.
The land-use table on page 15 indicates by acreage and general use categories how the land resources of
the County were being utilized through 1986.The category of total farmland constituted approximately 77
TABLE l percent of the land area of the unincorporated County.urban-type development in the unincorporated
y occupies approximately one-half of one percent of the land area. Municipalities constitute
approximately one percent of the land area.
With the land area of the County remaining constant,increases in the land area of urban-type uses will
bring about decreases in the land area of farmland.The percentage of urban-type land use is probably not as
11 significant as the pattern of use.An extremely dispersed pattern of urban-type land uses in the southwest
part of the County could make large scale agricultural operations difficult.
10 Breeze, Jan. 8, 1987
Public Notices
Throughout the history of Weld County, population and economic growth
have required the development of previously undeveloped land. Future growth AGRICULTURE:INTRODUCTION
will require continued urban land area expansion within municipal urban Weld County is one of the most agriculturally productive counties in the nation.The soil,topography,and
irrigation system support an extensive agricultural industry.Weld County contains a significant amount of
growth boundary areas as well as small amounts of rural area development. irrigated and non-irrigated farmland.The irrigated farmland produces a wide variety of crops.The main crops
Much of this expo expansion will, are corn,alfalfa,sugar beets,pinto beans,potatoes,and onions.Malting barley and vegetables also are
as it has in the past, require the conversion grown on limited acreage.Most of the corn grown in the area,both silage and grain,is sed for feed at
of land categorized as farmland. commercial feedlots,farm feedlots,and dairies.Significant numbers of sheep and turkeys also use the teed
crops of the area.A summer fallowing rotation program is practiced on the non-irrigated farmland.Summer
fallowing is necessary to store enough moisture for sustained high yields.Wheat is the principal crop,but
barley and sorghum are also grown.
The topography is mainly flat to broad,gently rolling hills.Water is delivered to farmland through one of tF
EXISTING LAND-USE IN WELD COUNTY largest reservoir and irrigation ditch systems in the world.The system includes ditches and eservoil,
(surface) supplied by the Cache La Poudre River,Big Thompson River,Little Thompson River,St.Vrain Creak and the
South Platte River.The system is supported by the Colorado Big Thompson project which makes water
available from Colorado's Western Slope.In addition,shallow and deep wells made possible by the existence
Total Land in County-2,581,520 acres of deep broad aquifers are productive sources of irrigation water.The development of these resources and
features has made agriculture a dominant industry in Weld County since the founding of Greeley Union
Colony in 1870.
Land Cateevey Acres Percent UNDERSTANDING THE AGRICULTURAL INDUSTRY AND ITS BENEFITS
Total Farmland 1,961,317 77% The agricultural industry in Weld County is a complete farm and food system.This system begins with
growing and raising farm produce and ends as a product ready for purchase by consumers after it has been
Wildlife Area, Cakes, and Recreational Parks 2,995 processed and transported to the market place.
1S
The following„areas have a role in the county's farm and food system:
Forest Service (primarily Pawnee Grasslands) 193,(160 77. 1.Farms.There are approximately 3,000 operators of livestock poultry,vegetable,fruit,nursery,and grain
farms located in the County.
Agricultural Research Service
4,639 SR
2.Businesses and individuals who offer products and services for farms.Examples of these local industries
Total Land Zones for Urban-Type Development 13,177 5: re fertilizer and chemical product companies,suppliers of feed,grain,livestock,and poultry,implement
type Der(unincorporated) dealers,energy and petroleum product companies,well,pump,and irrigation companies,veterinarians,aerial
Sub-Cateeorles for Urban-Type incorpora crop sprayers,farm laborers,commercial lending institutions,and transportation industries.
ype Development (unincorporated) 3. Industries that purchaseg,processing,and
*Residential Zoning (7,173) ( 3%) products grown and raised on farms form manufacturing.
*Industrial Zoning distribution. Examples of these total industries are meat, egg, dairy and vegetable processing and
*Commercial Zoning (4,400) .04%) distributing facilities,and bakeries.
(1,OO4) (.041) 4.Grocery stores and other food retailers.
Total Municipal Land 37,522 1% 5.Restaurant and other food catering businesses.
Other 361,412 14% Farming is an important element in the Weld County economy.The market value of agricultural products
and the chain of purchases related to agricultural production contributes significantly to the Countys
economy Every dollar that the farmer spends to increase agricultural production creates additional dollars
Bootees. 1. U.S. Bureau of Census- 1982 Census
of Agriculture; spent on activities related to production For example,activities such as livestock processing will require
Volume 1, Geographic Area Series; Part b Colorado State and purchases of feeder cattle,breeding stock,feed,water,machinery,fuel,labor,transportation,government
County Data. services,and capital(banks and savings and loans).
Food processing and related products contribute singificantly to the manufacturing economy of Weld
2. U.S. Department of Agriculture, Soil Conservation Service, County.There are also additional impacts to other areas of the economy such as retail and wholesale trade
and Forest Service- 1982 Soil Survey of Weld County and transportation services.
3. Weld County Planning Department - March 1986, a rev Since farming is almost always an exporter of goods and an importer of income,the returns to the county
iew of and region are substantial.In 1982,the total market value of all agricultural products sold from farms in Weld
land-use cases and municipal boundaries. county was greater than 829 million dollars.In the same year,the amount of money farmers spent for
products and services totalled over 803 million dollars.
*Note: This table does not denote the percentage of land zoned for ADDITIONAL BENEFITS
urban-type development that has been developed.
One of the principal benefits of agriculture is that it capitalizes on the quality of natural resources.Unlike
other industries that are free to relocate,agriculture is rooted to the soil in a specific time and specific place.
By supporting the agricultural industry and economy,many towns and communities in Weld County seek to
•
TABLE 4 maintain a rural lifestyle.Mr.Justice Douglas may have been speaking about these towns and communities
when he wrote in the majority Supreme Court opinion in Boraas V.Village of Belle Terre:
A quiet place where yards are wide,people few,and motor vehicles restricted are legitimate guidelines in a
and-use project addressed to family needs...The police power is not confined to elimination of filth.
stench,and unhealthy places. It is ample to lay out zones where family values,youth values,and the
blessings of quiet seclusion and clean air make the area a sanctuary of people.
FUTURE LAND-USE
lh Weld County,the agricultural industry is also a way of life that promotes the cultural and human values
The manner s
in which development occurs along Interstate 25 and within areas recently annexed by associated with farming such as a strong work ethic and families.In addition to farm families benefiting from
municipalities are probably the most significant factors concerning the future pattern f urbanization in the rural vocational activities associated with the agricultural environment,the Weld citizens living in town,have
Cooun(tty.The County is experiencing in the urbanization of several thousand acres in the general vicinity of an opportunity to observe food production and understand the necessary interdependent relationahip
Colorado Highway 119 and I-25.In addition,some municipalities have annexed large parcels of groundbetween urban and rural areas
scattered manner.resulting in large parcels of undeveloped land within their boundaries.Both of these
situations create the potential for sprawling development As a secondary benefit,farmland preservation helps to maintain natural systems and natural processes.
These include the preservation of wetlands,small watersheds,acquifer recharge areas,flood plains,and
The physical form of new development created along I-25 and at the urban fringe of municipal areas has a special wildlife habitats.While farming can damage sensitive natural areas and processes,farming can also
significant impact on the total amount of economic and environmental resources needed to accommodate be completely Compatible use. Most farming operations are sensitive to these natural systems and
new urban growth.This concern affects all people of the County,both urban and rural. processes.
Some of the issues and questions that may be asked over the next 25 years as these areas develop are: Croplands in agricultural districts also provide natural open-space areas.A principal benefit derived from
a. Has urbanization occurred in such a manner that it is costly to provide services and facilities? open space is relief from ore intense urban es conduct.in municipality.Open-space buffers help
maintain a sense of rural identity antl diversity.These buffers also allow communities to maintain separate
b.Hasurban-type development occurred with a minimum amount of competition and conflict between identities.
cc
urban and rural land use interest? CONCERNS OF FARMING AS AN INDUSTRY
It is felt that through te comprehensive planning process all types of osts(both economic ans Most of the Count first citizens were engaged in farming necessary environmental)associated with development be educed.Conversely, someas urbanization pattern thaty activities.During that time it was for
created without knowledge of future surrounding land uses is likely to lack essential ingredients of farming operations and the community to be in close proximity.Because of these settlement patterns of the
long term desirability.Without preparation for future land-use patterns it is difficult to anticipate locations for County's first citizens and because these areas have proven attrative as sites for expanding communities,
schools,parks,and traffic circulation systems that won't require additional improvements each time someone • some of the most highly productive encroacheslandborders on farm operations.According to statistics provided by the
existing improvements may lessen the development opportunities of adjacent landowners.To achieve the state demographer,the population in
CWeld County is expected to grow 21.6 percent from 1980 to 1990
desired objective of urban expansion,the Comprehensive Plan promotes an urban growth pattern which indicating that the competition for land will continue.
provides for joint coordination between municipalities and the County and which establishes m The assure to use land for other than a put guidelines for urban-type growth in the County. Inlmum pr agricultural poses is the result of complex private and public
decisions.Families decide where they want to live and work,or where to retire and buy vacation homes.
There is concern about sprawl development,Higher costs can be incurred both initially and ultimately in Representatives of manufacturing and commercial companies decide whether to move,expand,or diminish
providing many public services to a sprawl pattern. Scattered development requires the extension of operafions, while developers choose locations for subdivisions, shopping centers, and other industry
e through vacant areas.Extension of services through vacant areas can create an under utilization of Decisions at all levels of government often contribute directly or indirectly 10 the competition for land.A
services,a contributing factor to higher service costs. decision on where a highway is built,where a sanitation district or water district is located,whether
government financing is available for housing or a subdivision useion in rural areas has a powerful effect on whether
In addition to the economic considerations associated with urban development patterns,there is also the or not agricultural land will be converted to other uses.
problCounty
competition
lded ytlfaromland ct between
urban urban areas and rural ueend to expand,these resos.All urce ce Iandsl ars en Weld a r Tension between farming and nonfarming uses- rural areas with growing populations is r y y of sort by ar con p r d prompted b the
directly converted to urban uses or a adversely impacted due to inherent conflicts between rural and additional expense of vandalism to crops,livestock,irrigation ditches,and farm equipment.Other burdens to
ur
ban activities.Fable 5 on page 18 shows the existing size and population estimates of municipalities in the farmer have ocurred from restrictions o normal farming practices in areas encroached upon by
Weld County as of February, 1986. residential,commercial,and industrial uses.n
In March of 1985, a survey of farm operators in Weld County was designed and analyzed by
representatives from the University of Northern Colorado.Some of the survey questions gave county farmers
an opportunity to elaborate on their views of farming and farm concerns.According to the survey,the high
SIZE AND POPULATION ESTIMATES OF MU'i1CIFALITIES I\WELD CCUNTYcost f agricultural production is a principal concern of Weld County farmers Several years ago,when
farmers needed more income,they could simply produce more crops.Increased production is no longer a
solution to that problem.Today,farmers must consider production costs in order to maintain an economically
viable farm operation.With increased market prices for goods associated with production and heavy foreign
ACRES POPULATION ACRES POPULATION competition,the farmer who can't control costs can't survive.
It is important that Weld County representatives and officials recognize their role in reducing the conflicts
AULT 265 1092 JOHNSTOWN 362 1598 between agricultural uses and residential,commercial,and industrial uses.Farmers and developers should
*BRIGHTON 90 - KEE\ESBURG 283 542 be able to depend on the consistent interpretation and administration of the Comprehensive Plan,Zoning
DACO\0 697 2324 RECTA 120 4 Ordinance,and Subdivision Regulations.Using these documents to make consistent land-usedecislons will
EATON 695 1939 KERSEY 242 985 reinforce their usefulness as an information and decision making tool on land-use decisions made by private
parties as well as public officials.
*ERIE 1580 1329 LASALLE 520 1894
EVANS 1725 5335 LOCHBUIE 407 077 Existing physical,social,and economic conditions as well as projections of the most desirable future
FIRESTONE 880 1256 MEAD 294 412 conditions must be used to establish a balanced Comprehensive Plan for the County.The balancing process
FORT LUPTON 1776 5200 MILLIKEN 3400 1518 should result in goals and policies that provide the greatest long-term benefit to the greatest number of
present and future citizens of Weld County.Individuals who find themselves with land designated and zoned
FREDERICK 960 957 NEW RAYMER 320 80 in r that does not accommodate their intended use should consider seeking other more suitable
GARDEN CITY 45 125 NCNN 640 292 lands;such a transition will be to the long-term benefit of both the individual and the public.
GILCREST 460 1037 PIERCE 405 884 Weld County Agricultural Goals and Policies have been developed to support and preserve the agricultural
GREELEY 17600 56964 PLATTEVILLE 510 1754 industry and farming as a way of life.These goals and policies also address the countys responsibility to
GROVER 260 103 ROSEDALE 15 46 manage,accommodate,and ensure that adequate pblic services are available for residential,commercial.
HUDSON 710 019 SEVERANCE 120 121 and industrial growth that is expected to occur
WINDSOR 2476 4791 AGRICULTURAL GOALS
Balance of County 2,544.053 ?8,281 1. Institute policies that will encourage the preservation of the agricultural uses in Weld County.
2. Promote the agricltural use of prime agricultural land.
3.Promote the development of commercial and industrial uses directly dependent upon the agricultural
* Only those portions of Brighton and Erie that are located in Weld County industry(e.g.commercial feed lots,farm implement dealerships,irrigation equipment companies).
are listed. 4. Encourage residential, commercial, and industrial development to locate adjacent to existing
incorporated monk"antics and in acordance with the municipalities'adopted comprehensive plan goals and
policies.
5. Develop policies and regulations to permit commercial and industrial use of agricultural land at
Sources: Lorimer-Weld Regional Council of Government Population Eacimates, appropriate locations along highways with adequately designed frontage roads and interchanges.Industrial
April, 1984. and commercial development shall be designed so that it does not disrupt highway travel.
6.Develop policies and regulations to permit low density residential development on non-prime agricultural
land as recognized by the Soil Conservation Service.
Weld County Planning Department, Survey of Municipality Site. 7.Develop policies and regulations to permit development of oil,gas,sand,gravel,and other mineral
February, 1986. resources on agricultural land.
8.Develop policies and regulations to permit the conversion of geologically suitable non-prime agricultural
land to solid,liquid, and waste water disposal sites.
Breeze, Jan. 8, 1987 — 11
Public Notices •
•ORICULTURAL POLICIES given to the land uses and traffic patterns in the area of development and the specific site. eel la,
circulation, off-street parking, acceleration-deceleration lanes, common access collection points,
1.Agricultural zone districts shall be established and maiintained to protect and promote the County signalization,and other traffic improvements shall be required wherever necessary to mitigate traffic impacts
agricultural industry. me agrculture one inst.,is imenueu to preserve prime agricultural land and to caused by the development.
provide areas for agricultural activities and uses dependent upon agriculture without the interference of A ermined t'o adopted comprehensive plan goals and policies will be considered when the disposal site
in2.Agricultural
residential,commercial,and industrial land uses. is determined to ebes located within municipality's wr,water,urban growth boundary area.
2.Agricultural businesses and industies will be encouraged to locate in areas that minimize the removal 10.Public facilities and services such as sewer, roads,schools,and fire and police protection mush
of prime agricultural land from production. be provided and developed in a timely,orderly,and efficient manner to support the transition of agricultural
3. Conversion of agricultural land to residential, commercial, and industrial development shall be land to urban development The expansion of public facilities and services into predominantly rural
discouraged when the subject site is located outside of a municipality's comprehensive plan area,urban agricultural areas,when the expansion'on conflicts with other existing goals applicant
licies,will rbe discouraged.In
growth ems boundary area,or I-25 mixed-use development area and activity centers.This policy is intended to evaluating land-use application,Weld County representatives and the applicant will consider the public
promote conversion of agricultural land in an orderly manner that is in harmony with the phased growth facilities and services goals and policies.
plena of a municipality and the County.It is intended to minimize the incompatibilities that occur between 11. The County will require various methods that encourage soil, groundwater, and water aquifer
uses inthe agricultural district and districts that allow urban-type uses.In addition,this policy is intended to conservation practices and protection.The methods should be consistent with other existing goals and
minimize the costs to Weld County taxpayers of providing additional public services in rural areas for uses Policies.
that require services on urban level. 12.The County will encourage the location of park and recreation areas in flood plains,seep areas,
4.In the event that residential,commercial,or industrial development desires to locate on non-prime geological fault areas,and other nonproductive agricultural areas.
agricultural land outside of an urban growth boundary area or I-25 mixed-use development corridor,the 13.As conditions warrant,the Count may consider various methods of transferable development rights.
application for such development shall be carefully evaluated to determine if any equally suitable location is The methods should be consistentwith other existing goals and policies.
available in areas established for such development.The application materials must demonstrate that the URBAN DEVELOPMENT:INTRODUCTION
proposed use cannot reasonably be located'n a municipality.urban growth boundary area,or the I-25
a'xed-use development corridor.In addition,the application materials must demonstrate how the adjoining
gricultural uses will not be adversely impacted. Population and economic growth will create demand for conversion of land to urban uses and
development.The urban development goals and policies are designed to plan for this anticipated growth by
The land use application efficiency
is shall also demonstrate, to the satisfaction of the Board of directing urban uses and development to existing cities and to specific highway locations which can provide
Commissioners,that maximum ate i is and economy has demonstrate,
in providing the t in the public services the necessary urban services. The urban development section addresses the preservation of prime
to the proposed development or district.Such application for urban-type development in the unincorporated agricultural land byre considering its relationship to the entire system of land use and development within the
county must include data and analyses that adequately project the indirect and direct current public impacts, County and the region.These goals and policies reflect a basic commitment to conserving natural and
public costs,potential revenue,and other impacts on the County's tax base managed resources while directing growth and enhancing economic development.
5. If it is determined that public facility or service improvements or maintenance are required by a URBAN GROWTH BOUNDARIES
detelopment, the developer will be required to pay for the costs of the public facility and service
improvemens and maintenance.The methodology for compensation shall be determined Turing the land-use Each municipality in the County,together with the urban uses located on its border,is in reality a single
application review process. community requiring an extensive system of urban services.The most efficient method to plan fora d
provide required urban services at the lowest cost to the taxpayer is for urban development to occur tin the
The Developer shall submit the following: municipalities,thus avoiding the duplication of services and discouraging the formation of special districts
and other authorities to provide urban services.Also,municipal governments are accountable for most
(1)information which accurately identifies all users of the infrastructure improvements and maintenance; services required to support a developed area,whereas,it may require several special districts,each
(2)A proposal which equitably distributes the costs of infrastructure improvements and maintenance by accountable for a specific service,to support the same developed area outside of a municipality.
user share;and An urban growth boundary area is located in close proximity to a municipality.Within urban-growth
boundaries, municipal-type uses and services are planned,and annexation may occur. Urban growth
(3)a proposal that identities the appropriate time that infrastructure improvements and maintenance boundary areas are shown on the County's adopted future land-use map.The size of the urban growth
charges should be applied. boundaries have been set at three(3)miles to conform with Weld County's policy of referring land-use
proposals for review and comment to any jurisdiction within 3 miles of the proposal.Goals and policies
n
This information shall be reviewed by the Board of County Commissioners in determining a equitable within the urban growth boundaries are intended to address the development of land on the border of a
means of distributing infrastructurecosts among the County at large,direct sets, d thedeveloper. municipality.They are also intended to promote harmonious and mutually beneficial uses of land among the
6.A municipality's adopted comprehensive plan goals and policies will be considered when an agricultural v ious jurisdictionsin
and around Weld County.
business is proposed to be located within a urban growth boundary area. A potential for land-use conflict is created when jurisdictional boundaries become the source of
7.A process that allows a lot in the agricultural district to be divided into two separate lots will be differentiation for land uses.For example,this may occur when the County refers a request for mineral
established.The Intent of this policy is to: extraction or livestock confinement to a municipality that has annexed beyond the range of its capital
A. Enable the property owner who is retiring an opportunity to live on or sell the existing farm improvements program schedule and its ability to provide utilities such as public water and sewer.When a
improvements. land-use referral is made to a municipality because of an extended annexation,county representatives may
B.Enable the property owner to sell off agricultural land that is nonproductive for one single family consider,in part,the type of public utilities and schedule for placement of the public utilities when reviewing
dwelfng homesite. the land-use proposal.
C.Enable the property owner to provide a residence for direct members of the farm family and also for Urban service infrastructure expenditures represent an important investment in the future growth of the
workers employed at the farm. region and a commitment to the quality of life in our municipalities.Adequacy.efficiency,and economy of
road construction,road maintenance,water supply systems,sewage disposal,storm drainage,and facilities
Agricultural districts located outside of an urban growth boundary area or the I-20 mixed-use development for schools,fire,and police protection are fundamental concerns in evaluating uses within urban growth
corridor are expected to remain predominantly agricultural. Low density single family residential boundary areas.
development may be permitted but is not encouraged.These rural homeowners will not have certainty about
the future character of the agricultural districts and will be expected to live with those uses allowed by right
and by special review in the agricultural district.Weld County will not provide public sewer or water service.
Weld County will provide rural services to the agricultural community such as gravel road maintenance and add page 32
police protection.However,because of the limitations placed upon increasing the annual tax levy by the
adoption of Article XIV,Section 14.7 of the Home Rule Charter,the rural resident cannot expect urban level
services.
8.All mineral resources are fixed in location.The mineral extraction industry is restricted in its operation to URBAN GROWTH BOUNDARY GOALS
those areas where the minerals exist.Extraction of mineral resources shall be encouraged as long as the
mining plan preserves or minimizes the removal of prime farm land.In addition,the future use of the mined 1.Concentrate urban development in or adjacent to existing mun lcipilifles.
area as identified in mining reclamation plans must consider the Comprehensive Plan's Agricultural Goals 2. Maintain land-use regulations in the urban growth boundary areas that allow the County and
and Policies. municipalities to coordinate plans,policies,and standards relating to land use zoning regulations,street and
an
d d drilling applications must include information that addresses the occurrence of any adverse highway construction,public infrastructure systems,and other closely related matters affecting the orderly
impacts on the agricultural industry and the environment The application must provide detailed traffic development within urban growth boundary areas.
information about ingress to and egress from the subject site,the haul routes,type and weight of vehicles, 3.Maintain urban growth boundary areas that provide an official definition between future urban and
and frequency of traffic.The land-use application materials shall demonstrate to the satisfaction of the Board agricultural land uses
of Commissioners that adequate provisions have been taken to mitigate any impacts created by the
proposed operation. Mining and drilling applications shall also be reviewed in accordance with the URBAN GROWTH BOUNDARY POLICIES
transportation goals and policies.
A municipality's adopted comprehensive plan goals and policies will be considered when the mineral 1.Land-use development proposals within an urban growth boundary shall be encouraged so long as they
extraction site is determined to be located within a municipalitys urba growth boundary area. conform to the desires of the municipality as expressed in its comprehensive plan or by its land-use decision
9.Thee County u will develop and maintain procedures and guidelines for disposal sites that operated as making body and if themunicipality has agreed to provide services.
l eterp This includes,but is not limited to the disposal of solid,liquitl and wastewater in 2.The County may consider approving a proposal for urban development within urban growth boundary
agrrwcaNpral o C „- .. _ erase It CLL..ai dt following ceteris are met
A disposal site's pa pTLger'v'tng minimizing the removal of p e •agricultural land.In A.One of the following has occurred:
addition,any future reclamation plans must consider the Comprehensive Plan's Agricultural Goals and
_ P666.46Pee° (1)the adjacent municipality does not consent to annex the property for development purposes(as
Access between public roads and the proposed disposal site shall be granted only after consideration is evidenced through prezoning discussions,development agreements,etc.);or
(2)annexation is not possible under the provisions of state law,but it is determined by the County that
_ development of the site does not constitute leapfrog or noncontiguous development
WELD COUNTY I
I I I ` B.The County finds,in its review of the land-use application materials,that the public facility and service
impacts created by the development or the proposed zone district are compatible with the comprehensive
URBAN GROWTH BOUNDARY
h1AP I plan transportation and public tacitly and service goals and policies.
NUNN C.The proposed use is determined to be consistent with the adopted comprehensive plan of the county.A
�- I municipality's adopted comprehensive plan goals and policies or the recommendation of the land-use
decision making body will be considered when reviewing development proposals within an urban growth
boundary
oestaramirrniftxto 46,6 ® D.The land-use apolicant has demonstrated,to the satisfaction of the Board of Commissioners that
v+w Gown..a�e is "....S. ay maximum efficiency and economy has occurred in providing the needed public services and facilities to the
I • I I I proposed development or district.The application must include data and analyses that project the direct and
` ` indirect current public impacts,public costs,potential revenue,and other impacts on the County's tax base.
1 �ERCE I I If it is determined that public facility or service improvements or maintenance are required by a
��— development, the developer will be required to pay for the costs of the public facility and service
improvements and maintenance.The methodology for compensation shall be determined during the land-use
I I application review process.
1 I i
AULT The developer shall submit the following;
w I I I I I J I I to information which accurately identifies an users of the infrastructure improvements and maintenance,
(2)a proposal which equitably distributes the costs of infrastructure improvements and maintenance by
I p I y I I user share;and
Z I EATON ( (3)aa proposal thatidentifies the appropriate t thatinfrastructure improvements and maintenance
charges should be applied.
U t';,'` ■ I I I This information shall be reviewed by the Board C u ty Commissioners'n determining an equitable
SEVERANCEmeans of distributing f restructure costs am 11 County t large,direct users,and the developers.' l a9 u Y 9Puse
Lt WINDSDR propsed land-use hep c has demonstrated,to l be
compatible oon of the Board urban-type
ousts,that the use
_ I ' II I ( I within the rban growth boundary will with other urban-type uses.
Iiii , IIII ,,ii I I I I_L UNINCORPORATED COMMUNITIES
a it
III IlIil�jil II
I I I I I 1 I " I I�I surrounded
County's rural areas trics a number of small ,unincorporated comet residential communities that are
T ' o dad by agricultural districts dagricultural,Thecuses.These communities provide housing for those
I I II I Hill I employed hee agricultural a5 other industries.The communities also serve as small commercial centers to
Na surrounding
!` 9y) � <I I I F With f exceptions, he settle have had little r no torowthhe lack
he fou d t Substantrat
sewer
)L I I population growth is not anticipated these communities due to the lack of community ate and/or sewer
1 KFASEY facilities and because of their remote locations.These settlements will probably confnue to function as
.�` Small rural centers serving the needs of the surround-rig rural population.
34
y f •7 I c UNINCORPORATED COMMUNITY GOALS
■ III,I EVIAFAI r.II I L I I 1.Assure proper location and operation of compatible land uses by maintaining land-use regulations within
u
j MILLIKEN LA SALLE � . - nincorporaled communities.
'/ I I I I ii I i I 2.Maintain the rural character of these settlements.
I I I - III 4 III IIIIII 3.Accommodate new development primarily through Mfgof existing vacant platted lots.
�JOHNSTOW . I UNINCORPORATED COMMUNITY POLICIES
I -25 -s ■E, A.1. Expansion of existing unincorporated communities shall be based on the following criteria.
