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Home My WebLink About850396.tiff ( RESOLUTION RE: DENIAL OF USE BY SPECIAL REVIEW FOR EXPANSION OF NON-CONFORMING USE (MOBILE HOME PARK) - DONALD J. CARLSON WHEREAS , the Board of County Commissioners of Weld County, Colorado, pursuant to Colorado statute and the Weld County Home Rule Charter, is vested with the authority of administering the affairs of Weld County, Colorado, and -WHEREAS, the Board of County Commissioners held a public tearing on the 9th day of January, 1985 , at the hour of 2 :00 D'clock p.m. in the Chambers of the Board for the purpose of hearing the application of Donald J. Carlson for a Use by Special Review for expansion of a non-conforming use (mobile home park) on the following described real estate, to-wit: Part of Section 17 , Township 7 North, Range 67 West of the 6th B.M. , Weld County, Colorado WHEREAS , Section 24 . 4 .2 of the Weld County Zoning Ordinance provides -standards for review of said Use by Special Review, and WHEREAS , after the Board of County Commissioners heard all of the testimony and statements of those present, studied the request of the applicant, the recommendation of the Weld County Planning Commission and all of the exhibits and evidence presented in this matter, Commissioner Brantner moved to approve the request of Donald J. Carlson for a Use by Special Review, with the motion being seconded by Commissioner Kirby, and WHEREAS , said motion for approval was defeated by a vote of 3-2 , with Commissioners Johnson, Lacy and Yamaguchi voting nay, and Commissioners _Brantner and Kirby voting aye, which constitutes a denial of the request. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld County, Colorado, that the application for a Use by Special Review for expansion of a non-conforming use (mobile home park) on the hereinabove described parcel of land be, and hereby is, denied for the following reasons: 1 . The proposal is not consistent with the Weld County Comprehensive Plan. 2 . The residential uses which would be permitted will not be compatible with the existing surrounding land uses. 3 . The residential uses which would be permitted will not be compatible with the future development of the 85039h Page 2 RE: _DENY USR - CARLSON surrounding area as permitted by the existing agricultural zoning. A . The proposal, although of significant size and located relatively close to the City of Fort Collins , is not a part of the plan for the City of Fort -Collins. 5 . The applicant has not shown that the proposed sewage facilty will provide adequate sewer service to the site. 6 . -The creation of a new sewage treatment district is not consistent with the Weld County Comprehensive Plan policies. 7 . The proposed development will be incompatible with surrounding land uses because of the lay of the land, with its shale underbase, the seep water drainage and the sewage holding pond to hold water for one hundred eighty days. 8 . The projected income, in taxes, for this unit will provide a very small -number of dollars to deal with costs related to growth in Weld County. The above and foregoing Resolution was , on motion duly made and seconded, adopted on the 9th day of January, A.D. , 1985 . }� /) BOARD OF COUNTY COMMISSIONERS ATTEST: . + 42nnvti a ✓ WELD COUNTY, COLORADO Weld County Clerk and Recorder and Clerk to the Board J. quo 'ne Joh )CCC\216 , Chairman BY: 0774-714 -ca- As.) one R. ra Pro-Tem Lputy County erk APPROVED AS TO FORM: C.W. 7.�/ � ) ✓775S � 71 ic' I,bdi \ . Lac 0,04 County Attorney nk Ya guch' HEARING CERTIFICATION DOCKET NO. 84-88 RE: USE BY SPECIAL REVIEW - EXPANSION OF A NON-CONFORMING USE (MOBILE HOME PARK) — DONALD J. CARLSON A public hearing was conducted on January 9, 1985, at 2:00 P.M. , with the following present: Commissioner Jacqueline Johnson, Chairman Commissioner Gene Brantner, Pro—Tem Commissioner C.W. Kirby Commissioner Gordon E.Lacy Commissioner -Frank Yamaguchi Also present: Acting Clerk to the Board, Mary Reiff Assistant County -Attorney, Lee D. Morrison Planning Department representative, Rod Allison The following business was transacted: I hereby certify that pursuant to a notice dated December 19, 1984, and duly published December 27, 1984, in the La Salle Leader, a public hearing was Conducted to consider the application of Donald J. Carlson for a Use by Special Review for expansion of a non-conforming use (mobile home park) . Lee Morrison, Assistant County Attorney, read this application into the record. Rod Allison, Planning Department representative, read the recommendation for denial submitted by the Planning Commission. (Tape change #84-4) Thomas E. Hellerich, Attorney, came forward to represent the applicant. Mike Ketterling, of Norton, Underwood and Lamb, Engineers, outlined the plans for development of this area and submitted copies of letters from various agencies indicating their willingness to serve the area and expected response time. Tom Norton, also of Norton, Underwood and Lamb, gave information concerning plans for sewage treatment facilities, which revolve around the formation of a special district for sewage treatment. Don Carlson, the applicant, reviewed his past experiences with mobile home parks, and his wife, Patricia, elaborated upon their tenant policies. Neighbors who spoke in support of this application were Bob Jones, John Sullivan, Roger Kidniegh (Tape Change 84-5) , Dennis Hall, Rick Goodale, Kenneth Nelson and Art Clark. Neighbors who spoke in opposition to this application were Christine Kinney, Ernie Chacon and Wilbur Schild. Jim Ricketts came forward and spoke about the indirect benefits of this expansion. Mr. Hellerich then made a summation of the application. Mr. Allison pointed out to the Board that no evidence had been presented of an adequate sewage system. Following discussion, Commissioner Brantner moved to approve the Use by Special Review application of Donald J. Carlson and stated his reasons for making this motion. This motion was seconded by Commissioner Kirby who made further comments. Commissioner Lacy stated that he will vote in opposition and stated his reasons. Chairman Johnson stated that she will vote in opposition. Discussion followed _these comments. Mr. Allison said if this request is approved, the Planning staff would recommend certain Conditions and Operation Standards, which he then read into the record. Mr. Hellerich stated that the applicant would be willing to comply with the proposed Operation Standards. Comma aioner Brantner amended his motion to include these Conditions and Operation Standards. Commissioner Kirby, who seconded the motion, agreed to this amendment of the 'motion. On a roll call vote the motion failed with Commissioners Brantner and Kirby voting aye and Commissioners Lacy and Yamaguchi and Chairman Johnson voting nay. J. /.. ! /7,/ (- II I Page 2 RE: CERTIFICATION - CARLSON USR APPROVED: ‘./�� n ."" � BOARD OF COUNTY COMMISSIONERS ATTEST1 ail U- .� ��^"^ "" WELD -COUNTY, COLORADO Weld County Clerk and Recorder and Clerk to the BoaJa . el <y- Johnso'� Chairman Bye 6?�K--YNc-c j (-/-1A---EA- Am 4'J D puty County Clerk ene R. Bra tner, Rio-Tem C.W. Kir 62 ac /s Frank Yamagu i t TAPE #85-3, 84-4 & 84-5 DOCKET #84-88 5 LHR 2221 JANUARY 9 , 1985 ATTENDANCE RECORD TODAY ' S HEARINGS ARE AS FOLLOWS : DOCKET #84-87 , Amend Weld County Building Code , Add Section 71 DOCKET # 84-90 , Establish permit fee for installation of Manufactured Homes DOCKET # 84-84 , James McDonald Show Cause (Continue to set date for on-site visit DOCKET # 84-89 , USR, Paul & Shirley Smith, Auction Site DOCKET #84-88 , USR, Donald J. Carlson, Expansion of nonconforming use (Mobile p rr Home ppark) L...�SE write or orinc legibly your -name , addrass and the DOC 4 (as __3 _cd _rove) or the applicants name of the hearing you are attending. NAME q G ADDRESS HEARING ATTENDING 2loJJ 4 to 2I� In C. , y / s s s /di(. /7 7 i„s„..,.. 2,--re- _ wi,._„, c--,-2c..„, /d_r_.:,_0„,7r- t U -i /n'i.2 3 � /6J-it, t 8�-S d4' ^S' /St a�.�L n'7 G-1.",.tq. �.d.t Lf. A y p * et/ - eel 71 alln�f If !/r( aciffilo 1- /LnE> n Fy - l G�" r d • /577 , ,70,,,----,,- s �. -�t� ff F1- 77 vim , d 16l3 ,{ f �y �-At2 �. W `d it— S' 9 27 t )u Y iev /c2411, 1,d .z ` -w c'2 ', Al Sj / — ?r '��I : 0 / 77-5 ,� G 4.,%A''%47 !� k (s. '5', —$7 1� 163:z /3: L _ * . /'.1/4109 c { ill% z � (��, c�C q 17 /i ,i /�� 71� / �-'� �_�/f�? 12.0 g / r S" - Y ._ � - y / — ' i; ick (. /Ca. � ebeStutz2k. — , to//i,US .5/- nr 2.1c 6-�ciaf _ - I y , s s�" F Fr C4 ii ;/- SI- 7 t ge 1. i f h,, €ie l e4 6 30 /v 6 ,Attu.z � g — Xi cAke_ i ?CPT7e_ -liao 12i . 2- �OK Z F ot\ 84-- - E 6 /r , ( Sly- er .2 I�, . 'it V egz�/n "Z4;10 7.M/S:4 '�j�Jy / IY"- o -- - � /f/ - s ( -t-e___, nn - :✓�>�d f c �P <pfk/A ,Ap "o/ir�s ebb e.V- ' Ay''//n-i�l & al vie_ 7 / 1 7 #07 /l /z1 <d//k i, Le I `i-S/ — ATTENDANCE RECORD TODAY ' S HEARINGS ARE AS FOLLOWS : DOCKET # DOCKET # DOCKET # PLEASE write or print legibly your name, address and the DOC ' (as listed above) or the applicants name of the hearing you are attending. NAME ADDRESS HEARING ATTENDING jQtk R DLd 777C2 wl I9 ,q I{ tu-cLyD 777 i l w / �.� C I Aiscsoini 777C, c4-1y H POUDRE VALLEY cPoudre R RURAL ELECTRIC ASSOCIATION Valley ` EA P. O. BOX 1727 FORT COLLINS, COLORADO 80522 PHONE 226-1234 January 7, 1985 To Whom It May Concern: Poudre Valley REA is ready, willing and able to serve any additional electric load at the Pine Lake Trailer Park under the Rules and Regulations on file with the Public Utilities Commission. Poudre Valley REA has no objections to the expansion of Pine Lake Trailer Park. There is currently sufficient line capacity and facilities to serve any addition that would be required and no off site construction or cost would be necessary. Any on site extension of facilities at Pine Lake Trailer Park would be at the expense of the developer. Terry Willis Senior Engineering f Representative t . G(l TW/dm ruma g GREELEY•686.7431 LOVELAND•667-7324 LONGMONT•776-1084 DENVER•623-8606 I L T IT BOARD OF DIRECTORS ' ERNEST TIGGES -�- ` te NORTH WELD COUNTY WATER DISTRICT ALEX HEIDENREICH ROBERT ALKIRE 1,1* 4 HIGHWAY 85 LUCERNE,COLORADO 80646 GARY SIMPSON I W.M.MCKAY ' : ;.: LYLE NELSON,MGR. 4= P.O.BOX 56 - PHONE 3563020 January 3 , 1985 Weld County Commissioners 915 10th Street Greeley , Co 80631 To Whom It May Concern : Mr. Don Carlson , asked me as Manager , of North Weld County Water District , if the expansion of his Pine Lake Trailer Park on Hwy 14 , east of Weld Co Rd 15, would be beneficial to the water district . At present time it would be, as we just completed in 1984 a major booster pump station by Box Elder Creek, 1/8 mile east of I-25 on Hwy 14 . At cost of approximately 1/4 million dollars. The same main line runs in State Hwy r. o.w. in front of proposed expansion of trailer park. Until this expansion of facilities is used in full maximum we need more usage. This would be cheapest service the district could supply as it would come off of our main line. Which with addition of new booster pump is doubled from 3200 g. p.m. to 6000 g. p.m. NORTH WELD COU Y WATER DISTRICT e D. Nelson , Manager N/np iT-1 LE 11 -- _ _ _ WELD COUNTY SCHOOL DISTRICT RE4 301 Walnut Street James R. Raine. Ed. D. P. O. Box 609 Superintendent of Schools Windsor. CO 80550 (303) 686-7411 January 2, 1985 Weld County Commissioners 915 10th Street Greeley, CO 80631 Dear Commissioners: The Weld County Department of Planning Services recently gave our school dis- trict the opportunity to respond to the Pine Lake Village plan to add approxi- mately 212 mobile home spaces to an area which is in our school district. In responding to that issue, I suggested that there would be significant impact and that I desired a opportunity to meet with the developers. Apparently the Planning Committee interpreted my statement to mean that School District Re-4 did not have space to house any new students coming from that sub-division. The purpose of this letter is to inform you that School District Re-4 does have adequate room to house students that may attend because of that sub-division. I did have the opportunity to discuss the impact that Pine Lake would have on our district with Mr. and Mrs. Carlson. My concern was that a large number of new students not enrolled during the state-wide count period could have impact on our budget. The Carlsons have agreed to an arrangement which will satisfy our concerns. Our district will have no objection to the Pine Lake project if the Carlsons will agree as follows: Because of uncertainty of new enrollees in their sub-division and to compensate for student impact after the state count date, Mr. and Mrs. Carlson will agree to reimburse School District Re-4 on or before December 31, 1986, a pro rata share of one-third of the 1986 Authorized Revenue Base for School District Re-4 for every student who was not included in the 1985 October count period. Mr. and Mrs. Carlson have agreed with me that this stipulation would be accept- able. Accordingly, we would have no objection to your granting the neces- sary zoning change. Sincerely, James JY. Raine Superintendent of Schools lb Education For Life il1 r I 1/f/ ` l \/ V J %u Y'e Phone 303-221-6581 INNENNNI. • • !r2TA11Q1tr Fort Collins, Colo. 80524 December 20, 1984 Mr. Mike Ketterling Norton Underwood & Lamb 1020 28th Ave, Suite 205 Greeley, Colo 80631 Dear Mr. Ketterling: Our records indicate that we can respond to the Pine Lake Village area within 12 to 15 minutes with the first due piece of apparatus in most cases. Additional support apparatus would take approximately five minutes additional time. I contacted the regional Insurance Services Office in Denver to inquire about their rating. Because our nearest station is over five miles from • Pine Lake Village, it would receive no credit for any fire protection. The area in question is rated ten on a scale of one to ten (one being the best and ten the worst) . If you have any additional questions, please feel free to call . Sinc rely, R arry ; ner Fire Prevention LD/rl PROTECTING LIVES & PROPERTY O OF THE SCI y`gi,,. if la{{real; .� �� T. U IPiON SUB STATION GREELEY OFFICE PO BOX 123 P O BOX 759 � Fi. LIJPTON,CO 80621 GREELEY,CO 80632 :;03\356-40n0'DXT. <690 PHONE(303)356-4000 HAROLD L. ANDREWS 13031857-2465 January 7, 1984 Mr. Mike Ketterling c/o Norton, Underwood, and Lamb, Inc. 1020 28th Avenue, Suite 705 Greeley, Colorado 80631 Pear Mr. Ketterling, Research of all types of Sheriff's calls for service to Pine Lake Trailer Park shows that two calls occurred during all of 1984. This represents a reduction of 11 calls from 1982 for the same location. Response time for the entire 4,004 square mile County based upon a sample of 4,628 calls had a mean of 27.0560 minutes with considerable deviation about the mean for obvious logistical reasons. Emergency call mean response time for the total County was 20.6 minutes with similar deviation. The Pine Lake area would average higher response time because of its proximity to areas where call frequency is much higher and more dense. However, the response time for this location should not be unacceptable for a rural environment and would be consistent with all other areas of similar proximity. If I may be of other assistance, please call me. increly, a ck. G. Dill UNDERSHERIFF RD/kc cc: Rod Allison, Planning Dept. i � 1 � L till - - :z. y /tom, Gia.e l cfe2t �G�7�T�6�Cti Lam"-e[� net' ----fer ---e-c ..---6ver" ----K---frV-evc-e-r•f--- .7�-`'lip„. . -1. i -a ��1 O - Ord /1-77k-tzl' edi ---27(-7--c--P_A--,-• -Z? O-e e '--t-f---d— �J!f�"�' -C z cl Zee' / � �,eE C) - -r--C- C� -7 / 7:_c_r_c_c_c__?t, c'f- y___Zeil CA . r.. -ce _�//`!ti 7 (7---7 47J-cc-rip , ...,, -27, (303) 353-3123 gar r: r _I All American Homes, Inc. I A L �. " 126 - 22nd Street GREELEY, COLORADO 80631 October 1, 1984 To Whom It May Concern: We have been asked the question; What is the availibility of spaces on which a person can place mobile homes and is there a need for such spaces. Our answer to the availibility of such spaces is that they are becoming increasingly difficult to find. Because of the scarcity, the prices of such have escalated as much as nearly 100% for some of them in the last two years. Our dream of affordable housing for a good many people, is being stifiled by the increasing costs due to shortages. If we had sufficent spaces on which to put mobile homes, we feel that this high price trend would thru competit- ion cure itself. Not everyone who purchases a mobile home can afford to buy a space on which to place it. Therefore we do have a need for affordable rental spaces on which they may place their homes. All of the larger Front Range communities lack spaces on which this viable form of housing may be placed. Please consider our opinion to be a definate YES to the questions. ALL ERICA MES INC. ` \ C\."- - /7' , J'. Durfee pres. I _I ii ii I l MOBILE HOME TAX ASSESSMENTS November 1 , 1983 November 1 , 1984 Mobile Home Assessed Assessed ! Space — Value Tax Value Value Tax Value A8 ** 3 , 760 327 A7 A6 1, 820 158 A5 1 , 130 98 1 , 510 131 A4 A3 650 57 *1, 200 104 A2 1 , 780 155 Al 1, 450 126 B1 1 , 880 164 B2 500 44 1, 280 111 B3 B4 1 , 120 97 B5 590 51 1, 030 90 B6 1,170 102 B7 1 , 300 113 B8 1 , 020 89 3 , 250 283 C8 1, 720 150 C7 2 , 760 240 C6 1 , 920 167 C5 1 , 880 164 C4 1 , 720 150 C3 *1 , 520 132 C2 1, 870 163 Cl 550 48 *1, 920 167 D5 -D4 500 44 *3 , 250 282 D3 D2 ----- D1 D10 1 , 930 168 D9 --____ Mobile Home Assessed Assessed Space Value Tax Value Value Tax Value D8 D7 D6 3 , 250 282 431:7=62 4, 025+24=168 62x20 = 1 , 240 168x212 = 35 , 616 Taxes 1, 500 15 , 102 $ 2 , 740 $50 , 718 ** of the 20 hones in PLV November 1 , 1 984 records for 7 is all that remains available . * multiplier . 