M ( Urban growth boundary goals and policies shall apply in reviewing land-use applications which are
ILC EST adjacent to or propose to expand existing unincorporated communities.
I I B.Additionally,any goals and policies adopted fora particular type of development will also be used for
�� lI I I review and evaluation.For example.the planned unit development goals and unincorporated
would also y. when
MEAD I I I viewing planned unit development application adjacent 10 an unincorporated community.
INDUSTRIAL DEVELOPMENT
I fie, P TTEViLLE Industrial development is typically oriented to transportation facilities and is located where traffic,noise,air
and visual pollution conflicts with residential,commercial,and agricultural uses are minimal.It is the County'sE6 intent to accommodate industrial development proposals in accordance with the urban growth boundary an d
f-- I-25 mixed-use development and activity center goals and policies.Land zoned for industrial use is found in
Z I I yr almost every municipality in the County.This dispersed pattern allows for local job opportunities.
g lie ► INDUSTRIAL GOALS
,■■■■■,,.` ;■■■■■■■■■■��.. 1. Expand and diversify the industrial economic base.
ffi 85
o 2.Accommodate new industrial development within planned industrial areas.
FIRESTONE 1 KEENESBURG
■■���� I♦�.I. J�■I� 3.Insure that adequate public services and facilities are available to serve the industrial development or
O
m ■■11'. I J district.FREDERICK �e FT.LUPTON 7a 4.Promote efficient and cost-effective delivery of public facilities and services to industrial development
52
and districts.
,�,■ ,'����lit 'ilia��tEEp�aw� �.
HUDSON 5.Promote industrial development that is appropriately located in relation to surrounding land uses and
DaCONO „ I that meets necessary environmental standards.
ERIE INDUSTRIAL POLICIES
,■��■„■■LOCHBUIE 1.An application for industrial development I-,.. .■■. ! ,I PP 'thin a municipality's urban growth boundary area shall be
BRIGHTON reviewed in accordance to the urban growth boundaryand industrial goals and policies.
{' I BRIGHTON I f I , 2.An application for industrial development within or adjoining an unincorporated community shall be
- reviewed accordance with the unincorporated community and industrial goals and policies.
12- Breeze, Jan. 8, 1987
_ 'Public Notices
3.An application for industrial development within an area designated for agricultural use and located
outside of an area reserved for urban type development as shown on the County's future land-use map,shall
be reviewed in accordance with the agricultural and industrial goals and policies. THE 1.25 MIXED-USE DEVELOPMENT AREA(I-25 M.U.D.I and ACTIVITY CENTERS
4.Proposed industrial development or expansion of existing industrial uses shall meet federal,state,and The presence of an interstate and state highway system and the external local environmental standards.In addition,the criteria for evaluation shall include,but not be limited to,the9 Y Y growth pressures from the
effect the industry would have on: Longmont Metropolitan Area have created an interest in land speculation,development,and population
A.The natural environment,including air and water quality,natural drainage ways,and soil properties and rowth the I-25 M.U.D.area.Interest in the area has already led to the creation of facilities and utilities
other physical which attract development.The infrastructure in the area exists at varying stages of development,service
characteristics y with
surrounding the land including-usein
topography. scale,density, capacity,and efficiency.
B The compatibilityratibd l with land-use in terms of:general use,building height, The I-25 area provides a unique and challenging opportunity for the establishment of an on-going planning
traffic,dust,ac snoise. process in an area which has yet to experience significantgrowth and development This district is intended
C.The a t public roads and the proposed industrial Commissioners,
that disstreet trict.The land-use ighway p
apoliCast providing n ccs to the property
of the Board of Commality to
the uir or s of the to ra an area anwhich swervices
accommodate e l the development which may occur as a ideet 1,cothmmercial,
merced
propose t access development[me nto nt are road c irc in Size and treetty parking,meet tcc requiremean s,the infrastructure antl 5erviges ewsting and developing in the area.The district allows residential,commercial,
cro ratio ldanes, or access Internal leion road circulation, off-a ot er acceleration m lanes, de-
celeration lanes,common access collection points,signalization,and other traffic improvements shall be
required development
necessary to mdlgaate traffic impacts cause by the development.Applications for 1-25 MIXED USE DEVELOPMENT AREA
industrial development shall also be reviewed in accordance to the Transportation,Goals,and policies.
5.Visual and sound barrier landscaping shall be required to screen open storage areas from residential CONCEPTUAL LAND USE PLAN
uses or public roads.
COMMERCIAL DEVELOPMENT
The urban growth boundaries and the I-25 mixed-use development corridor are the areas intended to
accommodate commercial development.Commercial development will occur in the urban growth boundary ;1
- asmixed
a sult of vencmel t rea and the n epublic facilities,and services improvements
the future ri ray —
xedeuse development area has also been the focus of capital improvements and services primarily
through the creation of special districts. t �
•
COMMERCIAL GOALS
•
1. Expand and diversify the commercial economic base.
2. Provide for the compatibility of commercial land uses with surrounding land use ' s
3.Insure that adequate public services and facilities are available to serve the commercial development or --
district. - 1 I\ I
4 Promote efficient and cost-effective delivery of public facilities and services to commercial development )I
I`
or districts. //
COMMERCIAL POLICIES • }'
1.Applications for commercial development within a municipality's reran growth boundary area shall be ). t
reviewed in accordance with the urban growth boundary and commercial goals and ponces
2.Applications for commercial development within or adjoining unincorporated communities shall be r-INI'^---\ " e �- -�_4 '°I ;I
reviewedaccordancewith the unincorporated community and commercial goals and policies \` -
3.Applications f Co mercal development within an are designated for agricultural use shall be N. _ '
re je ed- accordance with the agricultural and commercial goals and policies.
4.New er I development 0 should demonstrate compatibility with existing surrounding land use in `
terms of:general use,building height,scale,density,traffic,dust and nose. __
5.Neighborhood commercial uses will be allowed in residential areas.These commercial uses will consist Pr - r^'°
only of neighborhood oriented businesses. Commercial uses that service a greater area than the ........ / v (� d
neighborhood and create undesirable impacts,such as increased vehicular traffic,are not considered / ,,,° -
approprate in residential neighborhoods I I ,c"ze i —
6.The end-usehighw applicant will demonstrate to the satisfaction of the Board ofwidth,
classification.
Commissioners,that the 1'
street or highway facilities providing access to the property are adequate in w dth class ication and
structural capacity to meet the requirements of the proposed district or development Access between public _ r
roads and the proposed commercial development or district shall be granted only after consideration s _ t z n s
given 10 the land uses and traffic patterns n the area of development d the specific site.ill eternal road r--- .,S` �w"
circulation, off-street parking, accele&toil and deceleration lanes common access collection points, S Y'
sign al zation and traffic improvements shall be required whereever necessary to m tigate traffic pacts - — we
led by the development.Apple do s for commercial development shall also be reviewed in accordance _ r e=7
to the transportation goals and policies.
7.Commercial developments shall be designed in aa manner which minimizes storagescreen areas from residential 4//_ If uses or pubic roads /.i
RESIDENTIAL DEVELOPMENT ' I T
� I m I I /;_a
The urban v growth boundaries es and the 1-25 d use development area e intended to accommodate
res de teal development The zoning ordinance identifies low medium,and high density residential see The .^"r yam. t w
three designations recognize differencesamong residential t. The met is to establish a ' �_— I
areas which reflect particular t style including dwelling unit type, density,
env o e tai setting,and convenience levels. .t.
-v t
.Supporting utilities,systems,public services and facilities are essential to y residential development. °
Recognitionof this has led the public sector to quire that residential development be accompanied by CONCEPTUAL LAND USE PLAN •
provisionsfor adequate facilities and services.The fiscal constraints upon Weld County government will not _
.,, �.,, we zz
permit indiscriminate development with no regard for how such services and facilities will be provided. "'"' I 1 1 -
RESIDENTIAL GOALS
1. Promote the development of affordable,quality housing for all Weld County residents. __ °„ e0
2.Insure that adequate public services and facilities are available to serve the residential development or _ xes
district. -_ -
3.Promote efficient and cost-effective delivery of public facilities and services to residential development -- „,
or districts.
' RESIDENTIAL POLICIES
1.An application for residential development within a municipality's urban growth boundary area shall be
rev
iewed in accordance with the urban growth boundary and residential goals and policies.
2.An application for residential development within or adjoining an orporated community shall be ,
reviewed accordance to the unincorporated community and residential goals and policies. I25 MIXED—USE DEVELOPMENT
a
4.Weld County shall encourage a compact form of urban development by directing residential growth to — -
urban growth boundary areas and to those areas where urban services are already available before AREA AND ACTIVITY CENTERS
committing alternate areas to residential use.
5.New re&dential development should demonstrate compatibility with existing surrounding land-use in I
terms of:general use,building height,scale,density,the traffic,dust,and noise. , '
6.The land-use applicant will demonstrate,to the satisfaction of the Board of Commissioners,that the -��..(.I .. -✓'"�I I
street or highway facilities providing access to the property are adequate In width,classification,and ""'I hz c smw _ �v LA va r
" d Y
structural capacity to meet the requirements of the proposed district or development.Access between public '1°'
roads any the proposed residential development or district shall be granted only after consideration is given --- ""v.so
to the land area
es and traffic patterns in the of development and the specific site. Internal road r - III II ,.,I / a5
circulation, off-street parking, acceleration and deceleration lanes, common access collection points, ACTIVITY CENTERS N'ul
signalination,and traffic improvements shall be required wherever necessary to mitigate traffic impacts IeN
caused by the development.Applications for residential development shall also be reviewed in accordance g I naY .,. I rae'C
to the transportation goals and policies. I'
7.Conservation of natural site features,such as topography,vegetation,and water courses should be I I {- jPEST I
III
considered in the project design. '
8.Opportunities for multiple-family and mobile home developments shall be provided to encourage lower- I a so
-
cost renter and owner occupied housing. I I
9.Low-cost housing developments should be located within a reasonable walking distance to shopping, I
schools,and parks,or have access to public transportation. II i
10. Low-cost housing developments for senior citizens should locate within a reasonable distance of
community centers,parks,and shopping areas,or where transportation services can be provided to enable
a to these activity a r I I I•
ra /r I I I
c115 Low-cost housing developments should not be located in undesirable places such s near railroad ( Qy
Imes,heavy industrial uses or other potential nuisance areas unless design factors are included to buffer the
development from incompatible uses. IJ I jA s
PLANNED UNIT DEVELOPMENT "wr ee III j ens 1 Lc
The Planned Unit Development(PUD)is intended as an alternative means for development by allowing a •departure from the standard land-use regulations when development is planned as a unified and integrated I I I fi
whole.The PUD is not intended to be used to circumvent or distort the goals,policies,or requirements of the i'1"74 j I (-p5 MIXED-USE P1 I
Weld County Comprehensive Plan,Zoning Ordinance,or Subdivision Regulations.The objective of the PUD ,1 _I r ,^ 2E V EL0RME NT
iS to encourage flexibility and variety in development.Planned unit developments can benefit Weld citizens y I a v0EA
by promoting more efficient use of land,greater provision of open-space,and improved aesthetics.
PLANNED UNIT DEVELOPMENT GOALS i II,'♦ is I ' I I
1. Maintain land-use regulations that allow county officials to review development proposals which I .------ i r- I
II '— I
combine uses by right in two or more zone districts,or which in some manner qualify as a planned unit I _
development according to the definition the Weld County Zoning Ordinance. t 1 I I 'I es I
2.Encourage creat'Ive approaches to land development which will result in environments of distinctive .
identity and character. •
I r
3.Insure that adequate public services and facilities are available to serve the PUD development or
district.
4 Promote efficient and cost-effective delivery of public facilities and services to the P.U.D.or district.
PLANNED UNIT DEVELOPMENT POLICIES I "wYI 52 I weee I Mill W"�� I I I
1.An application for a planned unit development within a -ip lityys urban growth boundary area shall
be reviewed in accordance with the urban growth boundary and planned unit development goals and WAND I. I I f I I " _^ I
policies. i - ' I 'I I i I_I 7
2.An application for a planned unit development within or adjo n'ng an unincorporated community shall be
reviewed in accordance with the unincorporated community and planned unit development goals and
policies.
3.An application for a planned unit development in areas designated for agricultural use shall be reviewed r I
ac
cording with the agricultural and planned unit development goals and policies. I-z5 III I
4 A proposed planned unit development or expansion of an existing planned unit development shall be — ACTIVITY CENTERS
subject to d the of a PUD
provisions or others ty and adopted by the Board of County Commissioners:
A.The design of a PUD shall insure compatibility and harmony with existing and planned uses on adjacent El 6E.
properties and within the PUD.Design elements to be considered include,but are not limited to:general
use scale, density, architecture, distance between buildings,building setbacks, building height,street
design,traffic impacts off-street parking,open-space,privacy,screening,and landscaping.
B.A planned unit development which includes a residential use shall provide common open-space free of 1 I '
buildings,streets,driveways or parking areas.The common open-space shall be designed and located to be a"
easily accessible to all the residents of the project and usable for open-space and recreation.Scree planned
unit developments may not require e common open-space depending on their type,style,and density
C.The developer shall provide for perpetual maintenance of all commonly shared land and facilities.Weld
County shall not bear the expense or responsibility of maintenance for any commonly shared land or
T
facilities within the planned unit development.
Conservation of natural site features, such as topography,vegetation, and water courses shall be
considered in the project design.
E.All new development shall comply with the Transportation Section of this plan.Access to properties MILES
shall preserve the existing or future function of roads and highways affected by the proposed development.
All development circulation systems shall be designed so that it does not disrupt highway travel.Traffic to be
generaged by the proposed development must co form to the recommendations of the Weld County oPI
Engineering Department and the Colorado Division of Highways.Dedication and improvement of roads and 47 ......frontage roads may be required as a condition of development.
Breeze, Jan. 8, 1987 —./13 \,
Public Notices
•
industrial,and institutional uses to occur after-they have been reviewed and approved according to me
planned unit development(PUD)application process.The PUD process is an approach which promotes PUBLIC FACILITIES AND SERVICES
freedom,flexibility,and creativity.The Increased flexibility allows the landowner to work with site constraints
and land-use compatibility problems with abutting properties. The effective and efficient delivery of adequate public services is one of the primary purposes and benefits of
Development in the I-25 M.U.D.area will require an extensive system of services and facilities in order to effective land-use planning.Since the adoption of the home rule charter,rising county expenditures have created
maintain a quality working and living environment.It will also require careful consideration of surrounding substantial public interest in how to cut cost and increase efficiency of providing public services and facilities.
land uses and affected municipal and county comprehensive plans in order to promote desirable land uses Public services are government services such as police and fire protection,health services and welfare,
while protecting natural areas,agricultural lands,and water quality. and educational services and programs.Public facilities are physical structures and infrastructure such as
The lack of an adequate unitary sewer sanitation system has restrained development in the area.The schools,libraries,roads,maintenance facilities,water distribution systems,and sewage treatment facilities.
individual sewer systems presently operating in the area are not available for pa.poses of expansion and Municipal governments, county governments, special districts, and private companies are capable of
have a poor record of performance according to the Colorado Department of Health.In addition,there are providing such services and facilities.
numerous septic tank and leach field systems contributing to the ground water degradation and pollution Because of the expense and limited available funding,proper allocation of public facilities and services is
due to the high water table in the area.The central water and sewer collection systems will have a major important.Revenue to support public services and facilities in unincorporated Weld County is usually
influence on the future land uses within the area. generated by levying property taxes and user fees.
The infrastructure providers are: The type,intensity,and location of a land-use proposal are factors that determine the type and level of
services and facilities required.Effective and efficient delivery of services and facilities can be promoted by
—Domestic Water:Left Hand Water Supply Company.Little Thompson Valley Water District,Longs Peak assessing the needs end impacts of a land-use proposal,along with the existing and planned capabilities of
Water Association,and Central Weld County Water District; g the service and facility pre Co t that loantion.
One is fie objective Weld County is to and orur a timely,orderly,and efficient n. ncompement
of—Sanitation:The St.grain Sanitation District; public facilities and services to serve asre a beframework for rural and urban dev nntf In accomplishing
for urban
this objective,municipalities are considered to be the principal provider of services and facilities for urban
us
—Gas:Public Service Company of Colorado; Municipalities have the ability to coordinate the provision of adequate urban facilities and services under
—Telephone:Mountain Bell; powers granted by state statues and the constitution.The adopted town growth boundary areas are the most
—Electric:Union Rural-Electric- Association; logical areas for urban development to occur.Municipalities are designed to accommodate concentrations of
development and are in a position to plan the expansion of existing facilities and services as well as to
coordinate the development of new facilities and services.
—School: Vrain(RE-1J); Alternative facilities and service systems may be used for urban type development within the I-25 mixed
use development area and urban,growth boundaries area,with certain restrictions.The alternative facility.
—Police:Weld County Sheriff's Department; and service systems must comply with the standards set forth in the Comprehensive Plan,Zoning Ordinance,
—Fire:Longmont Rural Fire Protection District andboundary Regulations.Systems sav that o are proposed to be located within a municipality's urban growth
area y b required p in such a manner that they are compatible with the standards of
—Ambulance:Tri-Town and Longmont;and the municipality most likely to phase services into the area.They also may be required to meet state
9 regulations and standards.
Highways antl Colorado Department of Highways and Weld Count In determinigg service and facility adequacy for a land use proposal,it is the policy of the County to
pay. consider any evidence submitted by the representative of an entity responsible for providing such services
The general core area of the 1-25 M.U.D.area is considered to be in the vicinity of the intersection of I-25 or facilities.In addition,the following mini r residential,
and facility standards mint be ialm determining if
and Colorado Highway 119.This location is near the St.Vrain Creek and includes the existing development public services and facilities are adequate for esitlential,commercial, d industrial development.
at the Del Camino Area. FIRE PROTECTION
The boundaries of the I-25 M.U.D.Area are identified on page 46.In addition to the I-25 M.U.D.area The standards listed below for adequate fire protection shall be considered minimum unless more
boundaries,this map establishes a general outline as to how various acres can be expected to be stringent standards are established by the representative normally responsible for fire protection,the zoning
developed. ordinance,or the subdivision regulations.
The activity centers for mixed-use development are identified on the map shown on page 47.An activity
enter is a major concentration of development that requires good road access and high visibility.Activity 1.A rural water system must have sufficient volume each day of the year,to control and extinguish any and
centers are located within a one-quarter(rd)mile radius of Colorado highway interchanges along I-25 all potential fires at the proposed development site or zone district.
Weld County. 2.Roads serving the development must have a surface that is sufficient to travel every day of the year for
the purpose of controlling and extinguishing any and all potential fires at the proposed development site or
zone district.
Add 10 pages 46 and 47 3.The water supply system serving the proposed development site or zone district must deliver a minimum
of 500 gallons per minute at 20 pounds per square inch residual pressure for 30 minutes.
4.The Initial travel time to arrival at location of fire or emergency must be less than 15 minutes from the
time a call is received from She dispatch center providing service.
5.Any proposed development or zone district for the purpose of development must be located within a 5
1-25 M.U-D.AREA and ACTIVITY CENTERS GOALS mile radius of a rural fire protection station.
1.To plan and to manage growth within the-25 mixed use develo ant area and activity centers so as to 6.The entity providing fire protection must have the ability to respond with a minimum of 2 rire fighters per
g growpm pumper.
balance relevant fiscal,environmental,aesthetic,and economic components of the area. 7. Fire protection must be provided 24 hours a day.
2.To assure a well-integrated,balanced,transportation system which meets the public need with maximum
efficiency,comfort,safety, and economy. POLICE PROTECTION
3.To provide efficient and cost-effective delivery of adequate public facilities and services which assure
the health,safety,and general welfare of the present and future residents of Weld County and the area. The standards listed below for adequate police protection shall be considered minimum unless more
4. To maintain and improve the existing natural state of environmental resources. stringent s tandards are established by the representative normally responsible for police protection.the
5 To promote governmental cooperation in order to avoid duplicative of services and to provide zoning ordinance.or the subdivision regulations.er•nomies of scale.
6�To assure that new development occurs in such a manner as to maintain an attractive working and living 1.Police protection shall provide for call response,crime suppression.initial and secondary investigation
environment to apprehand perpetrators through overt and covert means. of orders of the court,enforcement of
applicable County ordinances,and the performance of activities necessary to preserve the public peace and
1-25 M.U.D.AREA and ACTIVITY CENTERS POLICIES safety lic hours a day with trained at personnel
2 Police protection n provide that the initial travel time to vat at received
location o an spatchemergency be
• An I-25 mixed use County
development tt area(d-Us M.U.D.)and activity centers shall be established and normally less than 18 minutes and seconds from theresidential.
time a call is van from the d s yeas center.
delineated on the Weld meunty Future Land-Use Map. n 3. Poke protection ll dee routine patrol of re aid stet business and is cod areas.
2.All proposals for commercial,se industrial,and tideal e (RUC.)
RUnt)within l the In M.U.D.and activity Police protection or shall include enforcement of local and state criminal and traffic codes by meansof
center overlaywilll he shall use the planned tyan unit ty development er a application ducts,s.The P.U.D. warnings, event a o for.
uses.Itwill
also
the developer flexibility and variety needed offer ment of plans
to products,services,and should
In the event a law enforcement eat minim is proposed,it must be'',n to according flan statues and
to s.
s.s Rid also gluey the developer m an opportunity to bout In the development ylans to surrounding lands, Should make provisions t0 meet the minimum standards listed above for police proteflon-
fa owners and the County sr important information about scud use compatibility and bout any services,
fa:pities.or utilitiesneeded to serve the proposal are sdde discussed and determined dwa adequate, COUNTY sure s +
3. New development shall rvelduchvrese impacts All to 0's wit and the ground area all use and should
,
e such the
grain
All P U.D. stria M.U.D. hall the sanitary rPle t t q to r.. ,.
s.-,vayu j.,,,,,ii awl te_peer dad by the St Vrain Sanitation District.All P.U.D water supply.systems shall o, , ,,„ ,.,-.rt ". <an r e...y r,s.,. r Y_rr° r.,_:.:°..r+, . ,,tun
e acompany.opmendbsoci'rvt a or of liar om.u,°°..,o.a-,.°..ov.�,.. ..a,,....°,... , e..
listed in the table below: en la lopment shall not exceed the following maximum density factors
Density Factors(Maximum) I I
R-1 (Low Density Residential dwelling units per acre ci..,-irrv.too - _.e. t,...,
R-2 (Duplex Residential) 6 dwelling units per acre ,,t- o. r. ,vv t°. --° ..-•0-3(Medium Density Residential) 8 dwelling units per a
R-4(High Density Residential) 15 dwelling units per acre -'- `-- - ——�
R-5(Mobile Home Park and Subdivision) 8 dwelling units per acre liy3,0xi t —.
5 New development shall demonstrate compatibility with existing urrounding land use in terms of: '. l '
general use.building height,scale,density.traffic,dust.and noise.
6.New developments shall bee encouraged to use innovative siting and design techniques to enhancextit
— - --- -
nco -rt v --
•
phi,visual features such as the Front Range the ST Vrain River and other natural drainage ways. - - ._sir -__-' -'" - --- ---
7.New commercial development shall be characterized by quality architectural design.Design features "` " --- "`° - - -
shall.n hide:landscaping plans for the entire development,efficient on-site traffic circulation plans with a o r o t a Individual n
— melt number of access points to state and county roads,low profile advertising signs,and sensitive ""•r.,u ..r ...rm or °�.° v ,,. p ,,.r.
acade treatment.
8.New industrial development should be designed to compliment the natural environment and exhibit a
campus-like"atmosphere.
9.Landscaping requirements shall be determined for the perimeter of the development by reviewing the
tensity of the proposed land-use development and comparing it to the surrounding land-uses.For example, raosv ratio°.,rticial e
denser planting shall be required between a residential use and an industrial use than between a residential High,,,
ppoiv.les onru_,'.«rr uest„r,or Rural and i.rb.v tgl ...for new tew15rrvvvws,
and small office use.In the case of extreme disparity between adjacent land-uses,structured buffer yards
including distance,walls,or berms may be required. LOLL 6
9. The clustering concept of residential units should be encouraged to reduce development and
maintenance costs,preserve natural features,and maximize open space.
1a New junkyards,salvage yards,landfills,and uses with open storage areas shall be encouraged to
locate in areas where they can be visually screened and can conform to health and safety regulations. The following services and facilities must be determined adequate and in accordance with the
Existing salvage yards and uses with open storage areas are encouraged to visually screen or to relocate to requirements set forth in the Comprehensive Plan.Zoning Ordinance.and Subdivision Regulations prior to
more compatible areas.The intent is to locate uses with an nattractive appearance and the potential to the zoning of a parcel for development or th'development of an industrial,commercial,residential,or
create adverse land use impacts to areas where they will not be a negative inducement for additional high planned unit development subdivision:
quality development. (1)availability of an adequate water system;
11.New developments,including major public utility facilities,shall mitigate adverse visual impacts caused (21 availability of an adequate sewersystem;
by outside storage,building scale,disturbed native vegetation,and other such activities by screening and/or (31 availability of adequate transportation system;
buffering. (5)availability of adequate fire protection;
12.Advertising signs shall s be compatible with the surrounding environment.Signs shall have a low profile, (6)availability of adequate schoo protection;
and be shared when possible. (7)availability of adequate parks facilities, and
1 particularly
off-premise
-County and State sign interstate
a shall be ighwa enforced within the -25 planning area, (7)availability of adequate parks and open space.
14.All d ev lop signs t along interstate and state haghwess.
14.All new development results
ltsnt shall comply with the public producing
and service section of this plan.New PUBLIC FACILITY AND SERVICE GOALS
development unless
results e elopment publicvid cost while guarantee insufficient public revenues e shall
discouraged snleed such aced, ines adequate guarantees that public facilities and services are 1.Require
efficient and cost-effectiveandic delivery rofe public facilities and services.
effectively.I installed, that and maintained. 2.Requee adequate facilities 1Weldand services to assure the health,safety.and general welfare of the present
15. it is determineddevelopment,
ve tnt, publice facility or t to ayt maintenance oslf are required for or and future residents of Weld County.
ceased bym the de nt d ma the maintenance.
developer will service od required pay re for the cost of the public e facility the
service improvement and maiprocesse.The methodology for compensation shall be determined during the PUBLIC FACILITY AND SERVICE POLICIES
and-use application review process.
1. Development that requires u lees urban services and mixed
use shall e p encouraged to locate enter a
The developer shall submit the fallowing: m2. Development
urban will l be boundary area, f I•25 pr nixed use are op the local
and activity01if centers.
2. Developmentn ongoing go od ro pay its aintenanc l shtse q tee to cal icet5 cf development.
(1)Ir hichh accurately d idebutes all users of the astru tture im rovements a and maintenance; im I n emeuts,ati fig a ai g l operating and was costs required to service such mead on the
(era proposal ar which equitably distributes the costs of infrastructure improvements and maintenance by 3.In evaluating aland-use application,it isnf Weld that County will consider v its physical and fiscal t the
user share;and local pmenl and fire district.if it is found that the district involved addi will,a a result of the proposedang-
(a)a ld that iplied.es the appropriate time that infrastructure improvements and maintenance development,wenb require additional bat facilities incur is ri requiring additional localatrevenues, the
land-use
charges should be applied. project will county required c uragebtte}develop the diofriat far the coats dcostle ahtivet tran p the pro(and
4.late ste will oco ione the development entitcluster
of a balanced and cost-effective transportation and
This information will beet ctur by the Board tofhe
„count Commissioners die in determining an equitable circulation system to promotion nthigher activity
c centers.