087 Single Wide Double Wide 1980 Home Tax Value 1 58 282 1981 160 310 1982 162 340 1983 163 370 1984 164 400 $807 $1 , 702 807/5 = 161 1702/5 = 340 212 Spaces 35% single = 75 single x 161 = 12 ,075. 00 212 Spaces 65% double =137 double x 340 = 46 , 580 . 00 Land 15 ,102. 00 $73, 757 . 00 i I [ II � 1635 Blue S ruce 11108 �] R & ASOCIATES INC. > sxacwivacrtt, Ft Collins, Co 80524 303 484-4321 E7. REALTORS January 8, 1985 Weld County Commissioners 915 — 10th Street Greeley, CO 80631 Dear Sirs: Star & Associates, Inc. , acting on the behalf of Big Sky Farm Partnership, as their management firm is responding to the request of Don & Pat Carlson, of Pinelake Village and their request for a USR permit expansion of a non-conforming use (Mobile Home Park) and permission to build a sanitation plant and water/sewer district, for this expansion. Big Sky Farm Partnership is in support of the Carlson's request to -build this sanitation plant and water/sewer district. Being owners of adjoining land to the Carlson's, Big Sky Farm Partnership does not see any major problems of% concern with this planned expansion. ° Again, Big Sky Farm Partnership does give its support of the proposed sanitation plant and water/sewer district that Don & Pat Carlson, of Pinelake Village have approached the Weld County Commissioners with. Star & Associates, Inc. , is the management firm for Big Sky Farm Partnership and it is with the due authorization of the partners of Big Sky Farm Partnership, that we bestow their wishes of support of this project. Sincerely, s d•sue.-� -�. Renee S. Schenk Comptroller Star & Associates, Inc. 1635 Blue Spruce #108 Fort Collins, CO 80524 cc: Don & Pat Carlson Owners File 11111 �l - lov Low i if-4 RT p / ünn ' H ComsS10 /pq o / c /c/ r Kiel 1 I I r Iiy i I RS 1 S. 1 `6 I ck\ T 1I 2. • ', '___Y ` ' 941x,,;R.y '• �"elrl. "a"nstir 40. 5h ML aT • 9011.1 us r VC!;( ed �I ,. YYR+ t 77 I r e 1 NOTICE Pursuant -to the coning laws or the State of Color-ado and the Weld County Zoning Ordinance , a public hearing will be held in the Chambers of the Board of County Commissioners of Weld County, Colorado, Weld County Centennial Center, 915 10th Street, First Floor, Greeley, Colorado, at the time specified. All persons in any manner interested in the Use by Special Review are requested to attend and may be heard. BE IT ALSO KNOWN that the text and maps so certified by the Weld County Planning Commission may be examined in the office of the Clerk to the Board of County Commissioners , located in the Weld County Centennial Center, 915 10th Street, Third Floor, Greeley, Colorado. APPLICANT DOCKET NO. 84-88 Donald J. Carlson 7200 East Mate Highway 14 Fort Collins, Colorado 80524 DATE: January 9 , 1985 TIME: 2 : 00 F.M. REQUEST: Use by Spacial Review - Expansion of a non-conforming use (mobile home park) LEGAL DESCRIPTION: Part of Section 17 , Township 7 North, Range 67 West of the 6th P.M. , Wald County, Colorado BOARD OF COUNTY COMMISSIONERS WELD COUNTY, COLORADO BY: MARY ANN FEUERSTEIN COUNTY CLERK AND RECORDER AND CLERK TO THE BOARD BY: Mary Reiff, Deputy DATED: December 19 , 1984 PUBL-ISBED: December 27 , 1984 , in the La Salle Leader 1 11I1IT DATE . Decemt 19 , 19-84 TO: The Board -of County Commissioners Weld County, Colorado FROM: Clerk to the Board Office Commissioners: If you have no objections, we have tentatively set the following hearings for the 9th day of -January, 1985, at 2 : 00 P.M. Docket 84-8-8 - USR, Expansion of a nonconforming use (mobile home park) , Donald J. Carlson Docket 84-839 - USR, Auction site, Paul and Shirley Smith OFFICE OF THE CL RK TO THE BOARD BY: lL.aJ Deputy The above -mentioned hearing dates and hearing time may be scheduled on the agenda as stated above. BOARD OF COUNTY COMMISSIONERS WELD COUNTY, COLORADO /4/ c20202r ,/X 7 t2 Affidavit of Publication STATE Cr CC.ORACC. 1- ss. County of Weld. L Paul Massey et said County of Weld. being duly swam, soy that I am publisher of La Salle Leader Legal Notice that the same is a weekly newspaper of general circulation cab printed and published in the Pursuant to the zoning Imes of the State of Colorado and the Weld County Zon- lawn of La Salle ing Ordinance,a public hearing will be held in the Chambers of the Board of in said county and state: that the notice or adver. County Commissioners of was County Colorado. Weld County Centennial tisement. of which the annexed is a true ropy. Center. 915 10th Street, First Floor, - has been published in said weekly newspaper Greeley.Colorado.at time specified. All persona in any manner interested In for of q siC24� the Use By Special Review are re- quested to attend and may be heard. weeks: that the nonce was published in the regular end entire issue of every number of said BE IT ALSO KNOWN that the inn and maps so certified by the Weld County newspaper during the penod and time of publi. Planning Commission may be examined in the office of the-Clerk to the Board of cation of said notice and in the newspaper County Commissioners, located in the proper and net in a supplement thereof: that the Weld County Centennial Center. 915 10th Street,Third Floor.Greeley,Cob first publication of said niece was contained in orado. the issue al said, newspaper bearinc date. the DOCKET NO.84-88 . 7 day of December APPLICANT and the last pub:ica:ica thereof. In as issue at said clews LL 7100 East State Highway 14 paper-bear:no date,Si,he day a! Eon Collins,Colorado 80524 December . 19 S that the said DATE:January 9,1985 La Salle Leader TIME:2:00 P.M. REQUEST: Use by Special Review has been puolished continuously and uninterrupb .Eapatwion of a non-conforming use ed!y during the period of at least fifty-two con. (mobile home parkl secutive weeks next prior to the first issue thereof LEGAL DESCRIPTION: containing said notice or edveniaemeri above Part of Section 17.Township 7 North. referred to: and that said newspaper was at the • Range-87 West of the 6th P.M.,Weld tine of each of the publications cf said notice. County,Colorado duly qualified for that purpose within :he mean. BOARD OF COUNTY in; of on aa. entitled, "An Act Concerning Legal COMMISSIONERS WELD COUNTY.COLORADO Notices. Advartisements and Publications, and the Fees of Printers and Publishers thereof, and BY:MARY ANN FEUERSTEIN COUNTY CLERK AND RECORDER to Repeal ail Ac:s and Part, of Acts in Conflict AND CLERK TO THE BOARD with the ?tuitions of :his Act." approved April 7, BY:Mary Reit Deputy 1921. and cii amendments thereof, and canicu- lnay as amended-by en art approved, Starch 22. DATED:December 19,1984 1922,fin n act cpraved May 1, , 1. Published in the La Salle Leader on Thursday,December 27,1984. l-?paC..t Slimmer 7 y Subscribed c^ sworn tc before me this '7 • day of A.C.. l9 My carrumsien empires r/- d�'5 Nut cry Public N O TICE Pursuant to the zoning laws of the St-ate of Colorado and the Weld County Zoning Ordinance, a public hearing will -be held in the Chambers of the IBoard of County Commissioners of Weld County, Colorado, Weld County Centennial Center, 915 10th Street, First Floor, Greeley, Colorado, at the time specified. All persons in any manner interested in the Use by Special Review are requested to attend and may be heard. BE IT ALSO _KNOWN that the text and maps so certified by the Weld County -Planning Commission may be examined in the office of the Clerk to the Board of County Commissioners, located in the Weld County Centennial Center, 915 10th Street, Third Floor, Greeley, Colorado. APPLICANT DOCKET NO. H4-88 Donald J. Carl-son 72D0 East State Highway 14 Fort Collins, Colorado 80524 DATE: January 9 , 1985 TIME: 2 : 00 P.M. REQUEST: Use by Special Review - Expansion of a non-conforming use (mobile home park) LEGAL DESCRIPTION: Part of Secti-on 17 , Township 7 North, Range 67 West of the 6th P.M. , Weld County, Colorado BOARD OF COUNTY COMMISSIONERS WELD COUNTY, COLORADO BY: MARY ANN FEUERSTEIN COUNTY CLERK AND RECORDER AND CLERK TO SHE BOARD BY: Mary Reiff, -Deputy DATED: December 19 , 1984 PUBLISHED: December 27 , 1984 , in the La Salle Zeader (977;LI7 X� / L / I EFT I- Ill - -- - PINE LAKE: VILLAGE_ MOBILE HOME COMMUNT I Y WELD COUNTY, COLORADO Pr'epar'ed for Donald J. Carlson Project i,..(1 j t s:::t Number : e438 E October, ::?V3t1. Prepared By: Norton, Underwood and Lamb, Inc. Engineering Associates C•:r-rc ey, Colorado T.f-_ Fir HT. .. -- TAE'LE OF CONTENTS SECT ON Introduction1 Site location and description. . . . . „ „ . . , . . . . . . . . . . . . 1 1 D►es:i can el ements» . « . . . . . Site Layout. . . , . , . . , . . „ . . „ . . . . . . . . . . . . , . „ „ 7 . . . ., Utilities Drainage. . . , . . . . . . , ” . . . . . , . . ” . . . . . . . . . . . . . . . . 5 . . . . ., +- Phase Construction. .. . ., .. .. ,. . Mobile Home Park Application -- Use by `special R�..�.,-•,.:i. I:.vI Supporting Documents LIST OF APPENDICES ITEM 1....c?ci DL scription i . No,: I..h R.'•1e:I. d County Water District Let ter- of intent to supp1 v water. . , ., . C. Warranty Deed— — , . D. Policy of Ti t1.E. I.n sur_once E. Cooperative Extengirar► r_e 1r-_tter F. Report of Ga F're1 .i.mi.nary Gc otechnical. Inve•ti. gation I�. Co,1►parrbl►o Rental Parks - Greei y . . H. Comparable Rental. Parks - Fort Co1 l i ns I . Cente ni al Hoc.is:i no letter„ Front Range Housing 1 etter•• ., .. ., K. K °_•' N Company letter . . ,. . .. ., _ .. „ ,. „ .. . ,. „ . ., ., Cactus Hi. 11 Ranch letter ,. . .. ., . . . . . . . M. I_lt.i 1 i t::v Servi ce statement_. .. .. .. .. .. .. .. . . .. .. .. ,. ,. . . . . . .. „ .. . ., . , . ., N. Utilities and Ar_re`s , . O. Certificate of Taxes . 1.11F- FF. ---- Fl T LIST OF ATTACHMENTS 1 . Vicinity Map and Development Standards 2. Site Flan 1. Supplernerntal. Data . 1 III 1J- F. If Tr r INTRODUCTION fine I...a4;e Village Mobile Home Community is an existing 34 space mobile home park established in approximately Jul. ,y of 1971 . (Date of Individual Sewage Disposal System Fer-mi.t. application. ) The original plan consisted of mobile home sp ces, bait house, 1 aundromat with showers, cafe and gasoline station. The present owner, Mr. Donald O. Carlson, is proposing an expansion of the existing park to 212 units in four (4) phases over the next four (4) to six (6) years. A majority of the property proposed for the expansion will include reclaimed land presently unused or- unsuitable for aoricultural purposes due to high groundwater and bedrock levels. SITE LOCATION AND DESCRIPTION Pine Lake Village is located in the Northwest one--quarter of Section 17, Township 7 North, Range 67 West, in Weld County, The entire tract of land consists of 117.048 acres and is one-half mile West. of Colorado rado State Highway 257 on the South side of Colorado State Highway 14. The site slopes predominantly to the South and Southwest. The L..ar-imer County Canal flows to the Southeast at the Northeast corner of the property. 1 IiII1 a _ Fl r Present land use areas have�l i:a Vi_' heeri a i:l t:!r..c:->>: i ma t:e.I. •,.- determined for {..,f.l e following categories: Mobile Homes 6 acres Unused 25. 7 acres Unsuitable (swampy, cattails) 38. 4 acres Crops 47 acres Mr. Carlson has c.craclert:.aken a major clean-up effort since his purchase of the property one year ago. A majority of refuse which had accumulated on the si to over the years': has. been removed. In addition, he attempted to reduce the overgrowth of weeds and reclaim a portion of the land by planting a corn crop this, year. This is the first time in approximately • 20 years that a crop has been planted on this property. Factors such as uneven terrain, soil type and depth to bedrock resulted in a marginal yield which barely covered the expenses of farming. Mr. Carlson has no irrigation water shares attached to the property. With regard to the mobile home park, at the time Mr. Carlson acquired the property, many of the existing mobile homes were ssub- stant: ardi, in need of repair and upn1'"a(:.I:I. ncs and in most instances surrounded by trash and junk, Under Mr. Car-] son ' s m ancaclement, the sub-standard homes have been replaced with larger more modern homes, the refuse has been removed, streets gravelled, and a noise barrier/privacy fence constructed between the homes and Colorado State Highway 14. The results of Mr. Carl son's of-forts have been dramatic and highly received by his neighbors. •'5 DESIGN ELEMENTS As previously mentioned, the total acreage -For Pine Lake Village is 117.048. The proposed expansion of the mobile home park will occupy 57. 37 acres. The } stormwater detention c:nd will use 5. 886 r acres. The parcel set aside for the Sanitation District will require 13. 18 acres. The remainder of the site 40. 612 acres, will be used for the Carlson' _.: horse raising operation. The entire property, exc:l►..cdinq the Sanitation Distrric.t parcel , will be under the sole ownership and management of Mr. Donald 3. Carlson, and the Carl son' s will live on site. SITE L_AYCJUT The proposed expansion will create a total. of 21.2', mobile home spaces. The spaces will range from 6,00() sq. ft:: . to approximately 11 , 000 sq. ft. in area. The resulting density is 3. 7 mobile homes per acre. The rain access for the project will he located in the center of the property, off Colorado State Highway 14. The improvements nt.s required for Colorado State Highway 14 are shown on the Use by Special. Review Supplemental Data sheet attached at the back, of this report.. 4 secondary private access is proposed along the West prc:per..ty. line to provide the Carl son' s rs access to their horse ranch, the operator access to the wastewater treatment plant, and the -fire department an additional point of. entry into the mobile home park. The interior streets will be constructed to County Standards, however, they are to be privately owned and maintained. These streets are laid out in such a manner to minimize unnecessary traffic within the par-k and create a sense of community along each c:ui de-sac street. Playgrounds containing 0.357 acres s eau::h have been incorporated i.nto Phases II , III and iV of the proposal . The stor-mw,ater- detention facility will double as a playground for the first phase of expansion. Additionally, a clubhouse and swimming pool will be constructed following the third phase of construction. UTILITIES T'Ii following utilities are planned to service the park: Water, sewer, electricity, gas and telephone. Eas=ements have been provided around the perimeter of the Nark and along the hack of the individual spaces to accommodate the electrical , gas, and telephone utilities as shown on the Use by Special. Review Si. to Plan. Water and newer systems are to be I.ocated in the streets in as muc::h as possible. Water is to be supplied to the project through an existing 24 inch diameter North Weld County Water District lino located along the South side of Colorado State Highway 14. All water lines within the park are proposed to he six (6) inches in diameter- with three (3) fire hydrants installed per phase. 4 1 -- rl l>( Ti T The existing sanitation facility for Fine L_al<:e Village consists- of a central septic sewage disposal system. Recent soils borings and analysis indicate that this site is unsuitable for the expansion of this type of system in view of the shallow depth to groundwater and/or bedrock encountered over the majority of the property. They existing sewage disposal system shall be substantially upgraded by virtue of the creation of a sanitation district to serve the current needs of the mobile home park and portions of adjacent properties. All sc: -ic:r• lines within the District are to he a minimum of eight ght (0) inches in diameter„ Primary and secondary wastewater's treatment will be provided, in accordance with County and State Heal th Department Standards, by use of a package plant located South of the sFtormwater detention facility. Tertiary treatment is proposed by the construction of a storage pond in the Southwest corner of the property. DRAINAGE The Lan mer County Canal currently intercepts the majority of stormwater- runoff generated above the site, ther'efor'e, a negligible quantity of runoff enters the property from tl.i e North or East. Existing runoff exits the property in the Southwest corner into a field waste ditch. On site drainage improvements shall include curb and gutter and valley gutters in the streets, drainage channels and a stormwater r_ ,J --IF— l llf _ _._ _ . _ -11 T . _. detention pond. The streets and drive--over curb and gutter are designed to convey the developed runoff generated from a 2-year storm without overtopping the curb. Street grades will range from 0. 4 to 4. 0 percent. The corresponding one-half street capacity (including capacity reduction factor) for a 2 percent cross slope a n ci a minor storm (2 year recurrence interval ) is 2. .- c::. f . s. and 8.6 c::. f •. ,. .. The peak discharge from the proposed mobile home park is estimated to be 121 c.f. . at a time of concentration of 31 minute=. For the 100-year event. The 2- year peak: discharge will be approximately 31 c:. f .s. at a time of concentration of 40. 5 minutes. The runoff coefficients used in the Rational Formula for determining peak discharge rates are: C =_ 0. 