This
in and around existing municipalities i ens and the d
means w develop lent sth co costs among the county at large,tion direct per and the prvplopes 25 mixed ri development investment aream and a xistin public will help to ensure that maximum efficiency and
16.All e new development shall comply pply with the ads and
ys affected
lofe this hert Access to properties use are onavetl on i services t existing public facilities.
shalldevelopment pe the r ulatio asy tese lu coon of ignes and hat theys o noted by rte ighway tr development. 5.Rtible withtiot of services and fCempre shall be pposoa if it will lice to development that is not
be rated circulation pr p systems ddevelopment all en emus co fo mat the re not endat highway travel.TrCou ty compaciliti with sery Weld Cose Comprehensive Plys ba sow Pond.
En in eing r nt and th loradoDi must ision f High to the i recommendations of the Weld e dsuntd 6.Facilities with
thrvi future
proposed within a municipality's uelaurban growth boundary should be designed for
frontagefr e1reads Department may be and
dhe Cas ad condition off devvelopmeDetlication and improvement of roads and compatibility of thensame facility or serval ice shouldbe ned ncour the area.
raged to avoid duplication of costs and
17.All new development shall comply with the mineral resource section of this plan.This includes promote efficiency,
locations determined to contain commercial mineral deposits and mineral extraction operations and 8.Any proposal for development or the creation of a zone district for the purpose of development must not
reclamation plans. produce an undue burden on existing facilities and services.
18.Development shall be restricted or required to mitigate adverse effects in areas characterized by flood
plains and geologic hazards. TRANSPORTATION
19.New development should preserve identified aquifer recharge areas.Where teasiole,drainageways should be maintained in their natural state to ensure optimalre-charge. INTRODUCTION
20. New development shall minimize impacts to air quality. Weld County
's Fugitive dust shall be controlled by practices acceptable to the responsible government agency. transportation system is a street and highway plan designed to provide for the safe and
22 Natural vegetation should be retained on-site to the greatest degree possible, efficient movement of people and goods to and from the County and to insure safe and coninuous access to
23.Disturbed areas shall be revogetated immediately following construction.In order to minimize wind and land.The state highway system and the County's road system provide a network which functionally
soil erosion,temporary stabilization measures shall be established on all such areas. integrates into the transportation plans of municipalities within the County
24. New developments should be encouraged to select native soecies for revegetation. The highway and road system in Weld County is managed,in part,by the Colorado State Highway
25.State Park and Recreation areas shall not be altered by new development. Department,Weld County,and the twenty-nine(29)municipalities in the County,Weld County's road system
26 Inn coordination of other municipal,county,regional,and state growth policies and programs which presently consists of five hundred fifteen 1515)miles of paved roads and two thousand eight hundred
include this area shall be evaluated in order to minimize discrepancies,promote a better understanding of eighteen(2,818)miles of gravel roads.In addition,there are currently four hundred eighty-seven(487)miles
growth dynamics in the area,avoid duplication of services and to provide economies of scale. of state highway system and several hundred miles of municipal roads.
27.As conditions warrant,the county should complete a formal"Planning Area Profile"The profile should Almost every jurisdiction has a process for classifying streets arid-highways according to the character of
include:Public facilities and services data,socioeconomic data,natural environmental resources,and visual service they are intended to provide.Basic to this process is the recognition that individual roads and streets
and cultural resources.The purpose of this information would be to provide the user of this plan with existing witnin a jurisdiction do not serve travel tndapendently in any major way.Rather.most travel involves
conditions,opportunities,and constraints within the I-25 planning area.In addition,the information could movement through several jurisdictions and through a network of roads.Therefore,in order for travel to move
also be used to update goals,policies,and programs in the future. in a logical and enicienl manner,the jurisdictions should coordinate respective transportation goals and
policies. '
\14 — Breeze, Jan. 8, 1987
Public Notices-
•
At present,the County's role in rail transportation is limited to land-use considerations through the
ROAD CLASSIFICATIONS administration Of he zoning ordinance.The primary regulatory agencies are located at the federal and state
levels.
Roads within the County are classified according to the functions they serve with respect to the total TRANSPORTATION GOALS
highway system This system includes the Colorado Department of Highway's rural s principal arterial and rural
minor arterial classifications,and the County's road system.The County's road system includes arterials, 1.Provide a street and highway system which moves people and goods in a safe,economical,and efficient
collectors,and local roads maintained by the County.These classifications conform with the Final Report manner.
for the Development of a Pavement Evaluation and Maintenance Management System in Weld2. Provide for a unified and coordinated county-wide street and highway system.
County(1985).The County's road system generally serves travel of infra-county rather than of statewide 3.Establish policies and standards for the regulation of access to streets and highways from abutting land-
importance.It constitutes those routes where predominant travel distances are shorter and more moderate uses and intersecting roads.
speeds are typical than a
those of the Colorado Department of Highways. 4. Develop the County's planned system of roads and streets in manner which is cost effective.
ro
ad arterial county is a major road that covers a length of the County.The average daily traffic is 5. Maximize the compatibility f roads,streets,and highways with adjacent land-uses.
gminimum in reater than six hundred fifty(650)vehicles.The number of access points on an arterial should be kept to a 6 Provide a balanced approach to transportation system development giving due consideration to all
order to maximize traffic flow and promote safety.Weld County Road 49,west of Kersey, modes of travel.
between Colorado Highway 34 and Interstate 76. is an example of a County arterial road.
A collector in the county road system primarily functions to expedite movement in the local area.The TRANSPORTATION POLICIES
average dally traffic on a collector is two hundred(200)to six hundred forty-nine)649)vehicles.Collectors '
son erve a dual function between mobility and land access by connecting local roads to arterials.Access points 1.The County shall review and determine that all road,street,or highway facilities are adequate in width,
collectors should also be kept to a minimum.imum in order to maximize traffic flow and promote safety.Weld structural capacity,and classification to meet the traffic demands dictated by any proposed zone distric'
County Road 31,north of Greeley.from Weld County React 66 to Weld County Road 74.is an example of a subdivision,or development.
collector u2.The County will,as a condition of land development,require improvement of county roads when dictate°
Local county roads are designed for low speed and low traffic volumes.They provide the first access link by traffic demand and land development patterns.
beetween individual properties and the higher mobility highway system.Local roads carry traffic volumes that 3. The County shall maintain
a road classification system so that county roads are designed and
arlets than two hundred(200)vehicles a day.Weld County Road 35,south of Evans,from Weld County maintained according to their planned function.
Road 04 to We'd County Road 54, example of a local road. 41 ty The County will tl n'andprotde a roas sy
stems.
of roads and streets which unity and coordinate with other 51y
As mentioned earlier,the highway art system includes the Colorado Department of Highways rural 5 The b f points on collector and otter al roads u
hall be kepi to a order to
principal t and rtes 'tc t cl
assification lastcation haracterstcs have been minimize interruptionto traffic flow and to promote safety.Local roads shall be utilized for access to
Paraphrased from the National Highway Functional Classifications and Needs Study,Manual B adjoining property
(1920-1990). 6 Pr Private streets in planned unit developments,subdivisions.or other developments that are p.vately
The rural I prncipal arterial system consists of a network of routes which serve corridor movements of maintained.shall be developed to county adopted standards and be maintained by the benefi fling property
substaatial l w 7interstate navel. .T'r I principal arterial system designed l0 serve urban areas w 5 d/ developer.
with copyt'oe of 25,000 and greater Thrs systemdivided intot (2)categories consistin of the 7.The County shall emphasize maintenance and upgradingexistingroadway facilities over the provision of
is interstate sys an tem other p p t- I' U.S.Highway 8 example f p'crpal arterial,and 25 e f a' order to protect its investment.Any new county facilities should be designed to m
the provision example of f travel interstatehighway The of 1abutting d should be subordinate to tut t o f minimize
The I t d system i h traffic
movements
oowith this h yst 8.Any bd 's ing or other development which causes more traffic to access prt0 a county road
nelw 1 it and' g=.r t h e arterial should p d arterial eycterr forma rural shall be -q d, c a condition of approval to dedicate any additional right of way necessary to meet
provide 'c corridors with trip countystandards.
length,and density d travel
by a rural collector t The arterial lv 9.The County shall adopt appropriate protect publ c airports G structures
Y9 1 I hpro [shouldexpected d 5 gh d t I byrestricting d reducing i rf nce to and h
Ihro q provisions shell located co t t Yh the rc sale of r Ad Craton myatb ew
Th s b d t e f W Id a ty.St d ds are Burr ndi 1 seanc n terns s shf II be lus as that are safe for p t ns and corn pat ble with
establ h which
d the development ei them ansportat or system throughout the unincorporated areas Surrounding uses c general use, noise, dust. traffc.Scale and densly
of the Cpunw.Tne Tryrispertatran Section Li—elateswith the Agricultural and Urban Development Sections
of the ° hen Plan The TGasporml on Plan Map on Page 66' tIf es the 'nit ng and future
ad /slam foe County- ADD PAGE 66 a
AIR TRANSPORTATION
The -id County p f rod ;hen
rot d ingo0 Ordinance Ne 147 on motion duly made and seconded.adopted by the following vote cn
47.The rt classified- .,illy ta•port s rg al way
001 geteras lit County except
ry,A.D 1987.a
r'he 1 J _ -e.This 1 >t accommodates over 200.000 oe e xce
take F pest (landings and BOARD OF COUNTY COMMISSIONERS
A r 1 the rt e [ y gi.t owe d c WELD COUNTY,COLORADO
of Com e he G.'n my C h l.o'r n 1959 was engine
adopted by the Weld t County Board
n s I a d I.'. Greeley-Weld County Airport Authority in August of
1980. lspew, na-ntenance. d 'lion _ -- --- — —
about acquisition.improvements. ---- __ -- -- --- y. --
and p d t Gordon E Lacy.Chairman
g th I
Airport srte .- d F p t h ly between the airport and adjacent land-use C. N.Kirby, Pro-Tam
mpo d d g R- d t l developments other
n 't shave
traditionally d f t with b fl c activates t t airport,Also.structures and uses can pose. Gene R eraniner
a hazard te aucraff.f 'd his p vblem an obstruction and approach zone overlay zone district has been
Ostab(sl ed to control bu Id ng he.ght.
The T-i-County Airport is also a general utility airport located in southwest Weld County.north of Colorado Jacqueline Johnson
Highway 7 and west of Weld County Road 3.The Tri-County airport accommodates over 50,000 operations a Frank Vemaguch
year
Tnoand basically serves sight single and aircraft In Wald, Boulder and Adams Counties' ATTEST: Mary
are
a'
ma6ority f shall private use airports e simple art sups that s e personal needs.Agricultural ot Ann Feuerstein
spraying d light single engine aircraft used recreationally are typical examples.The location and use of Weld County
these all airports are reviewed on an Individual basis with land-use compatibility demonstrated and Clerk to her Board
Recorder
RAILROAD
BY:Tommie Antuna
Weld linty is served by two class one and one class three railroads A class one railroad is one with a Deputy County Clerk
.
gross t oileration revenue f$50 mill-on or none (ally from railroad operations A class three railroad is APPROVED AS TO FORM:
n grosses less than 20 million a revenues a year.
TheBurlington Northern (BNRRn operates an est/west mainline through southeast Weld County Thomas O. David
connecting Denver with major midwestern rnarkefs.This line averages twenty-five train movements per day Count
through the County BNRR a operates a nsignaled,slow speed twenty-five mile long branch line Y Attorney
betweer Greeley and Fort Collins with a total train movement of one per day
The Union Panic(UPRRI operates a io h south double track mainline with centralized traffic control First Reading December 10, 1986
between D and Cheyenne This 'n the futuresupport a ot t p V .ay/Denver passenger Publ' ti December 11. 1986
operation averaging an heach way.The °redo State Rail Plan indicates that nine trains a day operate
on this The UPRR loo operates n east/west line across southeast Weld County wlh a total of Seco d R tlng. December 22, 1986
(our movements a day. Pubi cation. December 25, t98g
The G.ear Western VVestern hallway(GWRR)operates frergra service from Loveland and Windsor to Johnstown and
Milliken,with branches,o Welty,Longmont.and Eaton.Freight consists of coal fertilize corn products and Third Reading'January 5. 1987
other agricultural products. Publication:January 8, 1987
A potential for conihct exists between railroad fines and other land uses within urban growth boundaries EFFECTIVE DATE:Janus
and the I-25 mixed-use development area.Municipal type uses and services are planned for both of these January 13,Breeze
areas which will increase auto and pedestrian traffic,and the number of noise sensitive uses Potential Published in the Johnstown Breeze
conflicts could be avoided by separating crossing points for trains from other vehicular and pedestrian traffic.
and separating noise sensitive uses by distance or utilizing noise abatement technioues
/ T
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AFFIDAVIT OF PUBLICATION
THE JOHNSTOWN BREEZE
STATE OF COLORADO )
ss
COUNTY OF WELD
1, Clyde Briggs, do solemnly swear that I
am publisher of The Johnstown Breeze; '
that the same is a weekly newspaper
printed, in whole or in part, and published
in the County of Weld, State of Colorado,
and has a general circulation therein; that
said newspaper has been published
continuously and uninterruptedly in said
County of Weld for a period of more than
fifty-two consecutive weeks prior to the
first publication of the annexed legal notice
or advertisement; that said newspaper has
been admitted to the United States mails as
second-class matter under the provisions of
the Act of March 3, 1879, or any
amendments thereof, and that said
newspaper is a weekly newspaper duly
qualified for publishing legal notices and
advertisements within the meaning of the.
laws of the State of Colorado.
That the annexed legal notice or advertise-
ment was published in the regular and
entire issue of every number of said weekly
newspaper for the period of ..1... consecu-
tive insertions; and that the first
publication of said notice was in the issueg
said newspaper dated 12-Z.Y A.D. ib....,
and that the last publication of said notice
was in the issue of said newspaper dated
A.D. 19
In witness whereof I have t >reunto set
my hand this ..3..7 day of re
A.D. 1992‘.
Publisher
Subscribed and sworn to before me, a
Notary Public in and for the Co my of
WeJ4 State of Colorado/this ...3,L. day of
..Gtic.`.. A.D. 19.4-4-'/�/
iiLreer7 6i % i.•Rw
Notary Public
My commission.E?EAites'.,ea 1,,n X77
co 6'5":3S
Public Notices
WELD COUNTY
� a
WIDc
COLORADO
COMPREHENSIVE PLAN
DRAFT
OCTOBER 31 , 1986 •
BOARD OF COUNTY COMMISSIONERS
•
•
Jacqueline Johnson,Chairman
Gordon e acy, pro Braetem
Gen ntnr
W.C.Kirby
Frank Yamaguchi
WELD COUNTY INC COMMISSION
•
Jack Holman,Chairman
Ann Garrison,Vice-Chairman Louis Rademacher
Lynn Brown Lydia Dunbar
LeAnn Reid Doug Grail
1I Paulette Weaver
Ivan Gosnell
t ..
— Comprehensive Plan
Public Notices
DEPARTMENT OF PLANNING'SERVICES
The Subdivision Regulations is also a regulatory document.This document defines regulations and
Chuck Cunliffe,Director minimum standards for subdivision development,including design standards for facilities,utilities,and other
improvements.The subdivision regulations also explain the procedure for submittal of subdivision plans.
Rod Allison Principal Planner
Keith Schuett Current Planner The Zoning Ordinance and Subdivision Regulations are intended to implement the goals and policies of
Debra deBesche Current Planner the Comprehensive Plan.
Gloria Dunn Current Planner
Bill Cockroft Planning Technician PRINCIPLE PLAN COMPONENTS
Roberta J.Good Office Technician IV
Donna York Office Technician III Goals and policies are the two principle components of the Weld County Comprehensive Plan.The goals
are expressed as written statements and represent the direction the Weld County citizens have selected for
IVE PLAN REVIEW AND ADVISORY COMMITTEE the future. The goals were developed and adopted with input from the public, civic organizations,•
municipalities,and agencies of the State of Colorado and federal government.The adopted goals of the
Jack Holman Chairman comprehensive plan provide public officials and private citizens with criteria for making planning decisions.
Ann Garrison Planning Commission
Doug Graff Planning Commission The Comprehensive Plan policies are expressed as written statements and maps.The written policy
Paulette Weaver Planning Commission statements are specific guidelines for public and private sector planning decisions The policy maps
Sharon Linhart Planning Commission,former graphically identity existing and future general land-use classifications.The policy statements and maps n
Jacqueline Johnson County Commissioner,ex officio provide additional background and clanfication to the County goal statements.
W.C. Kirby County Commissioner,ex officio
Chuck Cunliffe Director,Department of Planning Services WELD COUNTY PLANNING PROCESS
Lee Morrison Assistant County Attorney
Rod Allison Project Planner and Coordinator The Weld County planning process is designed to provide a consistent review of individual land use
matters. The Department of Planning Services staff, Board of Adjustment, Weld County Planning
ORDINANCE NO. 147 Commission,and Board of County Commissioners are the four groups responsible for making planning
decisions in Weld County.The Comprehensive Plan,Zoning Ordinance,and Subdivision Regulations are the
REGARDING THE ADOPTION OF AN ORDINANCE ENACTING COMPREHENSIVE REVISIONS TO essential documents describing the Weld County Planning review and decision making process.These
PORTIONS OF THE WELD COUNTY COMPREHENSIVE PLAN documents are adopted as ordinances in accordance with the Weld County Ordinance Procedure set forth in
Article III,Section 3-14 of the Home Rule Charter.
BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF WELD COUNTY,COLORADO:
The Weld.County Department of Planning Services welcomes the opportunity to discuss the planning
• WHEREAS,the Board of County Commissioners of Weld County,Colorado,pursuant to Colorado Statute and process with interested persons.Most initial discussions and inquiries about the Weld County planning
the Weld County Home Rule Charter,is vested with the authority of administering the affairs of Weld County, process,including land-use applications,site plan review procedures,and the zone district classifications
Colorado,and begin with the Department of Planning Services.
WHEREAS,the Board of County Commissioners has the power and authority under the Weld County Home When the Department of Planning Services receives a(and-use application,it is processed and reviewed
Rule Charter and Article 28 of Title 30 CRS,to adopt planning goals and policies for the unincorporated for compliance with the appropriate sections of the Comprehensive Plan,Zoning Ordinance,and Subdivision
areas of the County of Weld,and Regulations.The type of land-use application determines the administrative body responsible for review and
decision.For example,a Use by Special Review Application is initially processed by the Department of
WHEREAS,the proposed Comprehensive Plan revisions have been reviewed by a Comprehensive Plan Planning Services.The Planning staff prepares a written recommendation for the applicant and presents that .
Study Committee and the Weld County Planning Commission,and a recommendation to the Weld County Planning Commission in a public meeting.The Weld County Planning
Commission reviews the information presented, evaluates any public testimony and formulates a
WHEREAS,the Board of County Commissioners of Weld County hereby finds and determines that there is a recommendation regarding the land use application.The Planning Commission's recommendation is then
need for a comprehensive revision of the comprehensive plan for the County of Weld and that this forwarded to the Board of County Commissioners.In a public meeting the Board of County Commissioners
Ordinance is for the benefit of the health,safety,and welfare of the people of Weld County. reviews the Planning Commission's recommendation,evaluates any public testimony and makes a decision
regarding the Use by Special Review Application.
NOW THEREFORE BE IT ORDAINED by the Board of County Commissioners of Weld County Colorado that
the Weld County Comprehensive Plan be repealed with the exception of Chapter 3,Section C.through E. This land-use decision-making process is a response to the public's desire to understand and participate.�wT
(pages 66-83),Chapter 4,Section A.,Subsection 3-5,(pages 130 and 131),and the Mineral Resource Study The Comprehensive Plan,Zoning Ordinance,and Subdivision Regulations enable the public to examine the r
and Extraction Plan and re-enacted to read as follows: relationship between general land-use planning goals and specific policies and regulations.The Weld County
planning process combines the interaction of elected officials,appointed administrative officials,and the
BE IT FURTHER ORDAINED,that an applicant for a land-use who has not yet been heard prior to the support staff of the Department of Planning Services.
effective date of this ordinance before the Planning Commission or,if applicable,the Department of Planning
Services for matters not considered by the Planning Commission,will be considered under the terms of this COMPREHENSIVE PLAN AMENDMENT PROCEDURE
Ordinance.However any applicant whose land-use application that is pending before the Board of County
Commissioners on the effective date of this Ordinance will have the option of preceding under the prior It is necessary to periodically review and evaluate the Comprehensive Plan so that it remains an accurate
provisions of the Comprehensive Plan or requesting that the application be remanded to the Planning statement of county land-use goals and policies based on current data.Theretore,the planning process is .
Commission or,if applicable,the Department of Planning Services,to repeat the review process using this continual in order to prevent obsolescence due to changing conditions and to guide decisions toward the
Ordinance. needs and wants of Weld citizens.As changes in the social,physical,or economic conditions of Weld County
occur, it may be necessary to reevaluate and change the land-use goals and policies.
BE IT FURTHER ORDAINED,if any section,subsection,paragraph,sentence,clause or phrase of this ,
Comprehensive Plan is for any reason heldor decided to be unconstitutional,such decision shall not affect The following procedures have been established to amend the Comprehensive Plan.
the validity of the remaining portions.The Board of County Commissioners hereby declares that it would .
have passed this Comprehensive Plan and each and every section,subsection,paragraph,sentence,clause 1.An overall review and update will be conducted at least every ten years or earlier as directed by the
and phrase thereof irrespective of the fact that any one or more sections, subsections, paragraphs, Board of Commissioners.The update should include an evaluation of the entire Comprehensive Plan.The
sentences,clauses, or phrases might be declared to be unconstitutional or invalid. procedure involved in the update shall include an opportunity for the general public,Department orplanning
Services,municipal,state,and federal agencies to submit proposed changes and to review and comment on
• TABLE OF CONTENTS Page any amendments being considered by the Planning Commission and the Board of County Commissioners.
Statutory Authority 1
Comprehensive Plan Definition 1 2.Individuals may submit a proposal to amend the Comprehensive Plan in accordance with the following
Relationship to Other Planning Docurients 1 procedure:
Principle Plan Components 2
• Weld County Planning Process 3 A.Comprehensive plan amendment proposals shall be considered annually with a public hearing process
Comprehensive Plan Amendment Procedure 4 beginning in November of each year.
Tax Limitation and How.It Impacts Planning Considerations 7 pay for the cost of legal publication of the proposed amendment.
County Population 10 B.The petitioner shall
Existing Land-Use • 14
Future Land-Use 16 C.A typewritten original and eleven(11)copies of the purposed Comprehensive Plan amendment must be
Agriculture. Introduction 19 submitted to the Department of Planning Services no later than October 1 of each year to be considered for
Understanding fhe Agricultural Industry and Its Benefits 20 review and public hearings.The following items shall be submitted as part of the proposed amendment —
r- U 'tliiuW�' , '- 22 iii o statement describing why the comprehensive plan is in need of revision,
Agricultural Goals 25
Agricultural Policies 26 (2)a statement describing how the proposed amendment will be consistent with existing and future goals,
Urban Development: Introduction 30 policies,and needs of the County;and
Urban Growth Boundaries 30
UGB Goals 33 (3)a statement describing how the proposed amendment will not place a burden upon existing or planned
UGB Policies 33 service capabilities.
Unincorporated Communities 35
Unincorporated Community Goals 35 D.The Department of Planning Services shall upon submission of a request to amend the Comprehensive
• Unincorporated Community Policies 35 Plan:
•
(1) ensure that all application submittal requirements are met prior to initiating any official action:
Industrial Development
Industrial Development Goals 36 (2)set a Planning Commission hearing date;
Industrial Development Policies 36
36 (3)arrange for legal notice of said hearing to be published one time in the newspaper designated by the
Commercial Development Board of Commissioners for publication of notices.The date of publication shall be at least ten(10)days
Commercial Development Goals 38 prior to the hearing;
Commercial Development Policies 38
38 (4)arrange fora press release regarding the proposed amendment in order to inform as many Weld
Residential.Development 40 citizens and interested parties as possible; and
Residential Development Goals
Residential Development Policies 4400 (5) prepare a recommendation for consideration by the Planning Commission.
Planned Unit Development(PUD) E.The Planning staff's recommendation shall consider whether
PUD Goals 42
• PUD Policies 42 (1)The existing Comprehensive Plan is in need of revision as proposed;
42
County;;(2)the
an he proposed ,
amendment will be consistent with existing and future goals,policies,and needs of the
The I-25 Mixed-Use Development Area II-25 MOD.) and 44 C
Activity Centers . ro
1-25 M.U.D.and Activity Center Goals 48 (3)the proposed amendment will place a burden upon existing or planned service capabilities.
I-25 M.U.D.and Activity Center Policies 48
F. The Weld County Planning Commission shall hold a public hearing to consider the proposed
Public Facilities and Services 53 amendment to theComprehensive Plan text and maps.The Planning Commission shall recommend approval
Public Facilities and Service Goals 58 or denial of the proposed amendment to the Board of Commissioners.
Public Facilities and Service Policies 58
G.The Planning Commission shall consider the proposed amendment, the Department of Planning
Transportation: Introduction 60 Service's recommendation,and any public testimony and determine whether:
Transportation Goals 64
Transportation Policies 64 (1)the existing Comprehensive Plan is in need of revision as proposed;
Tables (2)the proposed amendment will be consistent with existing and future goals,policies,and needs of the
County;and
1.Weld County Population History and Forecast 11
2. Population Projections by Census Tract 12 (3)the proposed amendment will place a burden upon existing or planned service capabilities.
' 3. Municipality Population Projections 13
4. Existing Land-Use in Weld County 15 H.The Board of Commissioners shall receive the Planning Commission recommendation e a public
5.Size and Population Estimates of Municipalities in Weld County 18 meeting.Receipt of the recommendation shall constitute the first reading of the Coln Comprehensive Plan
6.County Road System 56 Ordinance.The second reading and'public hearing shall take place not more than sixty(60)days after
receipt of the Planning Commission recommendation.At the close of the public hearing,the Board of
Maps Commissioners may amend the Comprehensive Plan according to the procedures established in Article III
Section 3-14 of the Home Rule Charter for Weld County.
1. Urban Growth Boundary 32
2. 1-25 M.U.D.Area Conceptual Land-Use Plan 46 1.The Board of Commissioners shall consider the proposed amendrnerp the Planning Commission's
3. 1-25 M.U.D.Area and Activity Centers 476 r:recommendation,and any public testimony and determine whether.