50 for- developed conditions and C" 4 0.20 for historic conditions. The earthen channels leading to the outlet of the detention pond are sized to carry the 100-year developed runoff. The grass-lined channels will be trapezoidal with a two foot bottom width and 4: 1 side slopes. The stormwate=r detention pond has been sized to detain the difference between the 100 •-- year developed and the 5 - year historic runoff volumes. This pond shall also double as a playground during the periods in which storm runoff is not being detained. 6 - .11T . The slew w areas which ch presently exist on the property are believed to be the result c f seepage from the L..-ir-imer County Canal and irrigation c::,-f upstream lands. During the course crf development, these areas will be undo r.'drai.n(ed and filled to permit the r"edlai.minth of the ground for expansion of the mobile home park and horse pasture. PHASE CONSTRUCTION The proposed mobile home park will be constructed in four (4) phases. Development in this manner will insure orderly growth and a sound financial base -for subsequent improvements. 7 • 1 T T i 1T T- --- 1-I T_ MOBILE HOME PARK STANDARDS Mr.. Carlson has been very suc:C:f?ss'f'Lii in past years in establishing manageme?nt objectives which result in an orderlY7 safe and aesthetically pleasing mobile home park and thereby a credit to the neighborhood. Several of these standards are as follows: 1 . All mobile homes shall be owner occupied. �. The posted speed on al I streets shall be 15 m. p. h. . . The construction of fences on individual spaces within the park will not be allowed. 4. Each mobile home owner is required to water and maintain their yard and premises in a neat and orderly manner. All vehicles mu=st have a current license plate and "junk" vehicles are not to be parked within t h e park. 6. All mobile homes are to be ski rted in compliance with building code requirements. 7. All residents must agree to use the centralized trash disposal area. f3. Noises or sounds which become an annoyance or disturbance to adjacent mobile home owners will not be allowed. 8 11l� , 1f NI 1- T _. APPLICATION - USE BY SPECIAL REVIEW PI.ENDF T:l.I+J( _NG1_JMENTS • The following are supporting documents or statements as outlined in the "Procedural. Guide for Use by Special Review Application" . The numbering system utilized is that of the guide furnished by Weld County. 1 . a. This site; has not been used for agricultural purposes for the past 20 years. The pressent. owner, Mr. Donald J. Carlson, attempted to farm a portion of the land this past year but due to site topography, soil and groundwater conditions, the reclamation effort was neither productive nor... profitable. The Comprehensive P1 an encourages proposals to utilize non- productive rural lands and water supplies. Water for t h e proposed project will be provided by North Weld County Water District. The wastewater resulting from the project is to be treated and stored by a Sanitation District on the site. This treated effluent can be used to irrigate the pastures of the horse raising operation. Also, Mr. WilI::►ur... Miller, owner- and farmer- of the Southeast r.}uar-ter.. o;: Section 18 ha '. E pressec1 an interest in this water for irrigation of t►i. s> land because he has no water available for irrigation of h i s farm.. 1 .b. The proposed re;:pans.on of Pine Lake Village is consistent with the intent of the "A" District. 1 The Comprehensive P1.an designates t_es this tract of 1 and as irrigated cropland. The tract., howe\/e:•r, is neither irrigated nor productive cropland. To provide for such discrepancies, the Comprehensive Plan allows for the expansion of an existing non-conforming use upon receipt ptt of a Special Review Permit. 1 . c. The land use of adjacent properties is primarily feeder crop farming and pasture. A portion of the land adjacent to this site on the East is unusable due to swampy conditions. The horse raising operation will be compatible with the surrounding land usse. The mobile home park is s proposed as an expansion of a non conforming use. 1 .d. The proposal is located outside the existing and future growth zones of existing communities. There is presently an existing single family residential development located within one-half mile to the East and approximately two (2) miles to the West ( In Lan i mer County) along Colorado State Highway 14. We feel confident that within the f ors.eeab l e future, growth of this nature will extend Eastward to the L.ari.mer.--Wee.ei County line and eventually into Weld County itself. 1 . e. The site is located outside the Flood Hazard,ard, Weld County Airport, and Geologic Hazard Overlay Districts. 1 , f . Mr, Carlson has demonstrated a diligent effort in increasing the aesthetic value of t.hi. s property. Presently, there i. s no productive agricultural 3. and on site to conserve, By 10 reclamation techniques .and re-use of the wastewater treatment plant effluent, he wi :1. 1 be able to irrigate and use for pasture approximately 40 acres of ground currently y unuseable or non-productive for crops. In addition, the re- use of the treated effluent will be of beneficial use to farmers such a:s Mr, Wilbur Miller who must rely on wastewater flows from adjacent properties, if avai1.abie, ].n order to irrigate his: crops. 1 . g. This proposal has been designed using current engineering standards to protect the health, safety and welfare of the inhabitants of the neighborhood and county. The water system will be capable of providing an £:=?5o q. p in. fire flow if required; the proposed Sanitation District will he a marked upgrade in terms of efficiency and effluent quality over the system which exists today; streets will have posted speed limits which will be strictly enforced and playgrounds will be provided for children. Also, since the existing mobile home park has been under Mr. Car-1son' s management, the number of law enforcement calls and vi. ai. ts has been drastically reduced. 11 APPLICATION USE BY SPECIAL REVIEW Department of Planning Services, 915 Tenth Street, Greeley, Colorado Phone - 356-4000 - Ext. 400 Case Number Date Received Application Checked by Application Fee Receipt Number Recording Fee Receipt Number TO BE COMPLETED BY APPLICANT: (please print or type, except for necessary signature) I (we) , the undersigned, hereby request hearings before the Weld County Planning Commission and the Weld County Board of County Commissioners concerning the pro- posed Special Review Permit of the following described unincorporated area of Weld County Colorado: LEGAL D RESC DESCRIPTION OF SPECIAL REVIEW PERMIT AREA: A part of Section 17 7 w LEGAL DESCRIPTION of contiguous property owned upon which Special Review Permit is proposed: a part of Section 17 T 7 N, R67 W Property Address (if available) 7200 East State Highway 14, Fort Collins. 80524 PRESENT ZONE A OVERLAY ZONES N/A TOTAL ACREAGE 117 n4B acres PROPOSED LAND USE Vpapsion of Mobile Home Park; horse ranrh EXISTING LAND USE obbille Home Park; trash dump SURFACE FEE (PROPERTY OWNERS) OF AREA PROPOSED FOR REZONING: Name: Mr. Donald J. Carlson Address: 7200 E. State Hwy. 14 City Fort Collins Zip 8(M24 Home Telephone # 224-2477 Business Telephone # Name: Address: City Zip Home Telephone # Business Telephone # Name Address: City Zip Home Telephone # Business Telephone # APPLICANT OR AUTHORIZED AGENT (if different than above) : Name: Address: City Zip Home Telephone # Business Telephone # Owner(s) and/or lessees of mineral rights on or under the subject properties of record in the Weld County Assessor's Office: Name: Mr. Donald J. Carlson (all mineral rights) Address: 7200 E. State Hwy. 14 City Fort Collins Zip Rnc2a (50% reserved royalty Name: Gladys Iola and Timothy Gordon Howard Estate interest. oil R gas) Address: 2470 S. Ivanhoe Place City Denver Zip 80237 Name: Tiger Oil Inc. (oil and gas lease: expires Nov 5. 1984) Address: 6100 Channingway Blvd. City Columbus, Whin Zip 43227 Suite 507 I hereby depose and state under the penalities of perjury that all statements, proposals and/or plans submitted with or contained within this application are true and correct to the best of my knowledge. COUNTY OF WELD /g:fri) 2 �� STATE OF COLORADO ) Signature: r or Authorized Agent Wald J. Carlson Subscribed and sworn to before me this day of dic '- lCec- 19 .4 / ' _ i`2'. —e(A—' SEAL NOTARY PUBL7O Niy Commission Exgltos .Z3, My commission expires PINE 1._.r1I.::E. VILLAGE NAMES (1F= OWNERS OF PROPERTY WITHIN 500 FEET NAME AND ADDRESS, CITY/TOWN ASSESSOR' S PARCEL STATE AND ZIP CODE IDENTIFICATION NO. Clarke, Arthur M. °: Evelyn M. 7197 State Highway 14 Fort. Collins, CO 80521 0705-08-0-00-c:121 Fig Sky Farms c/o Star Management Co. , Inc. 1449 Riverside Drive Fort Collins, CO 90524 0705-0e-0-00-022 Big Sky Farms c/o Star Management Co. , Inc. 1449 Riverside Drive Fort. Collins, CO 80524. • 0705-08-0-00-027 Carlson,Carl son, Donald J. 7200 East State Highway 14 Fort Collins,, CO 80324 0705-17-0-00-010 Carlson, Donald 3. 7200 East State Hi cahway 14 Fort Collins, CO 805 :'4 ri705-..1. 7--0--00-..01. 1. Sc:hild, Wilbur $: Marlene L. Route 4, Box 80 Port Collins, CO FJ052 1 0705-17-0-00-012 Cactus Hill Ranch Co. Route 4, 9n> 83 F=ort. Coll :i.n≤:s, CO 80521 0705-17-0-00-013 1.? Cactus Hill Ranch Co. Route 4, Fox 03 Fart. Collins, CO 80521 0705-17-0-00-014 North Weld County Water Dist. Box 40 Windsor, CO 80550 0705-17 0-00.....01.;;+ Cactus Hill Ranch Co. Route 4, Box 83 Fort Collins, CO 80521 0705-17-0-00-016 Kinney, Franklin W. & Christi-ne M. Route 4, Dux 117 Fort Collins, CO 90521 0705-17-0--00-0:'2 El II I.. -.i_i ..i 17 PINE LAKE VILLAGE NAMES OF CWJNERS OF PROPERTY WITHIN 500 FEET NAME AND ADDRESS, CITY/TOWN ASSESSOR' S PARCEL STATE AND 7.I P CODE. IDENTIFICATION NO. -------------- Lindquist, Julius A. & Annabelle 1271 Cornell Road Bridgewater, New Jersey 08807 0705 17--0--00--04.7 Charon. Ernesto °: Betty L. 39750 Weld County Road 15 • Fort Collins, CO 81)524 0705-17-0-00-048 II{-1 I _� .. . 11 T AFFIDAVIT OF INTEREST OWNERS SURFACE ESTATE Application No. Subject Property Pine Lake Village Mobile Home Community STATE OF COLORADO ) COUNTY OF WELD ss. THE UNDERSIGNED, being first duly sworn, states that to the best of his or her knowledge the attached list is a true and accurate list of the names, addresses and the corresponding Parcel Identification Number assigned by the • Weld County Assessor of the owners of property (the surface estate) within five hundred (500) feet of the property subject to the application. This list was compiled from the records of the Weld County Assessor, or an ownership update from a title or abstract company or attorney, derived from such records, or from the records of the Weld County Clerk and Recorder. The list compiled from the records of the Weld County Assessor shall have been assembled within thirty (30) days of the application submissi date. Donald J arlson / The oregJooing instrument was subscribed and worn to before. e/,t1'ij2s s/— day /L �tCCiz_l° C ' 19 •.i�y � < < (� !lam f� '7�� F WITNESS my hand and official seal . My Commission expires : phv Gnmmisc9on Exatros Fsb.23,1S87 2. 6 lC/t( ('i''l i Notary Publ c I 11 �� _ l i- AFFIDAVIT OF INTEREST OWNERS MINERALS AND/OR SUBSURFACE Application No. Subject Property Pine Lake Village Mobile Hnme Cnmmunity 7200 East State Highway 14, Fort Collins, CO 80524 STATE OF COLORADO ss. COUNTY OF WELD ) THE UNDERSIGNED, being first duly sworn, states that to the best of his or her knowledge the attached list is a true and accurate list of the names and addresses of all mineral owners and lessees of mineral owners on or under the parcel of land which is the subject of the application as their names appear upon the records in the Weld County Clerk and Recorder's Office, or from an ownership update from a title or abstract company or an attorney. Donald J. rlson The foregoing in trument was subscribed and sworn to before me this /5l day of //H 14' 7 � � _�K , 19J By WITNESS my hand and official seal . My Commission expires : My CommIssion Expires.Fsb.23,1187 lam' N6taty Public rf T 1 I I I fl l r- I 5. a. The proposal consists of expanding the existing mobile hc:;r;e park from 34 spaces to 212 spaces on 57. 37 acres of 1 and plus 5.086 acres for the stc:rmw<ater- detention facility. The Sanitation District will require 13. 18 acres for the package treatment plant and tertiary treatment storage pond. The remaining 40. 612 acres of the Pine Lake Village property will be used -for the Carlson' s Future home and horse raising operation. All of the property exclusive of Sanitation District improvements, will he owned and managed by Mr. Donald J. Carlson. 5.b. There are eight (8) residential structures within a one-half •F mile radius of the site. The closest house is approximately 75 feet to t h e West of t.h e Western property line. 5. c. Not applicable 5.d. Assuming 3. 1 people per mobile home unit, the number of people residing within the proposed mobile home park expansion upon completion of each phase will be as follows: Phase 1 •- 232 people Phase II 400 people Phase, III 564 people Phase IV •-- r_>!5i people 5.e. Not used i. . The horse raising operation S^ . . ''' `� "�' .. will 1 pasture up to an estimated 1.5 horses at any one time. 16 fin II TT I . _11T. it . .__ . e:5g. . The� park has been deasi.grlucl with larger than normal <_>f'ta.r_e,.F. (6, 000 s. f. to 11 , 000 s„f . ) to al :low for placement of the larger homes the mobile home industry is beginning to manufacture. The homes will range in width from 14 to 32 feet. ,, arr :I from 70 to 25 feet in length. By providing an area for the: .larger- mobile homes, it is felt the quality and character of the park i. i :L1 be maintained by people wanting to stay in their homes for a. longer period of time Two market analyses have been conducted in the Fort Collins and Greeley areas to determine the "need" for- additional mobile home spaces. In both cases, the vacancy rate in comparable parks is very low„ in conjunction with the market: analyses, questionnaires were sent out to two major mobile home dealers in Greeley and Fort Collins. The conc:ensus of these dealers is that there are very few mobile home spaces available in Weld County and fewer yet which will accommodate the size and kind of home people are interested in buying these days. The results is of the market analyses and responses -from the mobile home dealers have been made a part of the Appendix to this report. 5. h. Thu existing mobile home park has two points of access from Colorado State Highway 14. The proposal has one major access. A secondary point of access will follow the Western property lino. This private drive wi .11 provide access to the horse raising operation.. wastewater a T I- the ��=t s � -.c•..r treatment facility and a secondary entrance into the mobile home park: for fire/rescue personnel . 17 . IIf....C ',T 11. _ _ .1T . .[._. . . I T I."r►r.. i...he mos:,t. part, it is anticipated that the majority of traffic utilizing the access into the park will be pays senyer type vehicles. During the .ffillino of spaces in each of the phases, semi -tractors will pull the mobile homes into the park to be installed in their respective spaces. It is not anticipated that the larger- homes will be removed . from the Si to once they have been placed on a space and occupied for a reasonable amount of ti.me. The Colorado State Highway 14 traffic volumes at the location of the I::lar-k entrance have been determined by the Colorado State Highway Department and are as follows: YE A13 AVERAGE DAILY TRAFFIC (ADT) DESIGN HRVOL. (DHV) 1979 3, 150 347 2000 5, 100 'c51. Weld County classifies Colorado State Highway 14 as a proposed expressway which requires a future right of -way "1cit_h of 140 feet. . Seventy-five (7` ) feet has been provided en the South side of the highway centerline to the nearest mobile home space. A preliminary traffic analysis has been conducted to determine the extent of improvements which will be initially rcaqui red on Colorado State Highway 14 to adequately and safe].y handle the i ncr-eased traffic vol.umes. These improvements are shown on the Supplemental Data sheet. It has been assumed in the course of the analysis that 30 percent off the generated trips will be in the direction of Greeley, the remainder to Fort Collins.. 113 The State Highway Department has also determined the residential design noise level (6.7 decibels) for this € r ea for a 20 year projection to extend a distance of 8`a feet from the centerline of the highway. Beyond this distance, noise abatement rnea it.).re > for residential structures are not required. The nearest poi.nt to mobile homes in the proposed expansion from the centerline of Colorado State Highway 14 is 90 feet. 5 :i. .. The existing domestic sewage facility is a central septic disposal system. Due to the soils conditions encountered at the site, this system is not recommended as a suitable alternative for system expansion or upgrading. The nearest: existing sanitation facility to this area is the Box Elder Sanitation District. Their- improvements extend as a � L_ari.me County No. 5 which i sslightly aar E:t�tst.: -.<- ,� Road rnc:)re than three (3) miles West of Pine Lake Village. The domestic wastewater generated from Pine Lake Village would need to he lifted (in pump stations) a minimum of three ( ) times to reach the T-)r_r , Elder sewer facilities. Following discussions with Mr. Carlson and most of the adjacent property owners or representatives, there is an existing need and general desire for the creation of a Sanitation T)i:atr.:i.et. Obviously, the expansion Di Pine Lake Village will necessitate the upgrading of sewage disposal facilities. 