4.Transportation Plan Map 6
(1)the existing Comprehensive Plan is in need of revision as proposed;
STATUTORY AND HOME RULE CHARTER AUTHORITY
Section 30-28-106,Colorado Revised Statutes,requires all County Planning Commissions in the State of ) h
County;and
Colorado to prepare and adopt a master plan for the physical development of the unincorporated territory in •
the county. (3)the proposed amendment will place a burden upon existing or planned service capabilities. I
Article III,Section 3-8 of the Home Rule Charter provides that the Board of Commissioners shall be the TAX LIMITATION AND HOW IT IMPACTS
governing body of the County.Article IV,Section 4-4 sets forth the authority for the administration and ING CONSIDERATIONS
coordination of planning,zoning,and inspection in Weld County.
The Weld County citizens voted in favor of home rule county government on September 9,1975.The
COMPREHENSIVE PLAN DEFINITION consensus was that home rule offered such advantages as greater responsiveness through local control,
broader representation and opportunities for increased efficiency and economy of county government.
The Weld County Comprehensive Plan is the document intended to fulfill the master plan requirement
• pursuant to Colorado State Law and,in part,to set land-use policy pursuant to the Weld County Home Rule Article XIV,Section 14-7,Limitation on Annual Tax Levy,is one of the most significant local control
Charter.The Comprehensive Plan document is intended to be used for the general purpose of guiding and concepts implemented by the Weld County Home Rule Charter.The limitation imposed by Section 14-7 of
accomplishing the coordinated,adjusted,and harmonious development of Weld County.The plan includes all the Home Rule Charter is as follows:
geographic areas of the County.It establishes policy guidelines for existing and future land-use decisions.
The Comprehensive Plan was originally developed by the Weld County Planning Commission and adopted Section 14-7—Limitation on A 1 Tax Levy
by the Board of Commissioners in 1973.
(1)Limitation.Except as otherwise provided herein,all ad valorum tax levies for county purposes,when
RELATIONSIP TO OTHER PLANNING DOCUMENTS applied to the total valuation for assessment of the County,shall be reduced so as to prohibit the levying of
a greater amount of tax revenue than was levied from ad valorum taxation in the preceding year plus five per
The Comprehensive Plan identifies specific land-use goals and policies that are intended to provide cent(5%)except to provide for the payment of bonds and interest thereon.
guidance and direction for existing and future land use.The basic documents used by Weld County to carry
out the goals and policies of the Comprehensive Plan are the Zoning Ordinance and Subdivision (2)Increased levy—procedure.
Regulations.
(a)If the Board be of the opinion,the amount of tax limited by the preceding section will be insufficient for
The Zoning Ordinance is a regulatory document. It defines land-use application procedures, the county needs for the current year,it may submit the question of an increased levy:o the County Council, -
responsibilities,and permits.It also defines standards and regulations pertaining to zone districts,overlay and the County Council shall examine the needs of the County and ascertain from such examination the •
districts,non-conformance,enforcement,and Board of Adjustment. financial condition thereof.and if in the opinion of a majority of the County Council that the County is in
•
Comprehensive Plan — 3
Public Notices
need of additional funds,the Council may grant an increased levy for the County in Such amount as it deems POP!':.11110'; Pao.;F.CTIn'.G l'. C::::S.:5 ':'t...l appropriate,and the County is authorized to make such increased levy.However,no such excess levy shall
be granted which will allow a greater revenue than would be produced by applying the previous year mill
levy to the current years assessed valuation. Census Sricc Si-p (nn. nil 1^186 19,0 :ono ,010
(b)In case the County Council refuses or fails within fifteen(15)days after submission to it of an adopted llreeluv 14 5c2`0 61 21513
budget to grant such increased levy,or all of it,or in the event an increase beyond that which the council is 909 353
authorized to grant is sought,the question may be submitted to the qualified electors of the County at a %•0' 36.5 4039 1 I 9c3 5'1
general or special election called for that purpose. 10 5.5 103C8 11135 I-992 769
(c)Due notice of submission of the question of whether to grant the increase levy shall be given by the '4'01 21.5 4743 1?^9 Cl'53 7752
County clerk for at least thirty(30)days in advance of the date set for the general or special election by l5 65 47:.0 �!7 643, i 7:2
giving a public notice as provided herein.If a majority of the votes cast at any such election is in favor of the 16 89 3506 3059 4759 5704
increased levy as named in said election notice,then the County may make such increased levy. 17 70 5245 5723 7120 6533
(d)In the event such increase shall be voted by the electors under the preceding subsections,the 18 126.5 35:8 911;5 c816 5772
ncreased revenue resulting therefrom shall be included in determining the five per cent(5%)limitation in the 19.01 ;0 8863 9705
I=('?_' 14419
-ST.*
'� following year. n 56 __839 31:1.0 39:2 4700
SI In the simplest terms,the impact of the limitation means that the County Commissioners are limited in `0 103 I IGC9 1':16 083' 1.7910
raising property tax revenues to the preceding years property tax revenue from ad valorum taxation of all '-1 151 7930 0'.52 1R32 1'982
county funds plus 5%.In the event the Board of County Commissioners wishes to exceed this limitation they 2.01 41 1845 _053 2532 3034
may request approval from the County Council to exceed the 5%limitation up to an amount equivalent to the 22.02 17 5101 5680 701:b 8396
preceding years mill levy times the current years assessed valuation.In short,the Council may allow the 23 112 3913 4306 5311 6365
property tax revenues to increase to an amount equal to the increase in assessed valuation annually.The
Council's authority only comes into effect if the current years assessed valuation through growth and/or --4 555.5 9=0 1034 12'5 :529
reappraisal exceeds a 5%rate,The Board may take any mill levy increase to the voters in the event the _5.01 ' 1981 23^9 .^.639 32'5 ;901
Council denies an increase or if the increase that is requested is beyond the authority of the Council. _„"_ 518.5 3613 79,2 .-_ ,856
The impact of the Charters 5%limitation in a time of economic growth in the County is to lower the mill
levy to all poperty owners instead of capturing any of the added revenue potential from the new ..our__. .. ,u of Census - -
construction which would help pay for the added county services required. - - _ •� -.I,r. v --."s.
The county mill levy has been lowered consistently since the adoption of the charter.The mill levy was - - redo Division of Lcc:,1 G - .. - 2en,-r r.:_!•._c r'..c c_en.
25.82 in 1975.The ill levy in 1986 is 19.648.The growth of the county's property taxation has been I_t^s=r. :"t5. Co iora3o =o_u_.,.__o xc
n
effectively limited by Section 14-7 of the Home Rule Charter.
3. _L Count,/use
The background information presented on -- =nsus the Home Rule Charter and its tax levy limitation helps to Trnct D fort c0ene. ....�.
explain the critically important relationship between the Charter,the Comprehensive Plan,and growth in - r.-cs for ..e_,. ,:o1.19,... `
Weld County.
The county receives limited additional property tax revenue from the taxes assessed to new industry and Voce: Census :ac projections have been rounded .o ,h,2 '.a.-__-: elf_r
development.The additional assessed value attributed to new development and industry results in lowering number.
- the taxes paid by all Weld citizens but limits the county in obtaining added property tax revenues to support
the costs of county services required by the new growth. /
The county is not relieved of its responsibility to provide services to new growth by the fact that it does not
receive additional income when growth occurs.The county must still allocate funds to provide many services
because of legislative mandates or because the services are inherently county wide in scope. r
., The county's ability to provide services under the existing budget limitations is decreased significantly by a
the combined effects of inflation,growth,and budget reductions at the federal and stale levels.The - -'
consumer price index,an accepted measurement for inflation,has increased an average of 7.6 percent a
year since the adoption of the Home Rule Charter.In addition,Weld County's population has increased an •-•
average of three and one-half percent a year since 1976. Ov^"
The current economic,legislative,and growth conditions are not conducive to meeting all the needs and - -
demands being placed upon local government when the combined rate of inflation and growth are greater / r f
s
than the Home Rule Charters 5%tax limitation.As long as Weld County is responsible for the delivery of If/
-x
human services,including police protection and the maintenance of the extensive road and bridge program, £"1 the cost of county government will continue to increase,
Because of the above economic and legislative factors,county presentatives shoultl eke consistent - -�
r 's
decisions that minimize the cost of providing public services d that direct new growth to areas where �� I -I
county services exist or can be developed efficiently.The County still intends to help support and promote a --I_-
diversified and stable economy.But given the facts about the County's limitations to generate revenue for
proerd counties.facilities n and services to new development,growth cannot pay for itself to the extent that it does in F 1. :n�
COUNTY POPULATION _.] _I
A review of the history and future projections of the population growth in Weld County reveals a steady
increase in the total population every decade from 1900 to 2010,except 1930 to 1940.The population
r.75.01
density per square mile has increased from 4 people in 1900 to 31 people in 1980 and is projected to / -3
increase to over 57 people by 2010. J
The significance of the County's population growth is its magnitude and distribution.The present growth - �' / ,:"..".""3.3
rate or approxmately 25 percent per decade more than triple the national veraae of 8 percent. __ l "
Approximately 85 percent of the population located 800 square mile area n the southwestern part of l'the County. Inc population oensty to to area approximately 149 people per square mle. `
w_z.,,
Weld C,ou ly-s.lxdplpeet��(ee� tip m.. Iw .en 197 t- '. .„. 1nLE
of the top re ter located lftle with Weld County
test pemen agetof miles
o Ion growl m e. state between 1970 1'
and 1980 are either in Cou ty are within 10 miles of the County line With the development
projected along Interstate 25 and the plans for expansion of Stapleton Airport still undecided the growth
e ..unit Spali cv Population Proiec dons
estimates for Weld County could be conservative.
Amono all 63 counties in Colorado.Weld County ranks ninth in total population and population density. unicioality 1986 1990 2000 2010
The county Is classified as an urban county by the Demographic Section of the Colorado Division of Local "
Government.
Ault 1156 1272 1569 1880
'VELD COUNTY POPULATION HISTORY AND FORECAST Dacono 2459 2706 3338 4000
Eaton 2052 2:.58 2786 3338
Erie 1405 1547 1908 2286
Evans 5647 6215 7666 9187
Density 7. change in Firestone 1328 1462 1803 2161
Year Population (persons per cnuere mile) population Ft. Lupton 4918 5412 6675 8000
Frederick 1013 1115 1375 1648
Garden City 132 145 179 215
1900 16,808 4.21 1900- 1910 Gilcrest 1097 1207 1489 1784
133 Greeley 60699 66806 82398 98753
Grover 173 190 _234
1910 39,177 281
9.81 1910 - 1920 Hudson Ffi7 954 1177 141010 37 Johnstown 1690 1860 294 2750
1:eenesburg 373 c-631 779 -7
Coosa
1920 54,059 13.54
1920 - 1930 4 5 6 7
20 Ee r sey 1042 1147 1415 1695
55 LaSalle IL
222004 2206 2721 3261 1930 65,097 16.31 1930 - 1940 Lochbuie 927 1020 1259 1508
Mead 435 479 590 707
Milliken 1669 1837 2266 2715
1940 63,74; 15.97
-940 - 165, New Raymet 84 93 114 137
Nunn 309 340 419 502
1950 Pierce 936 1030 12%0 1522
67,304 16.91 1°50- 1960 Platteville 1856 2042 2519 3019
•
Rosedale 46 52 65 78
Severance 128 14U 173 208
1960 72,344 18.13 1960- 1970 Windsor 5070 5581 6883 8249
13 Unincorporated 40518 44595 55002 65920
1970 89,797 22.38 1970 - 1980 Total 140,239 154,347 190,372 228,154 ,
38
Sources: 1. Colorado Division of Local Government - Demographic Section.
1980 123,438 30.93 1980 - 1990 October, 1985, Colorado Population Projections
25,
2. Latimer-Weld Regional Council of Government. April, 1984.
1990 154,373 g
38.68 1990-2000 Population Estimates
23
2000 2000-2010 NOTE: Municipality projections have been rounded to the nearest whole
190,400 47.71
,.ateumber.
el-%,
20n
�b
2010 228,193 57.19
EXISTING LAND USE
The way that land is presently used is one of the most important considerations in land-use planning.Most
Sources: 1. Colorado Division of Local Government -Demographic Section.
dry 1984. Ranking of Counties in Colorado by Selected existing development will remain the future and will have a strong influence on the future pattern f
Demographic Ohara Ranking
Denver, CO •
development and land use in the County.The existing land-use pattern has been created through the
process of early settlement and economic development.From the beginning of settlement in the County,
economic activities have centered on agriculture.Trade centers were established to provide goods and
2. U.S. Bureau of Census - 1980 Census of Population and Special
services to those engaged in farming activities.Transportation routes and facilities were developed to move
0,.„,„,g goods and people,and to facilitate economic development.Manufacturing activities then began in the
trading centers,expanding the range of economic activities.Although s the County's economy continues to
diversify,it is still strongly oriented toward agricultural products did and to good sold for agricultural
3. Wald County Planning Department- 1986. production.
The land-use table on page 15 indicates by acreage and general use categories how the land resources of
the County were being utilized through 1986.The category of total farmland constituted approximately 77 ,
TABLE L percent of the land area of the unincorporated County.urban-type development in the unincorporated
County occupies approximately one-half of one percent of the land area. Municipalities constitute
approximately one percent of the land area.
With the land area of the County remaining constant,increases in the land area of urban-type uses will
bring about decreases in the land area of farmland.The percentage of urban-type land use is probably not as
•
11 significant as the pattern of use.An extremely dispersed pattern of urban-type land uses in the southwest
part of the County could make large scale agricultural operations difficult.
4 — Comprehensive Plan
Public Notices
Throughout the history of Weld County, population and economic growth
have required the development of previously undeveloped land. Future growth AGRICULTURE:INTRODUCTION
will require continued urban land area expansion within municipal urban Weld County is one of the most agriculturally productive counties in the nation.The soil,topography,and
irrigation system support an extensive agricultural industry.Weld County contains a significant amount of
growth boundary areas as well as small amounts of rural area development. irrigated and non-irrigated farmland.The irrigated farmland produces a wide variety of crops.The main crops
Much of this are corn,alfalfa,sugar beets,pinto beans,potatoes,.and onions.Malting barley and vegetables also are
expansion will, as it has in the past, require the conversion grown on limited acreage.Most of the corn grown in the area,both silage and grain,is used for feed at
of land categorized as farmland. commercial feedlots,farm feedlots,and dairies.Significant numbers of sheep and turkeys also use the feed
crops of the area A summer fallowing rotation program is practiced on the non-irrigated farmland.Summer
fallowing is necessary to store enough moisture for sustained high yields.Wheat is the principal crop,but
barley and sorghum are also grown.
The topography is mainly flat to broad,gently rolling hills.Water is delivered to farmland through one of the
EXISTING LAND-USE IN WELD COUNTY largest reservoir and irrigation ditch systems m the world.The system includes ditches and reservoirs
(surface) supplied by the Cache La Poudre River,Big Thompson River,Little Thompson River,St.Vrain Creek and the
South Platte River.The system is supported by the Colorado Big Thompson project which makes water
available from Colorado's Western Slope.In addition,shallow and deep wells made possible by the existence
Total Land in County-2,581,520 acres of deep broad aquifers are productive sources of irrigation water.The development of these resources and
features has made agriculture a dominant industry in Weld County since the founding of Greeley Union
Colony in 1870.
Land Category Acres Percent ING THE AGRICULTURAL INDUSTRY AND ITS ITS
Total Farmland 1,981,317 775 The agricultural industry in Weld County is a complete farm and food system.This system begins with
growing and raising farm produce and ends as a product ready for purchase by consumers after it has been
Wildlife Area, Lakes, and Recreational Parks 2,995 X processed and transported to the market place.
.1The following areas have a role in the county's farm and food system:
Forest Service (primarily Pawnee Grasslands) 193,060 7%
1.Farms.There are approximately 3,000 operators of livestock,poultry,vegetable,fruit,nursery,and grain
farms located in the County.
Agricultural Research Service 14,639 .SX
2.Businesses and individuals who offer products and services for farms.Examples of these local industries
are fertilizer and chemical product companies,suppliers of feed,gram,livestock,and poultry,implement
Total Land Zovep fur Urban-Type Development 13,177
5% dealers,energy and petroleum product companies,well,pump,antl irrigation companies,veterinarians,aerial
(unincorporated) crop sprayers,farm laborers,commercial lending institutions,and transportation industries.
Sub-Cateeories for Urban-Type Development (unincorporated)
*Residential Zoning (7,773) (.3%) 3. Industries that purchase products grown and raised on farms for manufacturing,processing and
*Industrial Zoning (4,400) distribution. Examples f these local industries are meat, egg, dairy and vegetable processing and
*Commercial Zoning (1,004) (-4%) distributing facilities,and bakeries.
(.04%) 4.Grocery stores and other food retailers.
Total Municipal Land 37,522 1% 5. Restaurant and other food catering businesses. ^
Other 361,412 14% Farming is an important element in the Weld County economy.The market value of agricultural products
•and the chain of purchases related to agricultural production contributes significantly to the County's
economBootees: 1. U.S. Bureau of Census - 1982 Census of Agriculture; spent on activities dollar rar that
ted the farmer spends to increase agricultural production creates additional dollars
Volume 1, Geographic Area Series; Part b Colorado State andproduction.For example,ale, machinery,such as labor,traocknsportation,
spatiprocessing, 11 require
purchases of feeder (ban and
stock,feed,water, fuel,labor,transportation,government
County Data. services,and capital(banks antl savings and loans).
2. U.S. Department of Agriculture, Soil Conservation Service, Food processing and related products contribute singificantly to the manufacturing economy of Weld
County.There are also additional impacts to other areas of the economy such as retail and wholesale trade
and Forest Service - 1982 Soil Survey of Weld County and transportation services.
3. Weld Count Planning De Since farming is almost always an exporter of goods and an importer of income,the returns to the county
Y R Department - March 1986, a review of and region are substantial.In 1982,-the total market value of all agricultural products sold from farms in Weld
land-use cases and municipal boundaries. county was greater than 829 million dollars.In the same year,the amount of money farmers spent for
products and services totalled over 803 million dollars.
*Note: This table does not denote the percentage of land zoned for ADDITIONAL BENEFITS
urban-type development that has been developed.
One of the principal benefits of agriculture is that it capitalizes on the quality of natural resources.Unlike
other industries that are free to relocate,agriculture is rooted to the soil in a specific time and specific place.
By supporting the agricultural industry and economy,many towns and communities in Weld County seek to
TABLE 4 when maintain tie s rural lifestyle.Mr.Justice Douglas may have been speaking about these towns and communities
wrote in majority Supreme Court opinion in Boraes V.Village of Belle Terre:
A quiet place where yards are wide,people few,and motor vehicles restricted are legitimate guidelines in a
land-use protect addressed to family needs. .The police power is not confined to elimination of filth,
tench,and unhealthy places.It is ample to lay out zones where family values,youth values,and the
blessings of quiet seclusion and clean air make the area a sanctuary of people.
FUTURE LAND-USE
_ In Weld County,the agricultural industry is also a way of life that promotes the cultural and human values
The
pa a onerin which Eeve m ropme along hie-Mate 25 and within as r -n tly annexed by associated with farming
such as a strong work ethic and families.in addition to farm terrifies benefiting from
probably the most significant factors concerning the future pattern of urbanization in the rural vocational activities associated with the agricultural environment,the Weld citizens living in town have
County.The County is experiencing the urbanization of several thousand acres in the general vicinity of an opportunity to observe food production and understand the necessary interdependent relationahip
in
Colorado Highway 119 and 1.25.In addition,some municipalities have annexed large parcels of groundbetween urban and rural areas.
scattered manner,resulting in large parcels of undeveloped land within their boundaries.Both of these
situations create the potential for sprawling development. As a seconds benefit,farmlandtosecondary preservation sm helps watersheds,ma natural harge and natural nssand
These ldlie the prestat.While
farmingn we n ntld,singlle senive na oral lrer recharge areas,flood plains, sd
The physical fct of new cal amount awed along-25 irtl m tint l reso fringe a dmedi to al com lids a spbe ciol wildlife pete compati While e. M Can damage se re el areas otl here a farming can also
significant impact on the total amount of economic and environmental resources needed to accommodate be completely compatible use. Most farming operations are sensitive to these natural systems and l
new urban growth.This concern affects all people of the County, both urban and rural. Processes.
Some of the issues and questions that may be asked over the next 25 years as these areas develop are: Croplands in ag
ricultural gricultural districts also provide natural open-space areas.A principal benefit derived from
a. Has urbanization occurred in such a manner that it is costly to provide services and facilities? open space is relief from ore intense urban sus conducted in a municipality.Open-space buffers help
maintain a sense of rural identity and diversity.These buffers also allow communities to maintain separate
identities. °
b.Has urban-type development occurred with a minimum amount of competition and conflict between
urban and rural land use interest?
CONCERNS OF FARMING AS AN INDUSTRY
It is felt that through te comprehensive planning process all types on costs(both economic and Most of the County's first citizens were engaged farming gnecessary ,environmental)associated with development can be educed.Conversely, some essential tion pattern that gage g activities.Duran that time it was for
created without knowledge of future surrounding land uses is likely to lack ingredients of farming operations and the community to be in close proximity.Because of these settlement patterns of the
long term desirability.Without preparation for future land-use patterns it is difficult to anticipate locations for Countys first citizens d because these areas have proven attritive as sites for expanding communities,
schools,parks,and traffic circulation systems that won't require additional improvements each time someone some of the most highly productive agricultural land borders urban population centers.As municipalities
with vacant land decides to develop.The costs of such additional improvements and the limitations of continue to grow,their expansion encroaches on farm operations.grow 2if, to statistics provided to by the
existing improvements may lessen the development opportunities of adjacent landowners.To achieve the state demographer,the population Weld County is expected to grow 21.6 percent from 1980 1990
desired objective of urban expansion,the Comprehensive Plan promotes an urban growth pattern which indicating that the competition for land will continue.
provides for joint coordination between.municipalities and the County and which establishes minimum p private and
guidelines for urban-type•growth in the County. The pressure itoe use land for other than agricultural purposes is the result of complex public
decisions.Families decide where they want to live and work,or whereto retire and buy vacation homes.
There is concern about sprawl development.Higher costs can be incurred both initially and ultimately Representatives of developersoperations, choose Ipcatipns for Subdivisions, shopping centers,antl other industry.
Decisions services through vacant areas.Extension of services through vacant areas can create an under utilization of at all levels of government often contribute directly or indirectly to the competition for land.A
services,a contributing factor to higher service costs. decision on where a highway is built,where a sanitation district or water district is located,whether
government financing is available for housing or a subdivisionuses.
in rural areas has a powerful effect on whether
In addition to the economic considerations associated with urban development patterns.there is also the or not agricultural land will be converted to other u
problem of competition and conflict between urban and rural land use interests.All of the 29 cities in Weld
County are surrounded by farmland.As urban areas continue to expand,these resource lands are either Tension between farming and nonfarming uses in rural areas with growing populations is emoted by the
directly converted to ban uses or are adversely impacted due to inherent conflicts between rural and
additional expense of rred from crops,livestock,irrigation ditches,and farm equipment Other burdens to
urban activities.Table 5 on page 18 shows the existing size and population estimates of municipalities in the farmer have commercial,
d from restrictions on normal farming practices in areas encroached upon by
Weld County as of February, 1986. residential,commercial,and industrial uses.
In March of 1985, a survey of farm operators in Weld County was designed and analyzed by
representatives from the University of Northern Colorado.Some of the survey questions gave county farmers '
en opportunity to elaborate on their views of farming and farm concerns According to the survey,the high
577.E AND POPULATION ESTIMATES OF MGNICIPALITIF.S IN WELD COUNTY cost of agricultural production is a principal concern of Weld County farmers.Several years ago,when
farmers needed more income,they could simply produce More crops.Increased production is no longer a
solution to that problem.Today,farmers must consider production costs in order to maintain an economically
viable farm operation.With increased market prices for goods associated with production and heavy foreign
ACRES POPULATION ACRES POPULATION competition,the farmer who can't control costs can't survive.
•AULT 265 1092 JOHNST01'N 362 1598 It is important that Weld County representatives and officials recognize their role in reducing the conflicts
between agricultural uses and residential,commercial,and industrial uses.Farmer and developers should
*BRIGHTON 90 - KEENESBURC 283 542 . be able to depend on the consistent interpretation and administration of the Comprehensive Plan,Zoning
DACONO 697 2324 RECTA 120 4 Ordinance,and Subdivision Regulations.Using these documents to make consistent land-usedecisions will
EATON 695 1939 KEft5EY 242 985 reinforce their usefulness as an Information and decision making tool on land-use decisions made by private
parties as well as public officials.
*ERIE 1580 1329 LASALLE 520 1894
EVANS 1725 5335 LOCHBUIE 407 877 Existing physical,social,and economic conditions as well as projections of the most desirable future
FIRESTONE 880 1256 MEAD 294 412 conditions must be used to establish a balanced Comprehensive Plan for the County.The balancing process
FORT LUPTON 1776 5100 MILLIKEN 3400 1578 should result in goals and policies that provide the greatest long-term benefit to the greatest number of
present and future citizens of Weld County.Individuals who find themselves with land designated and zoned
FREDERICK 960 957 NEW RATTIER 320 80 in a manner that does not accommodate their intended use should consider seeking other more suitable
GARDEN CITY 45 125 NUNN 640 292 lands;such a transition will be to the long-term benefit of both the Individual and the public.
CILCREST 460 1037 PIERCE 405 884 Weld County Agricultural Goals and Policies have been developed to support and preserve the agricultural
GREELEY 17600 56964 PLATTEVILLE 510 1754 industry and farming as a way of life.These goals and policies also address the county's responsibility to
GROVER 260 163 ROSEDALE 15 46 manage,accommodate,and ensure that adequate pblic services are available for residential,commercial,
HUDSON 320 819 SEVERANCE 120 121 and industrial growth that is expected to occur.
WINDSOR 2476 4791 AGRICULTURAL GOALS
Balance of Couaer 2,544,053 38,281 1.Institute policies that will encourage the preservation of the agricultural uses in Weld County.
2.Promote the agricltural use of prime agricultural land.
3.Promote the development of commercial and industrial uses directly dependent upon the agricultural
* Only those portions of Brighton and Erie that are located in Weld County industry(e.g.commercial feed lots,farm implement dealerships,irrigation equipment companies).
are listed. 4. Encourage residential, commercial, and industrial development to locate adjacent to existing
incorporated municipalities and in acordance with the municipalities'adopted comprehensive plan goals and
policies.
5.Develop policies and regulations to permit commercial and industrial use of agricultural land at
Sources: Latimer-Weld Regional Council of Government Population Estimates, appropriate locations along highways with adequately designed frontage roads and interchanges,Industrial
April, 1984, and commercial development shall be designed so that it does not disrupt highway travel.
0.Develop policies and regulations to permit low density residential development on non-prime agricultural
land as recognized by the Soil Conservation Service.
Weld County Planning Department, Survey of Municipality Size, 7.Develop policies and regulations to permit development of oil,gas,sand,gravel,and other mineral
February, 1986. resources on agricultural land.