19 However, and more impertantiy, the existing 34 space park is in need of L.Ipc1r';at::ject sanitation facilities. There is also an existing platted subdivision named Valley View Actress located approximately 350 feet South of the intersection of Colorado State Highways 14 and 257 on the East side of Highway hway 257. This subdivision comprises 14 lots with an average lot size of 0. 93 acres. The owner of this property can not build on these lots because of lack of sewer service and therefore has expressed interest for inclusion of this subdivision into the Sanitation District. To date the following property owners have shown a willingness to participate in the creation of a Sanitation District : District„ Pine Lake Village Section 1"7 Sig Sky Farms Section 8 K °c N Company Section 9 Cactus Hi11 Ranch tSections. 16 & 17 The proposed treat.,nee-tt facility will initially he sized for a sanitation district encompassing an estimated 400 tic:r-e_;. The: package treatment plant will he an extended aeration process with primary and secondary treatment provided. The plant will be designed and operated to conform with al 1 County and State regulations. All necessary design approvals will he received prior to commencement of construction. 20 i As :a means for providing tertiary treatment for the plant effluent, a storage pond has been located in the Southwest corner of the site. Initially, this; pond will have the capacity to store treated wastewater for 22.i.t;.Ca units f1]►" an estimated 1E32 days_ without discharging any efffl.uent. This pond will be sealed and an unde_rdr ai n system will be installed to alleviate seepage to downstream properties. They water contained in the tertiary pond may be used for irrigation. Mr., Wilbur Miller and Mr. Donald Carlson have indicated they have a need for irrigation water". (s the domestic wastewater contributing to the tr•eat:ment plant increases over the years, additional area =_. for the storage of this water will be required. Mr. Wilbur Miller (Scuthr.:_' :i-_.t quarter of Section la) and K a, M Company (Northeast quarter- of Section 18 and Northeast quarter of Section 19; see letter in Appendix ) have indicated they would not be opposed to the idea of ;:tcr"irlq this water on their land. Mr. Wilbur Miller has an existing silted in pond in the Northeast corner of his property which has not been used •for. several years and could be reclaimed for this purpose„ The Sanitation District will be governed by all 1 aws and regulations of the State of Co].orado with regard to its design, operation, maintenance, effluent quality and future expansion. 5. j . Stockpiles, st:.or"age and waste areas will not be allowed within the mobile home park expansion proposal or hc:!►...;.:e raising operation. 21 iln 'I 1T • 11 _... _1 ... 1.1.T 11 "S. k. G•l fenced enclosure Wi. l. l be located near the clubhouse for park res.i dents to deposit trash. This trash will be commercially removed from the premises three times a week or as required to insure a safe and odorless area. The tertiary storage pond for the treatment of domestic wastewater from 226 units will be retained on site. The water will be stored during the colder months and applied to the pastures and evaporated during the warmer months. As growth occurs within the Sanitation District up to the 400 acre initial boundary limits, the pond wi 11 have an estimated 47 clay storage capacity. The average plant discharge at.: maximum District saturation would he approximately 0. 4 ' cubic feet per second ( 190 q.p ,. m. ) . This discharge, along with any seepage from the pond; will b;: piped West approximately 700 feet to the J< & M Company proper-t,y and/or Wilbur Miller property. . 1 . The current time-table of construction for this proposal is as follows: 1 . January 1985 r_-. through ,June 1�1985; organize Sanitation District. 2. July 1985 through August 1986; construct Phase I: utilities, treatment plant.„ tertiary pond, st:ormw t.-.er retention facility, improvements to Colorado State Highway 14 and fill Phase I mobile home spaces . . September. 1986 through October 1.987; construct Phase II utilities and fill spaces. 22 • IMI J. ET 11 1._. 1..I T_ El . . .-._ . 4. November 19t37 through December 1966; construct Phase TIT utilities and fill spaces. ;. January 1989 through December 1969„ c:r.-onstru_. I ! 3r_. construct Phase � utilities and amenities and Till spaces. It is the intent of t:.he proposal to expand the area of the existing mobile home park last to allow these residents to move their homes into one of the preceding phases of construction with the least disruption to them. `S.m. The proposal. has incorporated a landscape buffer easement around the entire mobile home park expansion. The area of this easement is approximately 3. 5 acres. The buffer easement will be seeded with native grasses to prevent soil erosion. In addition, trees will be planted along the East, West and South sides of the park to provide a visual break between adjacent propert.i.eas and for both aesthetic and environmental qualities. I t i s p1 anned that. 106 trees will be planted in this buffer zone. This area will be maintained weekly to minimize weed growth and reduce the hazard of grass fires. The s•Lormwaater• detention •f;:ar..iI :ity will be utilized also as a playground during periods of non-use. It also will be seeded in grass. The mobile homes, excluding o-F-f street parking,, will occupy approximately 42. 8 acres. This entire area will be seeded in grass.. One: tree will be planted per space within the par k. for a total of 212 F. _ .,r ec:.s. '1"t-ae homeowners will be recic.c i.rPd to maintain their yards in a neat manner and encouraged to plant additional trees and shrubs. `..Ln., It is not anticipated that the proposed use for this site will change or cease in the future. 5. o. Fire protection will be provided for this site by the Poudr_e Valley Fire Authority. Were a fire call received by the ire department, they would respond to the site with one fire pumper from the Ti.mnath station (6. 5 miles) and one pumper- from the Link Lane station in Fort Collins (6. 8 miles) . The Link Lane st.ati on is to be moved to 8umrr,i.tvi.ew Lane in Fort Collins (5. 75 miles from site) in 1.986. If the Poudre Valley fire department' requested r•-Equested additional assi. stance -they would ask the Windsor aeisor fire c.Iepartment for mutual aid. • The water lines within the park will be six (6) inches i n diameter with three (3) fire hydrants installed per phase. A secondary point of entry for fire/rescue personnel has been provided through as easement in the Southern row of home spaces should they be unable to enter through the main access. 6. See Attachments:; Use by Special Review, Vicinity Map and Development. "standards and Site Plan at the back of the report. 7. a. Not applicable 7. b See Appendix f 24 ;7.. d. 11:. is ;r,: tm .IeJ due Lr.7 the nature Of this proposal . that. the noise report requirements be waived by the Department o+ Fl.arm 1. nq i _.si . 7,e.7, ei Soe Appendix F • LEGALDESCRIPTLON A tract of land located in the Northwest Quarter (NW 1/4) of Section 17, Township 7 North, Range 67 West., of the 6th Principal Meridian, Weld County, Colorado; being more particularly described as follows: Considering the North line of the Northwest. Quarter (NW 1/4) of said Section 17 to bear 8.. 89° 49' 00" E. and with all bearings contained herein relative thereto: Commencing at. the North Quarter Corner of said Section 17; thence along the East line of said Northwest Quarter S. 00° 22' 47" W. , .a distance of 46. 60 feat to the TRUE POINT OF BEGINNING on the South Right-of-Way line of Colorado State Highway 14, as described in Book 1304 on Page 105 of Weld County, Colorado Records. Thence along said East line, S. 00'22' 47" W. a distance of 2587. 31 feet to the Center Quarter Corner of said Section 17; Thence along the South line of said Northwest Quarter, N. 89° 48'51 " W. , ,-a distance of 1969.74 feet,; Thence N00° 1 3' 56"E. , a distance of 2580. 89 feet, to a point on the South Right-of-Way line of Colorado State Highway 14; Thence along said South Right-of-Way line, N. 90° 00'00" E. , a distance of 1976. 42 feet to the TRUE POINT OF BEGINNING. The above described tract contains 117.048 acres, more or less, and is subject to all easements and Rights-of-Way now existing or of record. S1l1 'JEYDfi_S_C _R_i-l:F I•C'A'TE KNOW AL.L. MEN BY THESE PRESENTS: that I, Richard D. Lamb, do hereby certify that this plat and legal description were prepared under my smaervision from an actual and accurate sur'y{dcf1.'o and that the same are correct to ' 'he--belt,'of my knowledge and lief . .;> •� Richard D. anib _ 1 Registered Land .St,u y yor ' , yf Colorado Regi stratinr:-hio .' 