8.Develop policies and regulations to permit the conversion of geologically suitable non-prime agricultural
land to solid,liquid,and waste water disposal sites. -
Comprehensive Plan — 5
Public Notices
ICULTURAL POLICIES given to the land uses and traffic patterns In the area of development and the specific site.Internal road
circulation, off-street parking, acceleration-deceleration lanes, common access collection points,
Agricultural zone districts shall be z established and maintained oin to protect ace promote the County si9nalization,and other traffic improvements shall be required wherever necessary to mitigate traffic impacts
ultural Industry. Ina agncuitUral one .c n e n preserve prime agricultural land and to caused by the development.
de areas for agricultural es and uses dependent upon agriculture without the interference of A eterm fined to be to tl ed wit in aive plan goals antl policies will be considered when the disposal site
npativle residential,commercial,and industrial land uses. is determined to be located ithin a as sewer, urban growth boundary area.
Agricultural businesses and industries will be encouraged to locate in areas that minimize the removal 10.Public facilities and services such as sewer,water,roads,schools,and fire and police protection must
e agricultural land from production. be provided and developed in a timely,orderly,and efficient manner to support the transition of agricultural
Conversion of agricultural land to residential, commercial, and industrial development shall be land to urban development. The expansion of public facilities and services into predominantly rural
I raged when the subject site is located outside of a municipality's comprehensive plan area,urban agricultural areas,when the expansion conflicts with other existing goals and policies,will be discouraged.In
th boundary area,or 1-25 mixed-use development area and ntl activity centers.This policy is intended to evaluating a land-use application,Weld County representatives and the applicant will consider the public
ote conversion of agricultural land in an orderly manner that is in harmony with the phased growth facilities and services goals and policies.
I of a municipality and the County.It is intended to minimize the incompatibilities that occur between 11. The County will require various methods that encourage soil, groundwater, and water aquifer
in the agricultural district and districts that allow urban-type uses,In addition,this policy is intended to conservation practices and protection.The methods should be consistent with other existing goals and
nine the costs to Weld County taxpayers of providing additional public services in rural areas for uses policies.
require services on an urban level. 12:The County,will encourage the location of park and recreation areas in flood plains,seep areas,
In the event that residential,commercial,or industrial development desires to locate on non-prime geological fault areas,and other nonproductive agricultural areas.
ultural land outside of an urban growth boundary area or I-25 mixed-use development corridor,the 13.As conditions warrant,the County may consider various methods of transferable development rights.
cation for such development shall be carefully evaluated to determine if any equally suitable location is The methods should be consistent with other existing goals and policies.
le in areas established for such development.The application materials must demonstrate that the URBAN DEVELOPMENT:INTRODUCTION
led use cannot reasonably be located'n a municipality.urban growth boundary area,or the I-25
.ruse development s corridor.In addition,the application materials must demonstrate how the adjoining Population and economic ultural useswill not be adversely impacted. urban uses and
development.The urban develop ent goals rowth will andpolicies are designed a demand for vto plan tor this aersion of land nticipated growth by
e land use application materials shall also demonstrate, to the satisfaction of the Board of directing urban uses and development to existing cities and to specific highway locations which can provide •
nissioners,that maximum efficiency and economy has occurred in providing the needed public services the necessary urban services. The urban development section addresses the preservation of prime
e proposed development or district Such application for urban-type development in the unincorporated agricultural land by considering its relationship to the entire system of land use and development within the
ty must include data and analyses that adequately project the indirect and direct current public impacts, County and the region.These goals and policies reflect a basic commitment to conserving natural and
c costs,potential revenue,and other impacts on the County's tax base. managed resources while directing growth and enhancing economic development.
If it is determined that public facility or service improvements or maintenance are required by a URBAN GROWTH BOUNDARIES
Ilopment,the developer will be required to pay for the costs of the public facility and service Eachmunicipality in the Count nvements and-maintenance.
and-maintenance.The methodology for compensation shall be determined Turing the land-usey,together with the urban uses located on its border,is in reality a single
cation review process. community requiring an extensive system of urban services.The most efficient method to plan for and -
provide required urban services at the lowest cost to the taxpayer is for urban development to occur in the
Developer shall submit the following: and municipities,th es thus
avoiding the duplication of services and discouraging the formation of special districts
Other t provide urban services Also,municipal governments are accountable for most
information which accurately identifies all users of the infrastructure improvements and maintenance; services required to support a developed area,whereas,it may require several special districts,each
A proposal which equitably distributes the costs of infrastructure improvements and maintenance by accountable for a specific service,to support the same developed area outside of a municipality.
share;and An urban growth boundary area is located in close proximity to a municipality.Within urban-growth
mu
nicipal-type unicipal-type uses and services are planned,and annexation may occur. Urban growth
a proposal that identifies the appropriate time that infrastructure improvements and maintenance boundary areas are shown on the County's adopted future land-use map.The size ofthe urban growth
boundaries have been set at three(3)miles to conform with Weld County's policy of referring land-use
ins should be applied.
for review and comment to any jurisdiction dictioa address s 3 miles d development
the tproposal.lad Goals and border
policies
f
s information ribn shall be ture o the g County Commissioners in determining t an equitable within the urban growth intended
endeboundaries are intended te hmto piou the devely enef of land on the border t ea
is of distributing infrastructure costs among the County at large,direct users,and the developeriosjurisdictions
ictio are also d aroun to Weld
Co harmonious and mutually beneficial uses of land among the
1 municipality's adopted comprehensive plan goals and policies will be considered when an agricultural municipality.us luristlictions and around Weld County.
Bess is proposed to be located within an urban growth boundary area Aopotential for land-use conflict is created when jurisdictional boundaries become the source of
A process that allows a lot the agricultural district to be divided into two separate lots will be differentiation for land uses.For example,this may occur when the County refers a request for mineral
dished.The intent of this policy is to: extraction nr livestock confinement to a municipaliy that has annexed public the r nge of its Capital
sole the property owner who is retiring an opportunity to live on or sell the existing farm m land-use efer program schedule and its ability to provide utilities such as public water and sewer.When a
ants. - referral is made to a municipality because of an extended annexation,county representatives may
".Table the property owner to sell off agricultural land that is nonproductive for one single family the eland-in use art,the type of public utilities and schedule for placement of the public utilities when reviewing
inTg homesite. proposal.
Enable the property owner to provide a residence for direct members of the farm family and also for Urban service infrastructure expenditures represent an important investment in the future growth of the
m' employed at the farm. region and a commitment to the quality of life in our municipalities.Adequacy,efficiency,and economy of
road construction,road maintenance,water supply systems,sewage disposal,storm drainage,and facilities
'cultural districts located outside of an urban growth boundary area or the I-25 mixed-use development for schools,fire,and police protection are fundamental concerns in evaluating uses within urban growth
for are expected to remain predominantly agricultural. Low density single family residential boundary areas
opment may be permitted but is not encouraged.These se rural homeowners will not have certainty about
lure character of the agricultural districts and will be expected to live with those uses allowed by right
iy special review in the agricultural district.Weld County will not provide public sewer or water service.
County will provide rural services to the agricultural community such as gravel road maintenance and add page 32
1 protection.However,because of the limitations placed upon increasing the annual tax levy by the
:ion of Article XIV,Section 14-7 of the Home Rule Charter,the rural resident cannot expect urban level
;es.
ii mineral resources are fixed in location.The mineral extraction industry is restricted in its operation to URBAN GROWTH BOUNDARY GOALS
•areas where the minerals exist.Extraction of mineral resources shall be encouraged as long as the
e plan preserves or minimizes the removal of prime farm land.In addition,the future use of the mined 1.Concentrate urban development in or adjacent to existing municipalities.
s identified in mining reclamation plans must consider the uComprehensive Plan's Agricultural Goals 2. Maintain land-use regulations in the urban growth boundary areas that allow the County and
uolicies. municipalities to coordinate plans,policies,and standards relating to land use,zoning regulations,street and
ling and drilling applications must include information that addresses the occurrence of any adverse highway construction,public infrastructure systems,and other closely related matters affecting the orderly
Its on the agricultural industry and the environment.The application must provide detailed traffic development within urban growth boundary areas.
nation about ingress to and egress from the subject site,the haul routes,type and weight Of vehicles, 3.Maintain urban growth boundary areas that provide an official definition between future urban and
'equency of traffic.The land-use application materials shall demonstrate to the satisfaction of the Board agricultural land uses.
lmmissioners that adequate provisions have been taken to mitigate any impacts created by the
'sect operation. Mining and drilling applications shall also be reviewed in accordance with the URBAN GROWTH BOUNDARY POLICIES
cortation goals and policies.
municipality's adopted comprehensive plan goals and policies will be considered when the mineral 1.Land-use development proposals within an urban growth boundary shall be encouraged so long as they
Rion site is determined to be located within a municipality's urba growth boundary area. conform to the desires of the municipality as expressed in its comprehensive plan or by its land-use decision
he County will develop and maintain procedures and guidelines for disposal sites that are operated as making body and if the municipality has agreed to provide services.
nmercal enterprise.This includes,but isun
not limited tl to,the disposal of solid,liquid,and wastewater in 2.The County y considerapproving a proposal for urban development within urban growth boundary
mural zone districts. _ I; A u of tRe .git is are m L -
Sposal site's plan should address prest g or mmimi I g the remit of of prime agriculture land.In 'A A.Dn9 of the fdlldwfng nee-ogccurrad: g- "' - "`"""""
on any future reclamation plans must consider the Comprehensive Plans Agricultural Goals and 1 the adjacent municipality does not consent to x the purposes(as
() j p ty annex property for development
ass between public roads and the proposed disposal site shall be granted only after consideration is evidenced through prezoning discussions,development n agreements,leo,but
etc.); or
(21 annexation is not possible under the provisions of state law,but it is determined by the County that
development of the site does not constitute leapfrog or noncontiguous development.
I I I B.The County finds,in its review of the land-use application materials,that the public facility and service
IELD COUNTY impacts created by the development or the proposed zone district are compatible with the comprehensive
GFOyIiH BOUNDARY I plan transportation and public facility and service goals and policies.
MAP I I -I I NUNN C.The proposed use is determined to be consistent with the adopted comprehensive plan of the county.A
4.' municipality's adopted comprehensive plan goals and policies or the recommendation of the land-use
"•.
decision making body will be considered when reviewing development proposals within an urban growth
all.
area.
CIRMUTO APE. I i boundary
The land-use applicant has demonstrated,to the satisfaction of the Board of Commissioners,that
.M ear..,o �.� i� maximum efficiency and economy has occurred in providing the needed public services and facilities to the
proposed development or district.The application must include data and analyses that project the direct and
indirect current public impacts,public costs,potential revenue,and other impacts on the County's tax base.
1 1 , I I It it is determined that public facility or service improvements or maintenance are required by a
-IERCE improvement, the developer will ee required y pay for the costs l hf the peon fdurin and service
Improvements and maintenance.The methodology for compensation shall be determined during the land-use
I III I I I application review process,
AULT The developer shall submit the following:
14
7 (f i information which accurately identifies all users of the infrastructure improvements and maintenance;
I I i
1 2 a proposal which equitably distributes the costso
of infrastructure improvements and maintenance by
N user share;and
(3)aa proposal that'identifies the appropriate time that infrastructure improvements and maintenance
_ EATON charges should be applied.
o`. :�■.I
, This information shall be reviewed by the Board of County Commissioners in determining an equitable
u I SEVERANCE I I I I means of distributing infrastructure costs among the County at large,direct users,and the developers.
ec WINDSOR E.The land-use applicant has demonstrated,to the satisfaction of the Board of Commissioners,that the use
¢
I I I ; I I I II i I j I I ) I propped within the urban growth boundary will be compatible with other urban-type uses.
IIIIII I VIIIIIIII UNINCORPORATED COMMUNITIES
a, i.: C II Weld County's rural areas contain a number of small unincorporated residential communities that are
Ill II) I I' I I I I I\I I I surrounded by agricultural districts and agricultural uses.These communities provide housing for those
I d +++TTT I .. I I I I 1 I I employed in agricultural and other industries The communities also serve as small commercial centerg to
the surrounding farm areas
.1 Population
- • - e �i With few exceptions,these settlements have had little or no growth since their ity water s Substantial
populat on growth is not anticipated in these communities due to the lack of community and/or sewer
I �. 1 G EEL_Y.:-:' I NI SEY facilities and because of their remote locations.These settlements will probably continue to function as
small rural centers serving the needs of the surrounding rural population.
UNINCORPORATED COMMUNITY GOALS
EV I j 1.Assure proper location and operation of compatible land uses by maintaining land-use regulations within
.MILLIKEN ..vaL unincorporated communities.
j , I 2.Maintain the rural character of these settlements.
■ w JOHNSTO �L I I I 3.Accommodate new development primarily through infill of existing vacant platted lots.
IT� I
-�.■■■. UNINCORPORATED COMMUNITY POLICIES
56
I 1.Expansion of existing unincorporated communities shall be on the following rit ri p g p based criteria:
a:
I-M A.Urban growth boundary goals and policies shall apply in reviewing land-use applications which are
ILCREST adjacent to or propose to expand existing unincorporated communities.
B.Additionally,any goals and policies adopted for a particular type of development will also be used for
review and evaluation.For example,the planned unit development goals and policies would also apply when
MEAD I
+ eviewing planned unit development application adjacent to an unincorporated community.
INDUSTRIAL DEVELOPMENT
T� - I 4/t I
I I Industrial development is typically oriented to transportation facilities and is located where traffic,noise,air '
PLATTEVILLE and visual pollution conflicts with residential,commercial,and agricultural uses are minimal.It is the County's
tent to accommodate industrial development proposals in accordance with the urban growth boundary and
e- I I-25 mixed-use development and activity center goals and policies Land zoned for industrial use is found in
I—. I I almost every municipality in the County.This dispersed pattern allows for local job opportunities.
\ �� �'■�"� INDUSTRIAL GOALS
e4 115 �,_■■„� ;�■�.■.■��.. 1.Expand and diversify the industrial economic base.
as
o
2.Accommodate new industrial development within planned industrial areas.
FIRESTONE IIfENESBURG
S I I I �• st Insure that adequate public services and facilities are available to serve the industrial development or
I I distriPr.
FREDERICK FT LUPTON 76 4.Promote efficient and cost-effective delivery of public facilities and services to industrial development
�,j—�� and districts.
52
HUDSON 5.Promote industrial development that is appropriately located in relation to surrounding land uses and
■■. DACONO
�■ that meets necessary environmental entel standards.
ERIE I INDUSTRIAL POLICIES
I ]��LOCHBUIE i 1.An application for industrial development within a municipality's urban growth boundary area shall be
T reviewed in accordance to the urban growth boundary and industrial goals and policies
BRIGHTON t-.� , 2.An application for industrial development within or adjoining an unincorporated community shall be
111 I reviewed in accordance with the unincorporated community and industrial goals and policies
6 — Comprehensive Plan
Public Notices •
3.An application for industrial development within an area designated for agricultural use and located
outside of an area reserved for urban type development as shown on the County's future land-use map,shall THE 1-ZS MIXED•USE DEVELOPMENT AREA 1 25 M.U.D.).md ACTIVITY CENTERS
be reviewed in accordance with the agricultural and industrial goals and policies �'
4.Proposed industrial development or expansion of existing industrial uses shall meet federal,state,and
local environmental standards.rds.In addition,the criteria for evaluation shall include,but not be limited to,the The presence of an interstate and state highway system and the external growth pressures frordfll�ih,
effect the industry would have on: ' Longmont Metropolitan Area have in tl an interest in land speculation,development,and populatici
A.The natural environment,including air and water quality,natural drainage ways,and soil properties and growth in the I-25 M.U.D.area Interest the area has already led to the creation of facilities and utl1!tie:
other physical characteristics of the land including topography. which attract development The infrastructure in the area exists at varying stages of development,seivic,
B.The compatibility with surrounding land-use in terms of general use,building height,scale,density, capacity,and efficiency.
traffic,dust,and noise. The I-25 area provides a unique and challenging opportunity for the establishment of an on-going inf
C.The access between public roads and the proposed industrial development or district.The land-use process in an area which has yet to experience significant growth and development This district is lnt inte6der
applicant will demonstrate to the satisfaction of the Board of Commissioners,that the street or highway to be an area which will accommodate most of the development which may occur as a result of the planners
facilities providing access to the property are adequate in size and quality to meet the requirements of the infrastructure and services existing and developing in the area.The district allows residential,commercial
proposed district or development. Internal road circulation, off-street parking acceleration lanes, de-
celeration lanes,common access collection points,signalization, d other traffic improvements shall be MIXED USE DEVELOPMENT AREA
required
a1 development shall also be mitigate
eviewetl traffic
n impacts
accordance t caused the the Transportation,ant Goa Goals,Applications
tipolic es. 1-25 A \
5.Visual and sound barrier landscaping shall be required to screen open storage areas from residential CONCEPTUAL LAND USE PLAN '-'''s
uses or public roads. I
COMMERCIAL DEVELOPMENT
The urban growth boundaries and the 1-25 mixed-use development corridor are the areas intended to • •
-
accommodate commercial development Commercial development will occur in the urban growth boundary A I
as a result of municipal growth and the utilities,public facilities,and services planned in the future.The I-25 •
mined use development area has also been the focus of capital improvements and services,primarily •
through the creation of special districts, ;)
COMMERCIAL GOALS •
1.Expand and diversify the commercial economic base. .. •�
2. Provide for the compatibility of commercial land uses with surrounding land uses.
3.Insure that adequate public services and facilities are available to serve the commercial development or -- - -
disiriCi. I ‘'
4.Promote efficient and cost-effective delivery of public facilities and services to commercial development
or districts. j�/ �I
I I
COMMERCIAL POLICIES I _
1.Applications for commercial development within a municipality's urban growth boundary area shall be n t,II
renewed n accordance with the urban growth boundary and commercial goals and policies. '� '
2 Applications for commercial development within or adjoining unincorporated communities shall be �- `�__ I
reviewed in accordance with the unincorporated community and commercial goals and policies. -° -
3.eApplications for commercial development within an area designated for agricultural use shall be _, '
reviewed in accordance with the agricultural and commercial goals and policies.
4.New commercial development should demonstrate compatibility with existing surrounding land-use in -
terms of: general use,building height,scale,density,traffic,dust,and noise. =1
5.Neighborhood commercial uses will be allowed in residential areas.These commercial uses will consist ..........-•-.1only of neighborhood oriented businesses. Commercial uses that service greater area than the ... y s
neighborhood and create undesirable impacts,such as increased vehicular traffic,are not considered , A f
appropriate in residential wlhberhoods. / /
6.The land-use applicant will demonstrate,to the satisfaction of the Board of Commissioners,that thec. _ ._
street or highway facilities providing access to the property are adequate in width,classification,and RCP 23 - _
structural capacity to meet the requirements of the proposed district or development Access between public
roads and the proposed commercial development or district shall be granted only after consideration { - L 'f:s,
given to the land uses and traffic patterns the area of development and to specific site Internal road j ci.d s .
circulation, off-street parking, acceleration and deceleration lanes common access collection points, .. •f, �-c %
-goal tan and traffic improvements shall be required whereever necessary to mitigate traffic impacts �� - wcRr r,
caused by the development.Applications for commercial development shall also be reviewed n d / °
to the transportation goals and policies. accordance V 1 ,/P
w
7 Commercial developments shall be designed in a manner which minimizes pedestrian/vehicle conflicts. 3 " �� 1
8 Visual and sound barrier landscaping shall be required to screen open storage areas from residential - ✓ 1"'°'s '�
uses or pubic roads ' _ _� _ 'I / l�l ` Ivc
RESIDENTIAL DEVELOPMENT e •
_ ,`4 I• V' `- .[] R r•
tfi urb h'growth boundaries and the I-25 mixed use development intended to accommodate ,-m.a„ � - // I /Y�
residential development.The zoning ordinance identifies low,medium,and high density residential uses.The s-'v / r'1: "
three designations differences amon residential environment. The intent is to establish J - —' /J —j--,,t
residential which reflect particular life style choices, including dwelling t type, denaty,
environmental setting,and convenience levels
Supportingutilities,systems public services and facilities are essential to any residential development. I '�- I �� I
Recognition of this has led the public sector to require that residential development be accompanied by CONCEPTUAL LAND USE PLAN ?l--J i
provisions for adequate facilities and services.The fiscal constraints upon Weld County government will not
permit indiscriminate development with no regard for how such services and facilities will be provided. — ..----1 1
RESIDENTIAL GOALS
1. Promote the development of affordable,quality housing for all Weld County residents. „' „"-- Li
2.Insure that adequate public services and facilities are available to serve the residential development or r- ",,,
district .. -
3.Promote efficient and cost-effective delivery of public facilities end services to residential development ——
or districts. ,..
RESIDENTIAL POLICIES
!'...7.7,=7
1.An application for residential development within a municipality's urban growth boundary area shall be
reviewed in accordance with the urban growth boundary and residential goals and policies.
2.An application for residential development within or adjoining an unincorporated community shall be
accordance to the unincorporated community and residential goals anoices. I-25 MIXED-USE DEVELOPMENT
reviewed eld County shall encourag a compact form of urban development by directing residential growth to
urban growth boundary areas and to those areas where urban services are alredy available before AREA AND ACTIVITY CENTERS
committing alternate areas to residential use. I
5.New residential development should demonstrate compatibility with existing surrounding land-use in ,
terms of,general use,building height,scale,density,traffic,dust,and noise.
6.The land-use applicant will demonstrate,to the satisfaction of the Board of Commissioners,that the - L --.>l�%
street or highway facilities providing access to to property are adequate in width,classification,and "''I eJ I I w
structural capacity to meet the requirements of the proposed district or development.Access between public 'c1A1 I Fh
c•r,rcIu,
circulation, off-street parking, acceleration and deceleration lanes, common access collection points, ACTIVITY CENTERS
signalization,and traffic improvements shall be required wherever necessary to mitigate traffic impacts �I'm s I NI DER I •5I
caused by the development Applications for residential development shall also be reviewed in accordance
to the transportation goals and policies.
7.Conservation of natural site features,such as topography,vegetation,and water courses should be III I I R I sr '
considered in the project design.
8.Opportunities for multiple-family and mobile home developments shall be provided to encourage lower- I-If
asI
m I
cost renter and owner occupied housing.
9.Low-cost housing developments should be located within a reasonable walking distance to shopping,ac
cess and parks,or have to public transportation. ,`
10.Low-cost housing developments for senior citizens should locate within a reasonable distance of •
community centers,parks,and shopping areas,or where transportation services can be provided to enable I I _
access w these activity areas. r I I I (I I I
11.Lowy i t anal u developments should not ce located in s desirable places such as near the
lines heavy industrial uses or other potential nuisance areas unless design factors are included to bufferthe ill I I � � I I
development from incompatible uses.
PLANNED UNIT DEVELOPMENT I Rwv se I ' I , I ryrrrvl I
The Planned Unit Development(PUD)is intended as an alternative means for development by allowing a
departure from the standard land-use regulations when development is planned as a unified and integrated 1 1 I I I I ff i
whole.The PUD is not intended to be used to circumvent or distort the goals,policies,or requirements of the ' I I -I
Weld County Comprehensive Plan,Zoning Ordinance,or Subdivision Regulations.The objective of the PUD t"-, t. I-25 MIXED-USE 1
is to encourage flexibility and variety in development.Planned unit developments can benefit Weld citizens At-2, 1!� DEVELOPMENT I i
by promoting more efficient use of land,greater provision of open-space,and improved aesthetics. rf AREA _
PLANNED UNIT DEVELOPMENT GOALS _._:�^ ILt `, I I I I
1. Maintain land-use regulations that allow county officials to review development proposals which I '-----.i i I I
combine uses by right in two or more zone districts,or which in some 9 manner qualify as a planned unit T 1 I ' i
development according to the definition the Weld County Zoning Ordinance.
2.Encourage creative approaches to land development which will result in environments of distinctive es
identity and character. I
3.Insure that adequate public services and facilities are available to serve the PUD development or
district.
4.Promote efficient and cost-effective delivery of public facilities and services to the P.U.D.or district. I i I FREDERICK -[ i
PLANNED UNIT DEVELOPMENT POLICIES
r
1.An application for a planned unit development within a municipality's urban growth boundary area shall r 52 I I I I FORT LURror
( I r
be reviewed in accordance with the urban growth boundary and planned unit development goals and cauow 1 l I . We r05.2 I v-_z I I I !laugh
policies. I Ik I ih I fII I
2.An application for a planned unit development within or adjoining an unincorporated community shall be
reviewed in accordance with the unincorporated community and planned unit development goals and
-policies.
3.An application fora planned unit development in areas designated for agricultural use shall be reviewed I I i
according with the agricultural and planned unit development goals and policies. I-2.5I
Ill. '
4.A proposed planned unit development or expansion of an existing planned unit development shall be 'Fr-ACTIVITY CENTERS
subject to the fallowing provisions or others adopted by the Board of County Commissioners: ME
A.The design of a PUD shall insure compatibility and harmony with existing and planned uses on adjacent I I i I 1-Ta
properties and within the PUD.Design elements to be considered include,but are not limited to:general
use, scale, density, architecture,distance between buildings,building setbacks, building height,street
tilip/
design,traffic impacts, off-street parking,open-space, privacy,screening,and landscaping.
B.A planned unit development which includes a residential use shall provide common open-space tree of
buildings,streets,driveways or parking areas.The common open-space shall be designed and located to be
easily accessible to all the residents of the project and usable for open-space and recreation.Some planned / I I en I
unit developments may not require common open-space depending on their type,style,and density. ,.I
C.The developer shall provide for perpetual maintenance of all commonly shared land and facilities.Weld
County shall not bear the expense or responsibility of maintenance for any commonly shared land or o
facilities within the planned unit development. .
Conservation of natural site features, such as topography, vegetation, and water courses shall be ... N
considered in the project design.
E.All new development shall comply with the Transportation Section of this plan.Access to properties MILES
shall preserve the existing or future function of roads and highways affected by the proposed development.
All development circulation systems shall be designed so that it does not disrupt highway travel.Traffic to be
generaged by the proposed development must conform to the recommendations of the Weld County wrjj,o,
'
Engineering Department and the Colorado Division of Highways.Dedication and improvement of roads and 47 ....,,.,,
frontage roads may be required as a condition of deevelopelopment.
•
Comprehensive Plan — 7
Public Notices •
industrial,and institutional uses to occur after they nave been reviewed and approved according to me
planned unit development(PUD)application process.The PUD process is an approach which promotes PUBLIC FACILITIES AND SERVICES
freedom,flexibility,and creativity.The Increased flexibility allows the landowner to work with site constraints
and land-use compatibility problems with abutting properties. The effective and efficient delivery of adequate public services is one of the primary purposes and benefits of
Deval ament in the 1-25 M.U.D.area will require an extensive system of services and facilities in order to effective land-use planning.Since the adoption of the home rule charter,rising county expenditures have created
m quality working and living environment.It will also require careful consideration of surrounding p y providing public services and facilities.
land uses and affected municpal and county comprehensive plans in order to promote desirable land uses substantial public interest in haw to cut cost and increase efficiency of
whle protecting natural areas,agricultural lands,and water quality. Public services are government services such as police and fire protection,health services and welfare,
lack of an adequate unitary sewer sanitation system has restrained development'n the area The and educationalservices and programs.Public facilities are physical structures and infrastructure such as
sewer systems presently operating the area are of available for purposes of expansion and schools,libraries,roads,maintenance facilities,water distribution systems, d sewage treatment facilities.
haw a poor record of performance according to the Colorado Department of Heahh.In addition,there are Municipal governments,county governments, special districts, and private companies are capable of
1 ufnero s septic tank and leach field systems contributing to the ground water degradation and pollution providing such services and facilities
I Because of the expense and limited available funding,proper allocation of public facilities and services is
1 dub to the nigh u table in use area.The central water and sewer collection systems well have a'major important Revenue to support taxes
sc services user
and facilities n unincorporated Wald County is usually
inflpence on the future land uses within the area generated by levying
The type,itensify,ad property ocation ofsaaland-use proposal are factors that determine the type and level of
The infrastructure providers are; services and facilities required.Effective and efficient delivery of services and facilities can be promoted by
—Domestic Water.Left Hand Water Supply Company,Little Thompson Valley Water District,Longs Peak assessing the needs and impacts of a land-use proposal,along with the existing and planned capabilities of
Water ociation,and Central Weld County Water District; the serviceand facility Weld e Co t that antion.
/' One basic objective County is to and coordinate nd urban
orderly,and efficient I nt compement
of—St lion:'The St.Vrain Sanitation District; - publictiv facilities and services to serve as a eframework for rural and er of dev nntf In ales for turban
this objective,municipalities are considered to be the principal provider of services and facilities for urban
—Gas:Public Service Company of Colorado; uses.
—Tel :Mountain Bell; ow Municipalities by st the ability t he coast the provision of own urban facilities undr and servicesm under
powers granted ntd velops and the constitution.Municipalities
The adopted town growth ommodat areas are the ns of
—Electric: Union Rural Electric Association; development
logical areas for urban development to occur.Municipalities are designed to accommodate concentrations of
cooelopment end are a position to alai the expansion s.existing facilities and services as well as to
—School: Vrain(RE-1 U); coordinate the development i new y systems
and services.
Alternative development
and service s meth may ar used forurban a development he the ti mixed
—Police:Weld County Sheriffs Department; use service systems
area and p growth bstandards
s area,with certain nives.The alternative facility.Ordinance,
and sv systems must comply. with the are p set forth in the Comprehensive in Plap,Zoninggrowth
—Fire: Longmont Rural Fire Protection District; and Subdivision Regulations.Systems that are proposed to be located within a municipality's urban growth
boundary area may be required to develop in such a manner that they are compatible with the standards of
—Ambulance:7ri-Town and Longmont;and the municipality most likely to phase services into the area.They also may be required to meet state
regulations and standards.
Colorado Department of Highways and Weld County. In determining service and facility adequacy fora land use proposal,it the policy of the County to
—Highways and
consider any evidence submitted by the representative of an entity responsible for providing such services
or facilities.In addition,the following minims adequate for service and facility standardsesitlential,commercial,and mustindustrial be met in determining if
The general core-area of the I-25 M.U.D.area is considered to be in the vicinity of the intersection of-25 Public
and Colorado Highway 119.This location is near the St.Vrain Creek and includes the existing development services and tacilitiee are
at the Del Camino Area FIRE PROTECTION
The boundaries of the 1-25 M.U.D.Area are identified on page 46.In addition to the 1-25 M.U.D.area The standards listed below for adequate fire protection shall be considered minimum unless mre
boundaries,this map establishes a general outline as to how various acres can be expected to be stringent standards are established by the representative normally responsible for fire protection,the zoning
developed. ordinance,or the subdivision regulations
The activity centers for mixed-use development are identified on the map shown on page 47.An activity
center is a major concentration of development that requires good road access and high visibility.Activity 1.A rural water system must have sufficient volume each day of the year,to control and extinguish any and
centers are located within a one-quarter(Y)mile radius of Colorado highway interchanges along I-25 in all potential fires at the proposed development site or zone district.
Weld County. 2.Roads serving the development must have a surface that is sufficient to travel every day of the year for
the purpose of controlling and extinguishing any and all potential fires at the proposed development site or
...Ass,„
zone district.
Add to pages 46 and 47 3.The water supply system serving the proposed development site or zone district must deliver a minimum
of 500 gallons per minute at 20 pounds per square inch residual pressure for 30 minutes.
4.The initial travel time to arrival at location of fire or emergency must be less than 15 minutes from the
f time a call is received from the dispatch center providing service.
5.Any proposed development or zone district for the purpose of development must be located within a 5
P 1.25 M-U-D-AREA and ACTIVITY CENTERS GOALS mile radius of a rural fire protection station.
� 6.The entity providing fire protection must have the ability to respond with a minimum of 2 fire fighters per
4 1.To plan and to manage growth within the-25 mixed use development area and activity centers so as to pumper.
balance relevant fiscal,environmental,aesthetic,and economic Components of the area.
7.
2.To assure a well-integrated,balanced,transportation system which meets the public need with maximum Fire protection must be provided 24 hours a day.
efficiency,comfort,safety,and economy. POLICE PROTECTION
3.To provide efficient and cost-effective delivery of adequate public facilities and services which assure
the health,safety,and general welfare of the present and future residents of Weld County and the area. The standards listed below for adequate police protection shall be considered minimum unless more
4.To maintain and improve the existing natural tural state of environmental resources. stringent standards are established by the representative normally responsible for police protection,the
5. To promote governmental cooperation in order to avoid duplication of services and,to provide zoning ordinance,or the subdivision regulations.
a economies of scale.
6.To assure that new development occurs in such a manner as to maintain an attractive working and living 1.Police protection shall provide for call response,crime suppression,initial and secondary investigation
environment. to apprehend perpetrators through overt and covert means,service of orders of the court,enforcement of
1-25 M.U.D.AREA and ACTIVITY CENTERS POLICIES applicable County ordinances,and the performance of activities necessary to preserve the public peace and
safety 24 hours a day with trained personnel.
1.An I-25 mixed use development area K-25 M.U.D. and activity centers shall be established and 2.Pollee protection shall
provide that the initial travel time to vat received
location of a emergency be
p ( ) Y nor Poli less then 18 leg d seconds from the tirne ti call us ec i an from the dispatch center.
delineated All tpr on the Weld County Future Land-Use, r Map. 3. Police n ll include luforoutinec patrol of l residential business,al and is codes
areas.
2. proposals for commercial,industrial,and tide e (P.U.D.)
within the I M.U.D.and activity 4,police protection or shall include enforcement of local and state criminal and traffic codes by means of
enter overlayl districth shall use the planned an unit development offer
a eapplication ducts,s.The P.U.D. warnings,citation,or enforcement
u It lll ow the developerer flexibility and variety needed to evl range of products,to surrounding
services,unin and the ken event a law sntor me eat the minimumis
It will also give the developer an opportunity to explain the development plans to Surrounding land should makey proposed,it must be formed according to state statues and
uses.o and the County so that important information about land use compatibility and'about any services, provisions to meet standards listed above for police protection.
facilities,or utilities needed to serve the proposal are discussed and determined adequate. COUNTY maulPASTE,
3. New development shall avoid adverse impacts to surface and ground water quality and should ,
implement techniques to conserve such resources.All P U D swithinthe M.U.D.area shall use the sanitary
sewage disposal facilities provided by the St Vra n Sanitation District All P.U.D.water supply systems shallrorr a .,,a ice hoard o[ orvtssioncrs the to
be provided by rural water district,company,association,or municipality. - yr ice or tna ay.svon g .t.uns to"auras..re acre it y s
4.All P U D.'s that include residential development shall not exceed the following maximum density factors - - -
listed in the table below:
Density Factors(Maximum) I R'^ _,(Low Density Residential 3 dwelling units per acre rnssuc.r too li orrciro Daily Pavement Number Lane
Shoulder Additional
R-2(Duplex Residential) 6 dwelling units per acre Trareit Counts Type atatn Width of ! Requirements
R-3(Medium Density Residential) 8 dwelling units per acre I
R-4(Hgh Density Residential) 15 dwelling units per a I- 1-'111!! w,
_ '
-
R-5(Mobile Home Park and Subd'vsonI 8 dwelling units per acre L roi ocal i al zoo rave! i. r {3. - PO'
Dust
5. New development shall demonstrate compatibility with existing surrounding land use in terms of: i Abatement
general use,building height,scale,density,traffic,dust,and noise. I P
6.New developments shall be encouraged to use innovative siting and design techniques to enhance a
prl,ne visual features such as the Front Range the 5T V R' d other nature!drainage ways. i- r
7:New commercial development shall be characterized by quality architectural design Design featuresil zso
) shall,nclude:landscaping plans for the entire development,efficient on-site traffic circulation plans with a I ruri.t Over 1.250 Determined on an individual proiect Pasta
minimal number of access points to state and county roads,low profile advertising signs,and sensitive
facade treatment.
8.New industrial development should be designed to compliment the natural environment and exhibit a
' "campus-like"atmosphere.
9.i andscaping requirements shall be determined for the perimeter of the development by reviewing therourryy furrows mr yublienea ,olvmoo 000 or0000roo oor iorrn r
intcasity of the proposed land-use development and comparing it In the surrounding land-uses.For example, Transportation oaf irisr s
denser planting shall be required between a residential use and an industrial use than between a residential published policies on ceimerrtr Des', t Rural and crnen meioses for new eancirucuoo.
and small office use.In the case of extreme disparity between adjacent land-uses,structured buffer yards
including distance,walls,or berms may be required TABLE n
9. The clustering concept of residential units should be encouraged to reduce development and •
maintenance costs,preserve natural features,and maximize open space.
10.New junkyards,salvage yards,landfills,and uses with open storage areas shall be encouraged to
locate areas where they c be visually screened and can conform to health and safety regulations. The following services and facilities must be determined adequate and in accordance with the
" Exis(irgsalvage yards and uses with open storage areas are encouraged to visually screen or to relocate to requirements set forth in the Comprehensive Plan,Zoning Ordinance,and Subdivision Regulations prior to
mot `opatible areas.The intent is to locate uses with an unattractive appearance and the potential to the zoning of a parcel for development or the development of an industrial,commercial,residential,or
averse land use impacts to areas where they will not be a negative inducement for additional high plannedunit development subdivision:
quality ity development Ill availability of an adequate water system; -
• 11.New developments,including major public utility facilities,shall mitigate adverse visual impacts caused 2)availability of an adequate sewer system;
- by outside storage,building scale,disturbed native vegetation,and other such activities by screening and/or 3)availability of an adequate transportation system; -
' buffering. (4)availability of adequate fire protection;
12.Advertising signs shall be compatible with the surrounding environment Signs shall have a low profile, (5)availability of adequate police protection;
and be shared when possible. (6)availability of adequate school facilities;and
13.Existing County and State sign regulations shall be strictly enforced within the I-25 planning area, (7)availability of adequate parks and open space.
' particularly off-premise signs along interstate and state highways.
14.All new development shall comply with the public facilities and service section of this plan.New PUBLIC FACILITY AND SERVICE GOALS
. development that results in excessive public cost while producing insufficient public revenues shall be
discouraged unless such development provides adequate guarantees that public facilities and services are 1. Promote efficient and cost-effective delivery of public facilities and services.
effectively installed,operated,and-maintained. 2.Require adequate facilities and services to assure the health,safety,and general welfare of the present
• 15.If it is determined that public facility or service improvements or maintenance are required for or and future residents of Weld County.
caused by the development,the developer will be required to pay for the cost of the public facility and
. service improvement and maintenance.The methodology for compensation shall be determined during the PUBLIC FACILITY AND SERVICE POLICIES
land-use application review process.
I, Development that requires urban services and facilities shall be encouraged to locate within a
The developer shall submit the following: municipality,urban growth boundary area,or I-25 mixed use development area and activity centers.
2. Development will be required to pay its proportional share of the local costs of infrastructure
(1)information which accurately identifies all users of the infrastructure improvements and maintenance; improvements,including ongoing operating and maintenance costs required to service such development.
(2)a proposal which equitably distributes the costs of infrastructure improvements and maintenance by 3.In evaluating a land-use application,Weld County will consider both its physical and fiscal impact on the
user share;and local school and fire district. If it is found that the district involved will,as a result of the proposed
(3)a proposal that identifies the appropriate time that infrastructure improvements and maintenance development,require additional facilities or incur costs requiring additional local revenues,the land-use
charges should be applied. . project will be required to contribute funds to the district for the costs directly attributable to the project.
4.The county will encourage the development of a balanced and cost-effective transportation and
' This information will be reviewed by the Board of County Commissioners in determining an equitable circulation system by promotion higher density cluster uses in and around existing municipalities and the I-
means of distributing infrastructure costs among the county at large,direct users,and the developer. 25 mixed use development area and activity centers.This will help to ensure that maximum efficiency and
1-6.All new development shall comply with the Transporation Section of this plan.Access to properties use are derived from investment in existing public facilities.
halfl.aserve the existing and future function of roads and highways affected by the proposed development. 5.Regionalization of services and facilities shall be opposed if it will lead to development that is not
, All i vpment circulation systems shall be designed so that they do not disrupt highway travel.Traffic to compatible with other Weld County Comprehensive Plan Goals and Policies.
I • bey .bated by the proposed development must conform to the recommendations of the Weld County 6.Facilities and services proposed within a municipality's urban growth boundary should be designed for
Engineering Department and the Colorado Division of Highways.Dedication and improvement of roads and compatibility with the future municipal infrastructure planned for the area.
frontage roads may be required as a condition of development 7.Consolidation of the same facility or service should be encouraged to avoid duplication of costs and
17.All new development shall comply with the mineral resource section of this plan.This includes promote efficiency.
locations determined to contain commercial mineral deposits and mineral extraction operations and 8.Any proposal for development or the creation of a zone district for the purpose of development must not
• reclamation plans. produce an undue burden on existing facilities and services.
18.Development shall be restricted or required to mitigate adverse effects in areas characterized by flood /
plains and geologic hazards. TRANSPORTATION
19.New development should preserve identified aqulter recharge areas.Where teaslole,dramageways
g should be maintained in their natural state toe a optimalre-charge. INTRODUCTION
20. New development shall minimize impacts to air quality.
21.Fugitive dust shall be controlled by practices acceptable to the responsible government agency. Weld County's transportation system is a street and highway plan designed to provide for the safe and
22. Natural vegetation should be retained on-site to the greatest degree possible. efficient movement of people and goods to and from the County and to insure safe and coninuous access to
23.Disturbed areas shall be revegetated immediately following construction.In order to minimize wind and land.The state highway system and the County's road system provide a network which functionally
soil erosion,temporary stabilization measures shall be established on all such areas. integrates into the transportation plans of municipalities within the County.
24. New developments should be encouraged to select native species for rev getation. The highway and road system in Weld County is managed,in part,by the Colorado State Highway
25. State Park and Recreation areas shall not be altered by new development. Department,Weld County,and the twenty-nine(29)municipalities in the County.Weld County's road system
26.The coordination of other municipal,county,regional,and state growth policies and programs which presently consists of five hundred fifteen(515)miles of paved roads and two thousand eight hundred
include this area shall be evaluated in order to minimize discrepancies,promote a better understanding of eighteen(2,818)miles of gravel roads.In addition,there are currently four hundred eighty-seven(487)miles
growth dynamics in the area,avoid duplication of services and to provide economies of scale. of state highway system and several hundred miles of municipal roads.
27.As conditions warrant,the county should complete a formal"Planning Area Profile."The profile should Almost every jurisdiction has a process for classifying streets and highways according to the character of
include:Public facilities and services data,socioeconomic data,natural environmental resources,and visual service they are intended to provide.Basic to this process is the recognition that individual roads and streets n and cultural resources.The purpose of this information would be to provide the user of this plan with existing within a iu'sdiction do not serve travel independently in any aior way. Rather.most travel involves
conditions,opportunities,and constraints within the I-25 planning area In addition,the information could movement through several jurisdictions and through a network of roads.Therefore,in order for travel to move
also be used to update goals,policies,and programs in the future. in a logical and enicient anner,me lunsdlctions should coordinate respective transportation goals and
policies.
8 — Comprehensive Plan
Public Notices
At present,the County's role in rail transportation is limited to land-use considerations through the
administration of the zoning ordinance.The primary regulatory agencies are located at the federal and state
ROAD CLASSIFICATIONS levels.
Roads within the County are classified according to the functions they serve with respect to the total TRANSPORTATION GOALS '
highway system.This system includes the Colorado Department of Highway's rural principalarterial and rural
minor arterial classifications,and the County's road system.The County's road system includes arterials, 1.Provide a street and highway system which moves people and goods in a safe,economical.and efficient
collectors,and local roads maintained by the County.These classifications conform with the Final Report an er.
for the Development of a Pavement Evaluation end Maintenance Mansyement System In Weld m2.Provide for a unified and coordinated county-wide street and highway system.
County(1888).The County's road system generally serves travel of intra-county rather than of statewide 3.Establish policies and standards for the regulation of access to streets and highways from abutting land-
importance.It constitutes those routes where predominant travel distances are shorter and more moderate uses and intersecting roads.
speeds are typical than those of the Colorado Department of Highways. 4.Develop the County's planned system of roads and streets in a manner which is cost effective.
An arterial county road is a major road that covers a length of the County.The average daily traffic is 5. Maximize the compatibility of roads,streets,and highways with adjacent land-uses.
greater than six hundred fifty(650)vehicles.The number of access points on an arterial should be kept to a 6.Provide a balanced approach to transportation system development giving due consideration to all
minimum in order to maximize traffic flow and promote safety.Weld County Road 49,west of Kersey, modes of travel.
between Colorado Highway 34 and Interstate 78,is an example of a County arterial road.
A collector in the county road system primarily functions,to expedite movement in the local area.The TRANSPORTATION POLICIES
avierage daily traffic on a collector is two hundred(200)to six hundred forty-nine(649)vehicles.Collectors
serve a dual function between mobility and land access by connecting local roads to arterials.Access points 1.The County shall review and determine that all road,street,or highway facilities are adequr width,
oh collectors should also be kept to a minimum in order to maximize traffic flow and promote safety.Weld structural capacity,and classification to meet the traffic demands dictated by any proposed z district,
County Road 31,north of Greeley,from Weld County Road 66 to Weld County Road 74,is an example of a subdivision,or development
collector. 2.The County will,as a condition of land development,require improvement of county roads when dictated
i.ocal county roads are designed for low speed and low traffic volumes.They provide the first access link by traffic demand and land development patterns.
between individual properties and the higher mobility highway system.Local roads carry traffic volumes that 3. The County shall maintain a road classification system so that county roads are designed and
maintained less than two hundred(200)vehicles a day.Weld County Road 35,south of Evans,from Weld County according to their planned function.
Rnad.44 to Weld County Road 54, is an example of a local road. 4.The County will plan and provide a system of roads and streets which unify and coordinate with other
state,county,city,and community road systems.
As mentioned earlier,the highway and road system includes the Colorado Department of Highway's rural 5.The number of access n points on collector and arterial roads shall be kept to a minimum in order to
principal arterial and rural minor arterial classifications.Those classification characteristics have been minimize interruption to traffic flow and to promote safety.Local roads shall be utilized for access to
paraphrased from the National Highway Functional Classifications and Ludy,Manual B adjoining property.
(10401980). - 6.Private streets in planned unit developments,subdivisions,or other developments that are privately
The rural principal arterial system consists of a network of routes which serve corridor movements of maintained,shall be developed to county adopted standards and be maintained by the benefitting property
substantial statewide or interstate travel.The rural principal arterial system is designed to serve urban areas owners and/or developer.
with a population of 25,000 and greater.This system is divided into two(2)categories consisting of the 7.The County shall emphasize maintenance and upgrading existing roadway facilities over the provision o
interstate system and other principal arterials.U.S.Highway 85 is an example of a principal arterial,and 1-25 new facilities in order to protect its investment Any new county facilities should be designed to minimizr
is an example of an interstate highway.The provision of service to abutting land should be subordinate to future maintenance costs,
the provision of travel service to major traffic movements on this system. 8.Any subdivision,rezoning,or other development which causes more traffic to access onto a county roar
The rural minor arterial road system should,in conjunction with the principal arterial system,form a rural shall be required,as a condition of approval,to dedicate any additional right-of-way necessary to mee
network to link cities and larger towns.The rural minor arterial should provide service to corridors with trip county standards.
lengths and travel density greater than those served by a rural collector or local system.The minor arterial 9.The County shall adopt appropriate provisions to protect public airports from incompatible structure:
should be expected to accommodate high speed travel by restricting access and reducing interference to and uses.These provisions shall be consistent with the Federal Aviation Administration Guidelines.
through movements. 10.Airports and airstrips shall be located in areas that are safe for air operations and compatible wits
The Transportation Section is reflective of the urban and rural nature of Weld County.Standards are surrounding uses in terms of general use,noise,dust,traffic,scale,and density.
established which vide the development of the transportation system throughout the unincorporated areas
of the County.The Transportation Section correlates with the Agricultural and Urban Development Sections
of the Comprehensive Plan.The Transportation Plan Map on Page 66 identifies the existing and future ADD PAGE 66
roadway system in the County.
AIR TRANSPORTATION
The foregoing Ordinance No.147,on a motion duly made and seconded,adopted by the follow—Ste OF
The Greeley-Weld County Airport is located north of Colorado Highway 263 and west of Weld County Road the 10th day of December,A.D., 1986. AA
47.The airport is classified as a general utility airport serving II elements of general aviatior,except
scheduled commuter air service.This airport routinely accommodates over 200,000 operations(landings and BOARD OF COUNTY COMMISSIONER;
take-offs)a year.This includes privately owned light single engine aircraft to corporate jetcraft. WELD COUNTY.COLORADC
A master plan for the airport was completed in 1979 and was formally adopted by the Weld County Board
of Commissioners,the Greeley City Council.and the Greeley-Weld County Airport Authority in August of —
1980.The master plan makes specific recommendations about maintenance,land acquisition,improvements, Jackie Johnson.Chairman
and growth estimates.
Airport site development and operations compatibility between the airport and adjacent land-use are
traditionalant lyuse and conflicts
lwithl established activities at most p airs rts Also,structures and other noise tive uses have .uses can pose Gordon Lacy, Pro-ten
a hazard to aircraft.To avoid this problem an obstruction and approach zone overlay zone district has been
established to control building height. Gene Brantne
The Tri-County Airport Is also a general utility airport located in southwest Weld County,north of Colorado
Highway 7 and west of Weld County Road 3.The Tri-County airport accommodates over 50,000 operations a
year and basically serves light single and twin aircraft in Weld,Boulder,and Adams Counties. W.C. Kirb'
The majority of small private use airports are simple dirt strips that serve personal needs.Agricultural
these
and singleenginereviewed
aircraft used recreationally basis with
typical examples The location and ra use of
these small airports are rev awed on an individual basis with land-use compatibility demonstrated. ATTEST'(signed) Mary Ann Feversten Frank Vamaguch
RAILROAD
Weld County Clerk and Recorder
Weld County is served by two class one and one class three railroads.A class one railroad is one with a and Clerk to the Board
gross operation re enue f$50 million or more annually from railroad operations.A class three railroad is
one that grosses less than$20 million in revenues a year. By:(signed)Tommie Antuna
The Burlington Northern (BNRR) operates an east/west mainline through southeast Weld County Deputy County Clerk
connecting Denver with major midwestern markets.This line averages twenty-five train movements per day
through the County.BNRR also operates an unsignaled,slow speed,twenty-five mile long branch line APPROVED AS TO FORM
between Greeley and Fort Collins with a total train movement of one per day.
The Union Pacific(UPRR)operates a north/south double track mainline with centralized traffic control (signed)Thomas O. David
between Denver and Cheyenne.This line could,in the future,support a nonstop Greeley/Denver passenger County Attorney
operation averaging an hour each way.The Colorado State Rail Plan indicates that nine trains a day operate
n this mainline.The UPRR also operates an east/west line across southeast Weld County with a total of First Reading: December 10, 1986
four train movements a day. Publication: December 11, 1986
The Great Western Railway(GWRR)operates freight service from Loveland and Windsor to Johnstown and
Milliken,with branches to Welty,Longmont,and Eaton.Freight consists of coal,fertilizer,corn products,and Second Reading: December 22. 1986
other agricultural products. Publication: December 25, 1986
A potential for conflict exists between railroad lines and other land uses within urban growth boundaries
and the I-25 mixed-use development area.Municipal type uses and services are planned for both of these Third Reading:January 5, 1987
areas which will increase auto and pedestrian traffic,and the number of noise sensitive use.Potential Publication:January 8, 1987 in the Johnstown Breeze
conflicts could be avoided by separating crossing points for trains from other vehicular and pedestrian traffic, EFFECTIVE DATE:January 13, 1987
and separating noise sensitive uses by distance or utilizing noise abatement technioues.
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uJ Ya tw\ ,.o.
-y {rat MA , ._.:_:,._.:,:,, ,:. . . . .,...,,,,,,,, .......... ....._. ,.... ,
i I — ...,.
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� � '1 _ l 1_
J s t _..'V'''''''-7 1 1 t•r l �{' I 1- l j i:'
AFFIDAVIT OF PUBLICATION
THE JOHNSTOWN BREEZE
STATE OF COLORADO i
i ss
COUNTY OF WELD i
TIg4 ra ' Ederd of; I, Clyde Briggs, do solemnly swear that 1
^t:t58duat
-'s-0 ..,,d rra 4 am publisher of The Johnstown Breeze,
.a" that the same is a weekly newspaper
d printed, in whole or in part, and published
iii.„,r4 the County of Weld, State of Colorado,
and has a general circulation therein; that
pp said newspaper has been published
'fa T e " r L -OF continuously and uninterruptedly in said
�( 4 TY County of Weld for a period of more than
rit ` t AI fifty-two consecutive weeks prior to the
PL r> - ,rs' Sections first publication of the annexed legal notice
PLAN
or advertisement; that said newspaper has
been admitted to the United States mails as
iLD second-class matter under the provisions of
}.,...` • •° ';,. peeourese the Act of March 3, 1879, or any
'e tt• Reeoume
gt `Mfai Resources amendments thereof, and that said
.
eu Extrectlen Plan Will be newspaper is a weekly newspaper duly
the potions of the exi@e'?
glen sn considered tw repeat qualified for publishing legal notices and
H D COUNTY
UNTY a gAPE-- advertisements within the meaning of the
cr
to growth..and laws of the State of Colorado.
MI ocerpor• That the annexed legal notice or advertise-
ment was published in the regular and
are
requested ymanner entire issue of every number of said weekly
ett :he hearing and may be newspaper for the period of ../... consecu-
tive insertions; and that the first
of the proposed CoetPrS- publication of said notice was in the issue of
Plan are wettable b/ said newspaper dated/Wet 26A.I.) 1916,
�eC!Ion m the Greeley
tibl Llbrery, Weld District and that the last publication of said notice
L1 ps i'-of p� was in the issue of said newspaper dated
Cwr Centennial 942, ri,e1l5. A.D. 19
Tenth-tItreM,..Briny, CBbredo. In witness whereof I have hereunto set
' SgAim 4�B coil my hand Otis 2 6 clay of ..fl0 ✓
CCtIMM sION A.D. ts..b
Lounry
COLORAADO //n
BY: hMFiPE WEIN ��!! ,y f
' COUNTY CL AND � 9j Jt// Publisher
RECORDER AND CLERK _
TO THE BOARD
BY: Mary Reiff, Deputy
DATED: November 17, 1986 Subscribed and sworn to before me, a
PUBLisHED: November 27, Notary Public in and for dig County of
1986, in the Johnstown Breeze W Iq, State of Color. p, this .4k .... day of
11J'-1, A.D. 19 k 6
.' 4 t(k I�"� �3 p otary Put lie
• / lok La- o
My commission expires
0,0
, _ .... .v. U� IidUW
Affidavit of Publication
STATE OF COLORADO)
County of Weld) ss.
I r'a �'- s s e Y of Legal Notices
said County of Weld being duly sworn,say that I Docker No es 13
am publisher of The weltl y 9 la tte` - l-�_e -L:.,n91.C� :lull' nrsPw111 eonaucf at
that the same is a p weekly newsspapehed r of gin the aa Oecem"erajo,a' '?n
circulation was printed and
town of _ commissoner� Ba.m or
'!E tti ' l e Caloloratla, Weltl otCPUn Itl
in said county and state:that the notice of adver-
tisement,of which the annexed is a true copy has o Cmora
been published in said weekly newspae for TIONSO Oy717EUE3TANTiq�p�
eneral
COUNTY COEXISTIN(.WELp
ono; consecutive
MEPLAN antl Me MPRENENSIyE PLweeks: that the notice was published in theSections C.
NsryELO COONTVT00MPF re q
f every number of said .
newspaper during the perlar and entire issue riiod and time of pubhca- ahh chapterr h ,(Pews k M"
than of said notice and in the newspaper proper any 731) ot3 MMerough NP°msA.,and not in a supplement thereof: that the first COUNTY ensnno W
publication of said notice was contained in the PLAN any COMPRENE: L
issue of said newspaper bearing the date, the Resource s Sruaame a t, Mi a
Resources Vol dY any Mal
'l(,. date of t.T O V r A.D.. 19 F6 Plan will be ike pliy rt”tr Ma
and the last publication thereof, in the issue of COMPM �ryt W eorlsfor
said newspaper,bearing date,the 26 day of as a OROBc ENSIVELPL'AN isibis:
growth T tlacumenf
to To onibe r19 C.(That the said . unincorporated areas t to
P 1^ fl t e V I T C ''E T"-LP 411 Perso.teans in any manner
has been published continously and uninter-
ruptedly
during the period of at least fifty-two P e"tl may G ;rill
brary, Wein
consecutive weeks next prior to the first issue siv�piano Propos tom
thereof containing said notice or advertisementabove inspection lane availaple rahgk
d that d was
at the time of each rred to: nof the publicationspof said Li Longmont Pubiiic Lstiie to Lie,Library
notice duly qualified for that purpose within themean Ra asnt H Mw Ptenntlelyry9Rvlipha
Legaling Notices. Advertisements andf an act entitled, "An Concerning
Publications ubl cations Centers
apt Is rants re Greeeley
colors Cand the Fees of Printers and Publishers thereof,
and to Repeal all Acts and Parts of Acts in Con-
flict with the Provisions of this Act" approved WELDgOVNTyMlssloNERS
April 7. 1921, and all amendments thereof. and - BY: COLORADO
particularity as amended by
an R act approved. COUNTY CLE NM FEUERSTEIN
March 30. 1923. and an� V( proved May 13. AND CLERK 44:r TRR`eORDER
1 aY: y ReiN,lp pyry
( /A�/� �/ DATED: NOVEMBER 17, ISIS
j �(/ / ub��l77lsooher PubliN vember s. Platinilla;farad 64)Subscribed and sworn to before me this.�5 0
Lt1 ��
day of t LA ,:41/27r Y.WLJ
j
A.D., 19
Notary ublic
Y7774 V ALL uct-✓ tte. '
11/1.51g9
My commission expires
Affidavit of Publication
STATE OF COLORADO)
County of Weld) ss. Legal Notices
i ,9 G 1 ? 9 3 S 81] of Docket No.N-17
Tha Weld County Board ol
said County of Weld being duly sworn, say that I
Commissioners will conduct a
am publisher of Weds Marina et be,00 a m on
thedn aaY, of the
10, of
In
�.°� :'-1-9�, 1" T. ,"r -,Y' the Chambers of 1M Board of
that the same is a weekly newspaper of general County Commissioners of Wild
circulation was printed andpublished in the County, Colorer, Weld County
County,Floor,
Greeley,
, loth
town of First FIoo s Greeley Colorado,for
Me e of considering the
T.fl '7"' , e REPEALF SUBSTANTIAL YOR•
in said county and state: that the notice of adver- TIONS OF THE EXISTING WELD
tisement,of which the annexed is a true copy has COUNTY ' COMPREHENSIVE
been published in said weekly newspaper for PLAN and Me ADOPTION OF A
NEW WELD COUNTY COMPRE-
HENSIVE PLAN. Chapter Three,
Sections C.through.E.(pages 66.87)
weeks: that the notice was published in the and Chapter Four, Section A.,
Subsections 3 through Slpages 170
regular and entire issue of every number of said and 171) N the. existing WELD
newspaper during the period and time of publica-
tion of said notice and in the newspaper proper PLAN -and Me Mineral
and not in a supplement thereof: that the first Resources d Mineral
Resource Study Md Mineral
publication of said notice was contained in the Reseereee Volume 11, Extraction
issue of said newspaper bearing the date, the Plan will beta only portions of the
existing plan not considered fur
��C date of _,'o A.D.,19 -�� repeal. The WELD COUNTY
COMPREHENSIVE PLAN is used
as a policy dam deth irect
the
and the last publication thereof, in the issue of growth and developHn
said newspaper,bearing date,theT_day of Unincorporated areas of the
County.
•
';7-'Pviln ' ' . 19&O that the said - All persons lo aiw manner
interested are,rilquested to attend
,_a`Y,e . . le a 1 t'. the peering end'may be Mere.
has been published continously and uninter-
ruptedly CopleeolM.pr+p+nd�l^ ee
during theperiod of at least fifty-two Siva PIM+n me GTfl eY puWlo
inapary. a 1M GnNW Public
consecutive weeks next prior to the first issue Library, Waal District Uerary,
thereof containing said notice or advertisement Lppment Public UMary,an0 me
above referred to: and that said newspaper wasRoom Repellent el eld County
Gnlenn gervi lel
at the time of each of the publications of said Center,
MA Ten
Rooter,915 Tonle untyStreet,C Greeley,allial
notice duly qualified for that purpose within the Colorado.
meaning of an act entitled, "An Act Concerning BOARD OF COUNTY
Legal Notices. Advertisements and Publications COMMISSIONERS
and the Fees of Printers and Publishers thereof. WELD COUNTY,COLORADO
and to Repeal all Acts and Parts of Acts in Con- BY: MARY ANN FEUERSTEIN
filet with the Provisions of this Act" approved COUNTY CLERK E RECORDER
April 7. 1921. and all amendments thereof, and AND CLERK TO THE BOARD
partieularily as amended by an act approved, by;Mary Reiff,DopWY
March 3O. 1923, and an" blishe
roved May 13.
DATED: NOVEMBER 17,1986
Qom/ Published-In the La Salle Lead"
_ x November 76, 1996.r -
Subscribed and sworn to before me this rt 8ek
day ofd(yL�tLi d2 A.D., 19 fl
` 9 •. `. a��.�(�����
q�('' /�,rNNotary"Public
'---1/0-)12: L, (2 So 62 /
i my commission expires ii Iis/ /q
STATE OF COLORADO )
)ss.
COUNTY OF WELD )
4441,7571 GMY , being
duly sworn, says that he/she is pub-
lisher of the KEENE VA1.f.FY SUN,
a weekly newspaper published and
printed in Keeneeburg in said County'
and State; that said in
said pCo has
LEGAL NOTICE
a general circulation in County
and has been continuously and un-
interruptedly published therein, dur-
ing a period of at least fifty-two NOTICE - in the unincorporated areas of-the county.
consecutive weeks prior to the first The Weld County Board of Commission-
publication hat of the annexed nspape; ers will conduct apublic hearing at 10:00 Allpersons in' manner interested are
that said newspaper is a newspaper any
within the meaning of the act of the a.m. Wed.,Dec. 10, 1986 in the Chambeis requested to attend the hearing and may
General Assembly of the State of of the Board of County Commissioners of be heard.
Colorado, entitled "An Act to regu-
late
the printing of legal notices and County, Colo., Weld County Cen-
advertisements," and amendments tennial Center, 915 10th St., First Floor, Copies of the proposed Comprehensive
thereto; that the notice of which the Greeley Co for the purpose of considering
annexed is a printed copy taken from Plan are available for public inspection
said newspaper,was published in said the REPEAL OF SUBSTANTIAL POW in the Greeley Public library, Weld Dis-
newspaper, and in the regular and TIONS OF THE EXISTING WELD trict library,
entire Issue of every number thereof, Longmont Public library,
/ COUNTY COMPREHENSIVE PLAN and and the Department of Planning Ser-
once a week for .......I___ successive the ADOPTION OF A NEW WELD COUN- Aces, Room 342, Weld County Centen-
weeks; that said notice was so pub- TY COMPREHENSIVE PLAN. Chapter nial Center, 915 Tenth Street, Greeley,
fished In said newspaper proper and Three, Sections C through E (pages 66- Colorado.not in any supplement thereof, and 83) and Chapter Four, Section A, Sub- BOARD OF COUNTY COMMISSIONERS
that the first publication of said no-
P y.(,� sections 3 through 5 (pages 130 and 131) WELD COUNTY,COLORADO
tier as aforesaid, was on the .7. of the existing WELD COUNTY COMPRE-
HENSIVE PLAN and the Mineral Re- h BY:MARY ANN FEUERSTEIN
day of .0�eATI b-EA , 19_2 sources Volume L Mineral Resource Study ik COUNTY CLERK AND RECORDER
and Mineral Resources Volume Ii Extrac- AND CLERK TO THE BOARD
and the last on the y day of tion Plan will be the only portions of
c�
`.0c. , 19 rb .the.-e�dstiag-.plan aot.considered for re- BY:•MaryReiff.Deputy
peal. The WELD COUNTY COMPRE- DATED:November 17,'1986
(17/471,... HENSIVE PLAN is used al a posy dean- PUBLISHED: November 27, 1986 in the
'XW:--:.'L ment to direct growth and deveb pioent Keene Valley Sun
Subscribed r� and sworn
to before Inc
this .).... day of _tbC('wnia-er
kJ-Lc nAdst. \AlbaS
::: B`)
4
The Coloradoan
STATE OF COLORADO
COUNTY OF LARIMER )ss. AFFIDAVIT OF PUBLICATION
Robin K. Hause being first duly sworn upon oath, deposes
and says: That said is the Legal Clerk of The Coloradoan;
that said has personal knowledge of all facts set forth in this affidavit; that The Coloradoan
is a public daily newspaper of general circulation, having its principal office and place of
business situated in said County of Larimer; that said Coloradoan is printed and published
daily; that said Coloradoan is a daily newspaper, duly qualified for the purpose set forth
within the meaning of Chapter 109, Article 1, Sections 1-1 to 1-8 inclusive of Colorado
Revised Statutes 1973, and any amendment thereof passed prior to the date hereof; that
said newspaper had, prior to January 1, 1936, and has ever since said date been admitted to
the United States Mans as second class matter under the provisions of the Act of March 3,
1879, and any amendments thereof, that said newspaper is printed in whole in said County
of Larimer and has a general circulation therein; that said newspaper has been so printed
and published as a public daily newspaper of general circulation in said County of Lar-
imer, uninterruptedly and continuously, during the period of more than fifty-two consecu-
tive weeks next prior to the first issue thereof containing the annexed legal notice of
advertisement; that said annexed legal notice or advertisement was published in the
regular and entire editions of said newspaper for
1 successive weeks on Thursday __ of each successive week; that the
first publication of said legal notice or advertisement was in the regular and entire edition
of said newspaper on the 27th day of Novem'er , A.D. 19$6._; that the last
publication of said legal notice or advertisement was in the regular and entire edition of
said newspaper on the 21th_ day of ______....._NOV PS)er , A.D. 1986_, and that
copies of each number of said paper in which said notice or advertisement was published
were delivered by carriers or transmitted by mail to each of the subscribers of said paper,
according to the accustomed mode of business in this office.
K56
Subscribed and sworn to before me, at and within the County of Larimer, State of Colorado
this 27th day of November , A.D. 19 86
My commission expires .
Clerk to the Board Notary Public
P.O. Box 758
Greeley, CO 80632
Delivered to
Arridavit of Publication
STATE OF COLORADO
ss.
County of Weld,
TM Was r .. ‘,jy(gei 't uelie I, Betty J. Poppe of
Cho a I r0fWelid'Co iw said County of Weld, being duly sworn, say that I am
Colo ed% Weld Cmt mnia Gaiter,11S rpb Str et, Firs
FNor S y;�a4p A N. we rape. M aalaNarina tM an advertising clerk of
4EPEAL OP SUOSTANI1'AAL PORTIONS OF THE EXISTING
WILD COUNTY COMP!, NENSIVE PLAN aml the ADOPTION THE GREELEY DAILY TRIBUNE, and
OP AIN!W WELD COUNTY COMPRINNNSIVE PLAN.Chapterc. THE GREELEY REPUBLICAN
Sections C )and
.fit tar Faut SaC
A., a `' and tdu a tIN a,daruw
WELD (�N Y 'FLAN and MI oral
Y �. � >• � that the same is a daily newspaper of general
t ain litT`s.WEW COv TV circulation and printed and published in the City of
coREN Ate plicydocum+M to direct
+ Ned frSnnt the COWRY. Greeley, in said county and state; that the notice or
All IrarIRrugD gir St`°°u.aNd ib Wheel the advertisement, of which the annexed is a true copy, has
Congeal eM caa1 Planera+vanaN tfetbbllc
IMprtlan In the t WrarY,Wad OMR Liwary, been published in said daily newspaper for consecutive
Lonrm+M. ara tiw DapaHMSM a N�nnN Satter;
(days)•Icier,Radlh carve
a CrtenMal Cant:,1 T.%SiNat, y }�); that the notice was ygaNy;�pYa�. published in the
BOARD OF COUNTY COMMISSION!RS regular and entire issue of every number of said
WELD COUNTY,COLORADO
✓ . pY:MARY ANN FEUE newspaper during the period and time of publication of
.CpUY said notice, and in the newspaper proper and not in a
ilitaritad
3 ty„iy, supplement thereof; that the first publication of said
notice was contained in the issue of said newspaper
bearing date
Twenty-seventh
day of November A.D. 19 86
and the last publication thereof; in the issue of said
newspaper bearing date the
Twenty-seventh
day of November A.D. 19 86
that said The Greeley Daily Tribune and The Greeley
Republican, has been published continuously and
uninterruptedly during the period of at least six
months next prior to the first issue thereof contained
said notice or advertisement above referred to; that said
newspaper has been admitted to the United States
mails as second-class matter under the provisions of the
Act of March 3, 1879, or any amendments thereof; and
that said newspaper is a daily newspaper duly qualified
for publishing legal notices and advertisements within
the meaning of the laws of the State of Colorado.
November 27„1986
Total 'charge; $21 .76
1 /;
' ^ , . I
. ' c
/
t�tdvertising Clerk
Subscribed and sworn to before me this
27` day of November A.D. 19 86
[Ay•ommi s x res.7cn: 14, 1,990
/ 7 Z7e/ -.7 /4 )7,/: kJL c:',/-/� c 4.-
Nptary ublic
PROOF OF PUBLIC.-afION
The North Weld Herald
Eaton, Colorado 80615
-..The We �pty Wild Sdmg teinsidoselligo
STATE OF COLORADO, ) will mane•P Mehr`gM NM as.en
Wednesday, Beerier 10, 1986, la the
County of Weld ) SS' Chambers of the Board of C. to is.
times of Weld Gamey, Celondu, Wald
Comely Centennial Center,915 10th Sheet,
First Floor, Greeley, Colorado.ter the pre-
pore of considering the REPEAL OF SUB-
STANTIAL PORITONS OF THE EXISTING
WELD COUNTY COMPREHENSIVE PLAN
and the ADOPTION OF A NEW WELD
COUNTY COMPRKEENSIVE PLAN. Chap-
ter
. Wages
I, Lecnna kbfloc , do solemnly swear that I am 66431�'cn p Fethes�,Secdo.A thimigh .,Sabre-
dn.t 3 through S(page.130 and 131)of the
cc-&c x yy r . of THE NORTH WELD HERALD; that the existing WELD COUNTY COMPREHEN-
same is a weekly newspaper printed, in whole or in part, and srve PLAN and the Mineral Raa.eraas
Volume published in the County of Weld, State of Colorado, and has ee• e Rewn al.
I E htions.of aetln Wmn.un
a general circulation therein; and that said newspaper has not considered for reeeaealI- The Werie
been published continuously and uninterruptedly in said COUNTY confPR1DTENSIVE PLAN Is nod
County of Weld for a fifty-two
• • policy document to direct growth and
period of more than fift two con- development in the unincorporated areas of
secutive weeks next prior to the first publication of the the County.
All pod to.In any a Bari Interested ma are
annexed legal notice or advertisement; that said newspaper heard.ha.aaathehmsteg.edry"`
has been admitted to the United States mails as second- Copies of the proposed Comprehensive
Plan me avclass matter under the provision of the Act of March 3, 1879 the Greeley Publilablec Libraryfor ,.W Inspecticin in
or any amendments thereof, and that said newspaper is a DepartmestLto"�g Services.�34z
weekly newspaper duly qualified for publishing legal 'Weld Comity centennial Carom.9a Tenth
notices and advertisements within the meaning of the laws snn`r'Gr"l`y'clm BOARDOFcowry
of the State of Colorado. COMMISSIONERS
WELD COUNTY,COLORADO
BY:MARY ANN FEUERSTEIN
That the annexed legal notice or advertisement was COUNTY CLERK AND RECORDER
AND CLERK TO THE BOARD
published in the regular and entire issue of every umber of BY:Mary ReM.Dedn`
DATEDm Nm.s.r17,1306
said weekly newspaper for the period of Oh € Published Plosembsr Rl 1786 Is the Ninth
consecutive insertions; and that the first publication of said wow xmeH.
notice was in the issue of said newspaper dated
1--)0 . ;9Co A.D., 19 Wci,
and that the last publication of said notice was in the issue
of said publication dated I.,bo . 9(p A.D., 191,‘",
In witness whereof I have hereunto set my hand this
day of `,�. A.D., 19 VC?
tdite,
g5 ,C-
Subscribed and sworn to before me, a notary public in
and for the County of Weld, State of Colorado, this
.C4 - day of NoutynsEja A..D., 19 e70..
Notary Public
222 F/Ear srp.Er
EArors, Ca . 610615
My Commission Expires Oct 21, 1981
. 1
1
i
•
AFFIDAVIT OF PUBLICATION
stAts br C0L0RADOII tt l
l'0UNtY OF *FLU
�f f tr2 Tits, pi sold County of
'i�r Yield, hlg duff sworn, say Utei � ego office moonset
The Weld County B' C inners INC il'1N118O11 DEACCIN, INC.
will conduct a public hearing at a.m.on •
Wednesday, December 10,' In the`
Chambers of the Board 'of County e Weakly newspaper hosing a mere) altculntleo In
Commissioners of Weld county, Colorado,. veld County Tina Mlle, published In the loon of
wets a of cedfeneleCbior 915o,f 10th. WtttV Ont In add County Tina 8lete: and that the
Sptturrryepeottss'evotFloor Greeley,g i L OF Pollee, el which the annexed b thus eopf, has beef.
•
SUBSTANTIAL PORTIONS OP THE EXIST-
ING WELD COUNTY COMPREHENSIVE / 91ICCe9 the
.PLAN and the ADOPTION OF A NEW WELD ptfbhshcyt In rata weekly tot . ..
COUNTY COMPREHENSIVE C. through 1VE PLAN. Chap- we ke ill PI the notice wee pllbltShetl In the mauls
666-Three, Sections r ct n A.. end entire bane of eveiy number of the pnpefrl during
Subsections
and Chapter Foul,Section A., QQ
Subsections3 through 5(pagea 130 and 131) the pet od cud Rine of publication, end In Ila fir-w9-
of the existing WELD the Mineral
COMPRE• vtprr wooer find not In a eupptetornt. Tina Owl the
Volume (PLAN and urceResources �hel publication of said notice wee In said pepet best-
Minme L urces Resource I Study and tog the (fete of the
Mineral Resources e only Volume of the existing
plan will by sid rd or repeal.
1. existing (PC
plan not considered for repeal. ThePLAN WELD // / d'(P
COUNTY COMPREHENSIVE is used of-f'! A.lJ. I�
as a policy document to direct growth and ' •, day el
development in the unincorporated areas of
the County. find the lett publication beating the dell of the
All persons in any manner interested are
requested to attend the hearing and may be -
heard. AtJ. le..
Copies of'the proposed Comprehensive . .., llny ut .... `
Plan are available for public inspection'n the liiid ihel the told "%tIHhJ on II l;ACOtp'�hne berg
Greeley Public Library, Weld District
Library, Longmont Public Library, and the pUbthtleri frillittlIOUlly and uninlettuptedly for the
Department of Piano' Services,Room 342, gplttlod of U tonteeullt'e week'', In tea Count, and
Weld County Centennial Center.915 Tenth l3tole, phiaql to the title of Ibal publienllnn DJ told
StreBOARDley Colorado. holler. and Um route Is a newspe ,er within the mean-
B°'fR°oFWOEOLDCOUCTY,COLOg DO hug of in Art to regulate prtnlins of letsd m ytlrnf
MA edvcrlllculenla, eppmved MN, IS, tell, end dl
.. NTTCLER ANDREWRD R prior nrta le the ea In lone. .
COUNTY C CLERK
TO RBCORARD
AND CLERMayHa Deputy
BY,Macy Be1C,Deputy
Published msea,ISIS -etAat Oft1CR htANAOI"Jl
_J
9utncrIt,eti and morn to litter! In! lids . ....��.yy..//flay
et /L.k. •Ata•Zi4..il /L\y , II..1Q -...
+3./`6- ` .��j,, l %{Vtnni r'UDIJO
My trolnMlulun esphes 4 2n--. h / .12
Affidavit of Publication
STATE OF COLORADO)
County of Weld) ss.
1 . 9 p°9 3P ey of
said County of Weld being duly sworn,say that I
am publisher of ..,
_Tans —1---,,r, Press
that the same is a weekly newspaper of general
circulation was printed and published in the
town of
,ens
in said county and state:that the notice of adver-
tisement,of which the annexed is a true copy has
been published in said weekly newspaper for
one consecutive r
E�E�
weeks: that the notice was published in the - / alNo ice
regular and entire issue of every number of said -`a
newspaper during the period and time of publica •
-
tion of said notice and in the newspaper proper NOTICE
and not in a supplement thereof; that the first as a policy document to-direct
publication of said notice was contained in the Dee1tee NO.µp uoglneewth oyan development ems of t the
issue of said newspaper bearing the date, the CNIIIIIIWIO Caanh Board w County. aria of Ilte
ap.Mrx win conduct a
public latrine at 10:00 a,m. on All Perms n Say manner
5 date of ^�,', A.D., 19 1'6 w,..„,,Dacamher 10, tfx,m interested are requested te attend
MCounty Chambers
Comm el ma Board id . hie hearing and may be heard.
and the last tion the of said newspaper.bearing ingdater the to 6 doe of Conti Weld
County, Colorado,sioners «COMh Copies of the prams comprise.
y First Flair cans*,ass ism donorse,*rot dive Plan an available for public
y� gee wpm, NC ado,far Lnspacllan in 111a Greeley Pbrary
(went er . 19 C6hat the said - REPEAL OF SUBSTANTIAL POR. LMBmNdsno Library, IPublic.ld UabrIKy,land NM
TIONS OF THE EXISTING WELD DMarttnonf of Planning services,.
T`r�3 ri S t n 1-. 'P r c c s COUNTY
and COMPREHENSIVE ROOM SOS,Weed COM1y canfem(lal .
has been published continously and uninter- NEW WELD COUNTY COMMIE-
OF A Cofer,01S Tenth Scree}, GneNy,
HENSIVE PLAN. CDMPRE, Colorax.
ruptedly during the period of at least fifty-two Sections E.(pages
Tares
consecutive weeks next prior to the first issue and E.(pgy µpi BOARDOF COUNTY
thereof containing said notice or advertisement Subsections 3 M Chapter Four, Section no COMMISSIONERS.through Snoopy lee WELD�OUNTT,COLOR
above referred to: and that said newspaper was COUNTY) sr
me exiefing WELD ADD
at the time of each of the publications of said COMPREHENSIVE BY: MARY ANN FEUERSTEIN notice duly qualified for that purpose within the PRineurces LAN and the Mineral COUNTY.CLERK & RECORDER
meaning of an act entitled, "An Act Concerning. Resource SNpymean ld, Minaret AND CLERK TO THE BOARD Mactionina* by;Mary RNN,
Legal Notices. Advertisements and Publications Resources Volume II, Extraction imply
and the Fees of Printers and Publishers thereof. Plan will be the only portions or the DATED: NOVEMBER 17, 19M
exisand to Repeal all Acts and Parts of Acts in Con- repeal. plan not considered for
repeal. The WELD COUNTY Published in the Evans Star Press
flied with the Provisions of this Act" approved COMPREHENSIVE PLAN is used November Y6,.ieee,
April 7. 1921. and all amendments thereof, and
particularily as amended by an act approved,March 30, 1923. and anact approved May 13.
19
eGLt ALT
Publisher
sh
Subscribed and sworn tobe re me this _ _/__
day of lilt; vvWM21 A.D., 19 "�
Lh-,
_ _ . ,= , hti
(1. P /1 //j") •
Notat 'ublic
/ c u(J.'1%Y,z.Le ) l N ttic -
i -}�
Ja.2e, LzLt,C1J,ZU Ld YeQ Q7
My commission expires 0 //hi/
AE IDA . 'I1' O1: PURL lc: TION
FARMER AND MINER
County of Weld ) ss
State of Colorado ) j
Joseph H . RebelI. do Legal Notice
solemnly swear that THE FARMER AND MINER is a weekly - Docket No.$6-T3
newspaper which is published in the County of Weld, State of me Weld County Board of
Colorado, and which has general circulation therein; that said Commissioners will conduct a
public hearing at 10:00 a,m, on
newspaper has been published continuously and uniterruptedly in Wednesday,December 10, 1916,in
the Chambers of the Board of
said County of Weld for a period of more than fifty-two consecutive County Commissioners of Weld
weeks next prior to the first publication of the annexed legal notice Centennial Center,nty, duff Itch Son
s or advertisement; that said newspaper has been admitted to the First Floc,Greeley,Colorado,for
the purpose of considering the
United Sates mails as second-class matter under the provisions REPEAL OF SUBSTANTIAL POI).
TIONS OF THE.EXISTING WELD
of the Act of March 3, 1879, or any amendments thereto, and that COUNTY COMPREHENSIVE
PLAN and the ADOPTION OF A
said newspaper is a weekly newspaper duly qualified for pub- NEW WELD COUNTY COM►RE-
lishin legal notices advertisements the in of HENSIVE PLAN. Chapter Three,
g g and within meaning Sections C.through E.(Pages SS-33)the laws of the State of Colorado. and Chapter Four, Section A.,
Subsections 3 through S(Pages 130
and 131) of the existing WELD
That the annexed legal notice or advertisement was published COUNTY COMPREHENSIVE
week I Y PLAN and the Mineral
Resources Volume I, Mineral
in the regular and entire editions of said Ny newspaper once each Resource Study and Mount
Resources Volume II, Extraction
Plan will be the only portions of the
week on the same day of each week for the period of one existing plan not considered for
repeal. The WELD COUNTY
COMPREHENSIVE PLAN Is used
as a policy document to direct
consecutive insertions; and that the first publication of said notice growth and developomant In the
unincorporated areas of the
November 27 County.
was in the issue of said newspaper dated All persons In any
I ted are requested to attend
19 86 and that the last publication of said notice was in the the hearing and may be heard.
Copies of the proposed Comprehen-
sive Plan are available for public
issue of said newspa dated 9 Library,
the Greeley ictPublic
Library,
Library, Weld ruel Library,
CLongmont Public Library,and the
.- - , / / Department a Planning Services,
«<
l Room 342,Weld County Centennial
Business Manager Center,91S Tenth Street, Greeley,
Colorado.
28th BOARD OF COUNTY
Subscribed and sworn to before me this day of COMMISSIONERS
WELD COUNTY,COLORADO
November 86
19 BY: MARY ANN FEUERSTEIN
COUNTY CLERK B RECORDER
AND CLERK TO THE BOARD'
3^21—9 0 by:Mary Reiff,Deputy
My Commission Expires n DATED: NOVEMBER 17, lees
o6 _ Published in the Farmer and
`�`"�'`.(��? Miner November 26, 1936.
Notary Public
FEE $
1130002
AFFIDAVIT OF PUBLICATION
STATE OF COLORADO,
County of Morgan. ss.
Fern H. spencer
being of lawful age and first duly sworn on his oath,
states that he is the C i r c u j a d o --L1.4.r a-__ of
The Fort Morgan Times; that The Fort Morgan Times
is a daily newspaper of general circulation and printed
and published in the City of Fort Morgan in the County
of Morgan, State of Colorado; that said daily newspaper
has been published in said Morgan County, Colorado,
uninterruptedly and continuously during the period of at
least twelve months next prior to the first issue thereof
o taming the annexed Notice —Docket
b -_--
673
dw"'--, ,.once
duct a paMicttiea of l%ommiaaioners w91
that said daily newspaper is a daily newspaper and we 0a�`mmlotuianaraPchambers Bwa2
qualified for that purpose within the meaning of the Act Floor t,` earn as ter,91910th rind
of the General Assembly of the State of Colorado, ap- aidering theePECPEAL dif aBs]pt r apt a-
proved March 30, 1923, and entitled, "An Act to amend TIONS OF THE EXISTING WELD COUNTY
an Act entitled 'An Act concerning legal notices, adver- A 1JEW COMPREHENSIVE P Ynd tpsIAppgO@pp1fTr�IrON OF
tisements and publications and the fees of printers and PLAN.Che rThree,sactionsCa IVE
publishers thereof, and to repeal all acts and parts of ,�i��dt eaoter F ,Secum,A phaatf°.,,aa�
acts in conflict with the provisions of this act,'" being Co-o ''i v Pc��°`MpR laic a We exltlBne v9ELD
Section 1 to 10 inclusive pages 404 to 409 inclusive of ral Resources Vol HSIVE inera end the
Chapter 139 Plugs an be li ai r I Mineral Resource
p (pertaining to legal notices and advertise- Plan wiu be the mdp a°°�io`ree8o�°t1°"e H,Exoaction
menu) of the Session Laws of the State of Colorado for considered for repeal s us wEL,e�.lingi 1-
1923, as amended by Chapter 113, Session Laws 1931; to NSIVE P N B used as a policy document
Notice Docket corporatted aragfand eevekpment m the mdn
theft the annexed -
-- Ali peraom in an O.e C°
`36-73 - ---- toatte�the Ymnmrer in sated are regiMaG.y
_ _ hem{ Ybsheard._._-.__. ..._._. Copies of the ol>o m emive Plan are
was published in the regular daily and entire issue of Lmrarg W nn �tnac�iora"try"�e - fk
m R�obomr d28Weld ortinicrtmte mace rPte.
said daily newspaper on . in.I.L.a qa.y of each Street,Greeleyy Cpyi YdOoeMe°°'al Center,Olg Tenth
p BV SD CO NTY COMMISSIONERS
successive �weelc for a period of �- insertions; BY E NTFY�pCo���pGRADO
that the first_publication of said Doti c±:_-____...... couN n Rx ANNb3tBCORDEA
RKTOTHE BOARD
Docket l F 1-73 DATED:;Dorber 17,1998 H Ma ReReef;Deputy
was in the regular daily issue of said daily newspaper PUBL9 ED: November 20, lasses-inThe Fort
1 o ve mb e r 20, t55 Morgan Times
dated ------
and the last publication thereof was in the daily issue
of said newspaper datedN o verb a.P..-.2Q,y..., 1911.6.
IN WITNESS WHEREOF, I have hereunto set my
hand this 21st da of November 1966
---zC --------
`---- Pi7/
1 -t' _ �
STATE OF COLORADO,
County of Morgan It ss.
Subscribed and sworn to before me,
"of art I.Q. spencer
a Notary Public in and for the County and State afore-
7ern-_H,-___spencer
saidby - this
_._21s t ovembe day of _p.._1_t_r---_.,___11-------, A.D. 19 t3 6
My comet' slo expires e _.. _ll a_,Li`icd
--.(,— tr., �wLv
---- ------ --- ----- -------------------
Notary Public
Affidavit of publication
NOTICE •
STATE OF COLORADO ) Docket No. 86-73
)a The Weld County Board of
COUNTY OF WELD ) Commissioners will con-
duct a public hearing at
10:00 a.m. on Wednes-
day, December 10, 1986,
_
being in the Chambers of the
Board of County Commis-
duly sworn, says that he/she la sioners of Weld County,
Colorado, Weld County
publisher of the Platte Valley y Centennial Center, 915
a weekly newspaper 10th Street, First Floor,
published and printed In Kersey Greeley, Colorado, for
in said County and State; that the purpose of consider-
said newspaper has a general ing the REPEAL OF SUB-
circulation In said County and TANTIAL PORTIONS OF
has been continuously and unin- THE EXISTING WELD
terruptedly published therein, COUNTY COMPREHEN-
during a period of at least SIVE PLAN and the
fifty-two consecutive weeks ADOPTION OF A NEW
prior to the first publication of WELD COUNTY COMPRE-
the annexed notice; that said HENSIVE PLAN. Chapter
newspaper Is a newspaper with- Three, Sections C.
in the meaning of the act of the
83]
General Assembly of the State through E.Chapter
Four, Se66ction
of Colorado, entitled "An Act to And Subsections
Four, hrogh
regulate the printing of legal 5 fag sec30 a 3 through11] of
notices and advertisements," the exec 1g0 and CO] of
amendments thereto; that existing CO WELD COUN-
and
the notice of which the annexed TY COMPREHENSIVE
is a printed copy taken from PLAN and the MineralMin
said newspaper, was published eraResources Volume I, Min-
hi said newspaper, and in the Mineral Re es Study and
Vo-
regular and entire issue of lume Resources Plan
II, E only ipn s
every number thereof, once a will be the portions
of the existing plan not
week for _-OL2 _ successive considered for repeal.
c_that said notice was so The WELD COUNTY COM-
publlshed in said newspaper PREHENSIVE policy
ocu is f to
proper and not In any stipple- i a policy th and
de-
ment thereof, and that the first velopdirect growth and unincor-
publication of said notice as porated
ant ri the e
•
porate areas of the
•7i' County.
aforesaid, was on the _—
,/ All persons in any man-
day of ——4(.02-1. ipg(2 ner interested are re-
quested to attend the
and the last on the --- day of hearing and may be
heard.
19--, Copies of the proposed
Comprehensive Plan are
Sir, _ available for public e
saection in the Greeley
_ -- Public Library, Weld Dis-
pRY p''' , trict Library, Longmont
= n -0616et3 : •;,,sworn to before Public Library, and the
Department of Planning
gra ���� Services, Room 342, Weld
of -�*<-_ County Centennial Cen- _
;ya I0 KERI•
ter, 915 Tenth Street,
9! p KEq� Greeley, Colorado. BY: Mary Reiff, Deputy
O16 e.
•••••••aPO BOARD OF COUNTY DATED: November 17,
C.t O COMMI$5IONERS )986
/}__ WELD CQUNTY,
I `==�'y `n ~' COLORADO PUBLISHED: November
-
27, 1986, in the_ Johns-
G'I I d BY: town Breeze.
// MARY ANN FEUERSTEIN
-N34A1'" GC' 8�'lY`f`-1 COUNTY CLERK AND Published in the Platte
RECORDER AND CLERK Valley VOICE, Kersey, Co-
TOTHEBOARD lora o, Thursday, No-
TO 27, 1986.
AFFIDAVIT OF PUBLICATION
State of Colorado
County of Boulder
I, James R. Hofmann ,do
solemnly swear that the LONGMONT DAILY TIMES CALL is a NOTICE
daily newspaper printed, in whole or in part, and published in me Weld County Board of Commissioners win
the City of Longmont, County of Boulder, State of Colorado, and conquer a Public hearing at 10:00 a.m. on
We day,December 10,1986,in the Chambers
which has general circulation therein and in parts of Boulder and of, .e Board of County Commissioners of Weld
Cad*, Colorado, Weld County Centennial Gen-
Weld Counties; that said newspaper has been continuously and ter,915 10th Street,First Floor,Greeley,Colora-
do,for the purpose of considering the REPEAL
uninterruptedly published for a period of more than six months OF SUBSTANTIAL PORTIONS OF THE EXIST-
ING WELD COUNTY COMPREHENSIVE PLAN
next prior to the first publication of the annexed legal notice of and the ADOPTION OF A NEW WELD COUNTY
COMPREHENSIVE PLAN.Chapter Three,Sec-
advertisement, that said newspaper has been admitted to the hops'C. through E. (pages 66-83) and Chapter
Four,Section A.,Subsections 3 through 5(pages
United States mails as second-class matter under the provisions 130 and 131) of the existing WELD COUNTY
COMPREHENSIVE PLAN and the Mineral Re-
of the Act of March 3, 1879, or any amendments thereof, and that soprces Volume I,Mineral Resource Study and
Mineral Resources Volume II, Extraction Plan
said newspaper is a daily newspaper duly qualified for i UI.be the only portions of the existing plan not
con7ldered for repeal. The WELD COUNTY
publishing legal notices and advertisements within the meaning COMPREHENSIVE PLAN..is used as a policy
. docgment to direct growth and development in
of the laws of the State of Colorado; that a copy of each number of the,unincorporated areas of the County.
Allpersons in any manner interested are request-
said newspaper, in which said notice of advertisement was ed to attend the hearing and may be.heard.
Copies of the proposed Comprehensive.Plan are
published, was transmitted by mail or carrier to each of the available for,public inspection In the Greeley
Public Library,Weld District Library,Longmont
subscribers of said newspaper, according to the accustomed JP IbUc Library,and the Department of Planning
Services,Room 342,Weld County Centennial Cen-
mode of business in this office. ter,915 Tenth Street,Greeley,Colorado,
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY,COLORADO
That the annexed legal notice OI advertisement was published BY: MARY ANN FEUERSTEIN
COUNTY CLERK AND RECORDER
AND CLERK TO THE-BOARD
in the regular and entire edition of said daily newspaper once; BY:Mary Reiff,Deputy
DATED: November 17,1986 '
Publ shed in M! DaIly Times Call, Longmont.
and that one publication of said notice was in the issue of said £elo Nov.25,1986
newspaper dated November 25 , 19 86
7491006.1X: OO
Genet xBysliAkt Manager
Subscribed and sworn to before me this 2 5th
day of November ,19 86
a4.� dy L>
otary Public
f TAgr \
My Commission Explree
FEE$2 0 . 5 0 • 0ctober 6, 1983
717 - 4th Avenue
(folic Longmont
Colorado 83501
PUBLISHER'S AFFIDAVIT
STATE OF COLORADO,
1ss.
COUNTY OF Adams
Vi June
do solemnly swear that lam the
Publisher of
The..Brighton..Bla.de...
that the same is a weekly newspaper published
in the City of Brighton z. -- — _
NOTICE
Docket No.Via
The Weld County Board of Com-
missioners will conduct a public hearing
at 100,In t on Wednesday;December
1 10,1996,In the Chambers of Board
County of Adams
of County Commissioners of the Weld Coun-
y, Colorado, Weld County Centennial
Center, 915 10th Street, First Floor,
Greeley, Colorado, for the purpose of
considering the REPEAL OF SUBSTAN-
TIAL PORTIONS OF THE COSTING
State of Colorado, and has a general circulation WELD COUNTY COMPREHENSIVE
therein',that said newspaper has been published PLAN and the ADOPTION OF A NEW
continuously and uninterruptedly in said WELD COUNTY .COMPREHENSIVE
PLAN. Chapter Three, Sections C.
through E. lanai 6&631 and Chapter
Four,Section A.,Subsections 3 through
County of Adams 5 (pages 130 and 131) of the existing
WELD COUNTY COMPREHENSVE
PLAN and the Mineral Sdyra Vol-
ume I,Mineral Resource Study and Min-
eral Resources Volume II, Extraction
for a period of more than 52 weeks prior to the Plan*III be the only pprtlons o theexiet-
first publication of the annexed notice,that said Ing plan not considered fpr repeal.The
WELD COUNTY COMPREHENSIVE
newspaper is entered in the post office at PLAN Is used se a policy document to
direct growth and development in the
unincorporated areas of the COMM.
Brighton All persons.In any manner interested
are requested to attend the hearing and
may be heard.
.Copies of the proposed Comprehen-
sive Plan are available for public Inspec-
Colorado, as second class mail matter and that tlon In the Greeley Public Library,Weld
District Library,
the said newspaper is a newspaper within the Longthont Public LI-
Oeery, and the Department of Planning
meaning of the act of the General Assembly of Services, Room 311, Weld County
the State of Colorado,approved March 30,1923, Centennial Center,' 915 Tenth Street,
and entitled"Legal Notices and Advertisements" Greeley,Colorado.
and other acts relating to the printing and BOARD OF COUNTY COMMISSIONERS
WELD COUNTY.COLORADO
publishing of legal notices and advertisments; BY:MARY ANN FEUERSTEIN
that the annexed notice was published in the COUNTY CLERK AND RECORDER
AND CLERK TO THE BOARD
regular and entire issues of said newspaper, BY:Mary Reiff
once each week. on the same day of each week ■ Deputy
for the period of VIV -�1
1 consecutive insertions; that the first
publication of said newspaper dated
November 26 , 986 and the
last publication of said notice was in the issue of
said newspaper dated
19
Signcture and
Subscribed a sworn to before me,a Notary
Public.this 26th day of
November1 986
fl'iyo ,`�.,e c; , Ltn by Wa0
139 N. Plain o Eri2hton, CO 80601
Proof of Publication
STATE OF COLORADO,
County of Logan. �ss' � '..f
David L. Smith
, being duly sworn, deposes r
and says: " ;'w
1. That he is the Publisher of The Sterling Journal-Advocate, a daily x',.,,
newspaper printed and published in the City of Sterling, County of •
'i
Logan, and State of Colorado. (• -J „ ,i
2. That the said The Sterling Journal-Advocate is printed and pub- *�°'fr _ '6y- �..
lished daily, except Sundays and legal holidays, and that it has a general
circulation in the City of Sterling, and County of Logan, and elsewhere.
, " .
3. That the said The Sterling Journal-Advocate was established, and C"
has been printed and published in said County, uninterruptedly and 1
continuously, during a period of at least Fifty-two Weeks next prior to O N $q
n
the first issue thereof, containing said TT O ,•t*'
PLAN.' C ter
Notice of Public Hearing — Comprehensive Plan eaeiigru C. r h-:�'
c.., T TLE O. „OT CE on ADVERT'S'MNT r
t f 1
a copy of which is hereunto attached.
4- That the said The Sterling Journal-Advocate is a daily news- PR C
paper of general circulation, and that the said daily newspaper is printed aqo
and published in whole or in part in said County of Logan, in which said t a Ia
R tlr a b
Notice it EX au
Dive TITLE OF NOTICE OR ADVERTISEMENT the MO teem em PJ Will
is required by law to be published. Po est-
NOM Man Aye.�e�
repeal. TM -WELD
5. That the said The Sterling Journal-Advocate has been admitted COUNTY Is used�as a
to the United States Mails as second class matter under the provisions of p41klt'document to direct
the Act of March 3, 1879, or any amendments thereof, and that said ereWth Setretopmen t in
newspaper is a daily newspaper duly qualified for publishing legal oftaeCipi,nf •"F.otesl areas
newspaper
notices and advertisements within the meaning of an Act of the General
Assembly of the State of Colorado, approved March 5, 1935, being interesmeted are requests to
Chapter 156 of the Session laws of Colorado, 1935, entitled: "An Act :.,and
relating to legal notices and advertisements," and amending Section 1, malt be Mare
Chapter 113 Session Laws of Colorado, 1931. Copies of
6. That the said annexed available Comprehensive are
Non in the
Notice Libr,��TITLE of Nor, aav, net
RbElk
was published in the regular and entire editions of The Sterling JournalPt
-
Advocate, a duly qualified daily newspaper for that purpose, within the Can fiat
terms of the above named Acts. Tenth Street, 913
Cr
redo,7. That the said annexed
BOARD Olt NT?
Notice COMMISSIONERS WE o A4 ety
O VE nn,OF NOTICE OR ADVERTISEMENT "M f ,`c-OR - I
is a true copy of the original which was regularly published in each of yr
the regular and entire issues of said daily newspaper, a legally qualified f i's '`°¢ -ER
paper for that purpose,Reser$y x9HRet9Cioitodibrea[SE} 7{p gk} X z4, T -R
T t,
' x9utoESSixR7RCOekscby One insertions and that the 4:11-i
7=' r=
first publication thereof was in the issue dated. titer 24 1g..$ �
' . 4.
4. i,
t x t*4. 47.
and the last publication was in the issu d d- — -_t_- °"MI
'` - 'Y'
..ulslli:.Journal-Advocate
railer.
Subscribed and sworn to
before me this 24th day of November B.86
' N /
J6 ../f f�.k�E.Pt-4.'. (I/Lt ire-i-L
Notary Public.
Kgy Co
My Commission Expires R. ' "--'—•• `"- •-
AFFIDAVIT OF PUBLICATION
Loveland Daily
Reporter- Herald
State of Colorado
County of Larimer
I, Richard B . Simmons ,do NOTICE
The Weld County Board of Commissioners el t40,w will
solemnly swear that the LOVELAND DAILY REPORTER- Induct a pgecmlc bhating at lo:oo a.m. on
HERALD is a daily newspaper published in the City of Loveland,
m the`Boa d of countylCommissioners OmWeld
County of Larimer, State of Colorado, and which has general cir- ter,915 fan spar,First Floor,Greeley,,Coloha-
culation therein and in parts of Larimer and Weld Counties; that O SUBSTA for the NTIAL PORTIONS OF the REPEAL
EXIST-
ING
LD COUNTY COMPREHENSIVE,PLAN
said newspaper has been continuously and uninterruptedly and the EADODTION OF A NEW WELD OUNTY
Sec-
published for a period of more than six months next COMPREHENSIVE PLAN.Chapter Three,Sec-
prior to the rions C. through E. (pages 66.88) and Chapter
first publication of the annexed legal notice of advertisement, 130 an Section of Subsections existing 3 through S WELD COUNTY
that said newspaper has been admitted to the United States souCOrces Volume l`I,, Mineral and
so rce Study Re
mails as second-class matter under the provisions of the Act of Mineral Resources Volume II, Extraction Plan
43
will be the only portions of the existing plan not
considered for repeal. The March 3, 1879, or any amendments thereof, and that said COMPREHENSIVE PLAN Is used as Ca policy
document newspaper is a daily newspaper duly qualified for publishing the unincorporated o direct growth lof
and County.
In
All In an areas In the red are
legal notices and advertisements within the meaning of the laws ed to attend the any
hearing and maybe heard.the State of Colorado; that a copy Copies of the proposed Comprehensive Plan are
of each number of said available for public Inspection in the Greeley
Public Librar Weld District ,newspaper, in which said notice of advertisement was published, Public Library,and the Department yofLPlanmo
nning
SGen-
was transmitted by mail or carrier to each of the subscribers of err,915 Tenth Sm treet,Greeley,Weld ColradoO�aLCen-
said newspaper, according to the accustomed mode of business ,WELD COUNTY,COUNTY COMMISSIONERS
in this office. BY:MARY ANN FEUERSTEIN
COUNTY CLERK AND RECORDER
AND CLERK TO THE BOARD
BY:Mary Reiff,Deputy
DATED: November 17,1986
That the annexed legal notice or advertisement was published Publish: Loveland Daily Reporter-Herald
November Yom__ q_tg8y
in the regular and entire edition of said daily newspaper once;
and that one publication of said notice was in the issue of said
newspaper dated November 22 , 1986 .
Vice President of Finance i #3S;F4J(44X
Subscribed and sworn to before me this 22nd
day of November ,1986
Notary Public
�%P 1 tRr
a YA14,1 MY COMMISSION EXPIRES
DECEMBER 16, 1989
FEE R ?0 5 0 1 717 - 4th AVENUE
/,l LONGMONT,
uD >%z COLORADO 80501
Proof of Publication
E
THE STATE OF WYOMING, ) The Board of
SS p •
COUNTY OF LARAMIE ) W hilc tt11986,in
the _of Beard County of
eld
Colorado, Weld County
TIMOTHY T. CONNER, being first duly Centennial centap1, 6.1lthStreet,
sworn according to law, deposes and says as First Floor,GreeRyi.Colaradu, for
follows: That he is one of the publishers of the REP
EEALAL of the
OF , AL
PINE BLUFFS POST, a newspaper of general PORTIONS OF1'HE; NG
circulation published once every week on WELD COUNTYSIVE PLAN and the HEN-
Thursday at Pine Bluffs, in Laramie Count
Y, OF A NEW WELD COIUN
N
State of Wyoming; and that the attached TY COMPREHENSIVE%PLAN_
Chanotice was regularly published and circulated through Tom, 4 66-83) C.
in the regular issues of said paper, and not in Chaptert h Mi Section tA., and
any supplement thereof, on the following secons 8 Four,
ugh 5"(Nges
dates: 130-131) of the existing WELD
COUNTY COMPREHENSIVE
PLAN lol N�the Mineral Resources
Thursday, Nov. 20, 1986 and Mineral ui Voluineral Resrceme II
Extraction Plan will be the only
Thursday, portions of the existing
considered for Plan not
•'T WELD Thursday, CCOODUINTY COMPREHENSIVE
PLAN
t : as ...a, ..policy
Thursday, elopes . , direct hi growth
Thursday, ltnincovorated
a of tlilr uin
interested Ad persons
is any manner •
Thursday, requested to attend
the hearing'and may be heard.
Copies of the proposed Compre-
�, jensive Plan: are available for
\'' 4 , +` , 'tf',f` rya public inspection in the Greeley
" ; Public Library, Weld District
TIMOTHY T. CONNER, Publisher. Library, Longmont Public Service
Library, and the Department of
Planning Services, Room 342,
Weld County Centennial Center,
Subscribed and sworn to before me, by the 916 Tenth Strteet, Greeley, Colo-
redo.
aforesaid Timothy T. Conner, personally B"9OFCOUNTY
known to me to be a publisher of the PINE =COMMISSIONERS
BLUFFS POST, this BY:MAR XNN FEUERSTEIN
CLERK AND
ND CLERK
' TO ATHEE BOARD
20th day of November 1986 BY::Mary Reiff,D
DATED: November 17, 1986 Duty
Pub.: Nov. 20, 1986.
(SEAL) My Commission expires January 1&, 1990
AFFIDAVIT OF PUBLICATION
STATE OF COLORADO,
County of Morgan. 55.
Fern H. S,-,encer
being of lawful age and first duly sworn on his oath,
states that he is the Circulation 1',,k-r. of
The Fort Morgan Times; that The Fort Morgan Times
is a daily newspaper of general circulation and printed
and published in the City of Fort Morgan in the County
of Morgan, State of Colorado; that said daily newspaper
has been published in said Morgan County, Colorado,
uninterruptedly and continuously during the period of at
least twelve months next prior to the first issue thereof
containing the annexed Notice ",' Na M-72
The Weld County of Commissioners will
conduct a Yule at 10:00 4p m.on Weclnew
day,December 10,IIIIE Me oersof Bea
of-county Commlaelenera
I
r
si
that said daily newspaper is a daily newspaper and 0�RE "i - p7T UHF!
qualified for that purpose within the meaning of the Act A
of the General Assembly of the State of Colorado, a PLAN a se(pages
P' ). Chapter n&e�nc.A., bsecttages
roved March 30, 1923, and entitled "An Act to amend l 1 tsi�1y
rig
an Act entitled 'An Act concerning legal notices, adver- MP NSIVE ILA t+
~al Volume I Mineral
publisher and publications and the fees of printers and RpeyrcaeWolisen,
publishers thereof, and to repeal all acts and parts of -Plan Will aaeooly, of not
acts in conflict with the provisions of this act,' " being ae�tfor The d WELD CDU -: t
Section 1 to 10 inclusive pages 404 to 409 inclusive of w th end d�evelopanwett in the unin-
Chapter 139 (pertaining to legal notices and advertise- corgoratedareaa otaeCounty. 4
meats) of the Session Laws of the State of Colorado for tomeZe'iLny`'rfannmay beard.are requested
may oceans.
1923, as amended by Chapter 113, Session Laws 1931; Copies of the .Cambt Ow
yPi�gre
Once
llnn .Pith
that the annexed --_------------ Library,�daa 1.IMary,pala1g01a& i1 Esc
Room 842,Weld�erteenonl l Peter,915 Tenth
Street,Gmel tbl
uttanny
was published in the regular daily and entire issue of [�prry�Co!Ra0
said daily newspaper on -_Ti1llrsday ---- of each COAL RH11DT
BY Mary Rein,
successive day for a period of _1 insertions; DATED:November II,1906
week
O t C PUBLISHED: November 20, 1986, in The Fat
that the first publication of said ._e'e... .--_._.e_...._..__..___ Morgan Times
was in the regular daily issue of said daily newspa e
dated Nove1aber 2Cth 19
and the last publication thereof was in the daily issue
0,6
of said newspaper dated ..lVO v-___ibet_ -C 19-,_...
IN WITNESS WHEREOF, I have hereunto set my
hand this 2.3s da o.t... f 'l¢ b __.., 19.B,_C
STATE OF COLORADO,
County of Morgan 1( ss.
Subscribed and sworn to before me,
Hobert ', . .C rent: r
a Notary Public in and for the County and State afore-
said by ._ ;'pincer
r�rn
21s day isn: ovr, !ber
day or;
My expires ,f Feb. 11 th,---i C9
Notary Public
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