4.7f.5• // BOARD IG DIRECTORS • NORTH WELD COUNTY WATER DISTRICT ERNEST T16GES ALEX HEIDENREICH ROBERT A /� �— GARY ALKIRE LKI N If �_ HIGHWAY 85 LUCERNE,COLORADO 80848 W.M.McKAY y LYLE NELSON,MGR. P.O.BOX 58 - PHONE 358.3020 Nov. 1 , 1984 RE: Water Service , PINE LAKE VILLAGE, Donald Carlson Dear Sirs, This letter is in response to your inquiry regarding water service to the following described property : Pt . of Sec. 17-7-67 1 . x Water service is presently being provided to the above described property. 2 . X Water service can be made available to the above described property provided all requirements of the District are satisfied. If contracts have not been consumated with North Weld County Water District within one year from date of this letter , this letter shall become null and void . Additional comments : Sincerely, NORTH WELD COUNTY WATER DISTRICT 40-7e ) Ly D. Nelson, Manager LDN/wb B 1021 REC 01956733 02/21/84 16:22 $12.00 1/004 AR115L?33 F 1097 MARY ANN FEUERSTEIN CLERK & RECORDER WELD CO, CO State Documentary Fee Dote.. .a,2-1_ _ WARRANTY DEED THIS DEED made this /,1ttl day of February, 1984, by and between GLADYS IOLA HOWARD, also known as Gladys Harp Howard, and TIMOTHY GORDON HOWARD, also known as Timothy Howard, whose mailing address is 2470 South Ivanhoe Place, Denver, Colorado 10237, hereinafter referred to as "the Grantors,' and DONALD J. CARLSON, whose mailing address is 7200 East State Highway 14, Fort Collins, Colorado 80524, hereinafter referred to as "the Grantee." WITNESSETH: That the Grantors, for and in consideration of the sum of Ten Dollars ($10.00) and other good and valuable consideration to the Grantors in hand paid by the Grantee, the receipt of which is hereby confessed and acknowledged, have granted, bargained, sold, and conveyed, and by these presents do hereby grant, bargain, sell, and confirm unto the Grantee, his heirs, administrators, and assigns, forever, those certain parcels of real property situate in the County of Weld, State of Colorado, which are legally described on Exhibit "A" attached hereto and incorporated herein by reference. Teti-1". ip.1 670 TOGETHER with all and singular the hereditaments and appurtenances thereto belonging, or in anywise appertaining, and the reversion and reversions, remainder and remainders, rents, issues, and profits thereof, and all estate, right, title, interest, claim, and demand whatsoever of the Grantors, either in law or equity, of, in, or to the above-bargained premises, with the hereditaments and appurtenances. TO HAVE AND TO HOLD the said premises above bargained and described with the appurtenances unto the Grantee, his heirs, administrators, and assigns, forever. And the Grantors, for themselves and their heirs, administrators, and assigns, do covenant, grant, bargain, and agree to and with the Grantee, his heirs, administrators, and assigns, that at the time of the ensealing and delivery of these presents they are well seized of the premises above conveyed; have good, sure, perfect, absolute, and indefeasible estate of inheritance, in law, in fee simple; and have good right, full power, and lawful authority to grant, bargain, sell, and convey the same in manner and form as afore- said; and that, except as hereinafter provided, the same are free from all former and other grants, bargains, sales, liens, taxes, assessments, and encumbrances of whatever kind or nature soever; and the Grantors do hereby warrant the title to the same, subject to all of the following: 1. All existing easements and rights-of-way in place or of record. 2. All oil, gas, or other mineral leases, exceptions, or reservations of record. 3. Any restrictions, reservations, or exceptions contained in any United States or State of Colorado Patents of record. 4. All zoning and other governmental rules and regulations. 5. Statutory lien rights resulting from the inclusion of the property in any improvement districts. 6. General property taxes for the year 1984 and subsequent years. The Grantors, for themselves and their heirs, administrators, and assigns, do covenant and agree to and with the Grantee, his B 1021 AEC 01956733 02/21/84 16:22 $12.00 2/004 F 1098 MARY ANN FEUERSTEIN CLERK 6 RECORDER WELD CO, CO heirs, administrators, and assigns, that the Grantee, his heirs, administrators, and assigns, shall and may lawfully and at all times hereafter peaceably and quietly have, occupy, possess, and . enjoy said premises hereby granted, or intended so to be, with the appurtenances, without the lawful hinderance or molestation of the Grantors, their heirs, administrators, or assigns, or of any other person or persons whomsoever, by or with their consent, privity, or procurement. Reservation of Royalty Interest. The Grantors herein expressly except and reserve unto themselves, their heirs, administrators, and assigns, forever, a fifty percent (50%) royalty interest in and to all oil and gas located in on, or under the surface of the real property being conveyed, hereby (including both Parcel 1 and Parcel 2 as described on Exhibit "A" attached hereto) , which fifty percent (50%) royalty interest shall be hereinafter referred to as "the Reserved Royalty Interest." The Grantors and the Grantee expressly acknowledge that the subject real estate is subject to an existing Oil and Gas Lease dated April 8, 1983, in which Altex Oil Corporation is the Lessee. With respect to said existing Oil and Gas Lease, the Reserved Royalty Interest shall entitle the Grantors to receive one-half (1/2) of all royalties paid pursuant to said Lease, there being no provision in said Lease for the payment of delay rentals. The Grantee shall be solely entitled to any surface damages payable under said existing Oil and Gas Lease. If, after expiration of the said existing Oil and Gas Lease, the Grantee, or his heirs, administrators, or assigns, leases the subject real estate to third parties for the production of oil and/or gas, the Reserved Royalty Interest shall entitle the Grantors to receive one-half (1/2) of all bonus payments, delay rentals, or royalties paid pursuant to any such future leases. The Grantee shall be solely entitled to any surface damages payable under any such 1 If the Grantee, or his heirs, administrators, or assigns, elects to remove oil and/or gas from the subject real estate without leasing the same to third parties, the Reserved Royalty Interest shall entitle the Grantors to receive royalty payments equal to six and 25/100 percent (6.25%) of any oil and/or gas removed (representing one-half 11/2) of the customary twelve and one-half percent (12.5%) landowner's royalty interest) . The Reserved Royalty Interest shall not entitle the Grantors to remove any oil and/or gas from the real property being conveyed hereby or to enter upon the surface of said property for the purpose of exploring for or removing said minerals. Subject to the Grantors' Reserved Royalty Interest, the Grantors hereby convey, transfer, grant, and assign unto the Grantee one hundred percent (100%) of all oil, gas, or other minerals or mineral rights located in, on, or under the surface of the property being conveyed hereby. The Grantors further grant and transfer unto the Grantee all "executive privileges" with respect to the leasing or production of oil , gas, and other minerals, thereby allowing the Grantee, his heirs, administrators, or assigns, to negotiate in his sole and absolute discretion the terms and conditions of any oil, gas, or other mineral leases. Any such lease terms negotiated by the Grantee, his heirs, administrators, or assigns, shall be binding upon the Grantors. IN WITNESS WHEREOF, the Grantors have executed this Warranty Deed the day and year first * thsokno ' n f-y ( wndys Har w rd pt.ty /7-,.. Atti,‘ TIMOTH)%GORDON H ARD, also known as Timothy Howard - 2 - • B 1021 REC F 1099 MAR 01956733 02/21/84 16:22 YANNFEUERSTEIN CLERK 4 RECORDER WELD CO, CO STATE OF COLORADO ) ) as. COUNTY OF LARIMER ) The foregoing instrument was acknowledged before me this •/.y1, day of February, 1984, by GLADYS IOLA HOWARD, also known as C a ys Harp Howard, and TIMOTHY GORDON HOWARD, also known as Timothy Howard. WITNESS my hand and official seal. My commission expires: -9 /1•' f \ Vie /. ln 6 •. fJ.. / •;. yta Notary Public ;'+,ti;•• •• Business' Address: ,y f v,: r` in: cti: e• ff i ro.: P a i> t -.fl:T4S E 4y••.. N- ..,Q : • - 3 - i 1 [1 I I _ _ T • 733 F 1100 MARY OANN6FEUERST / EINCLER16:2RECORDER.WELD CO/OCO EXHIBIT "A" ATTACHED TO AND MADE A PART OF THE WARRANTY DEED BETWEEN GLADYS IOLA HOWARD AND TIMOTHY GORDON HOWARD ('THE GRANTORS') AND DONALD J. CARLSON ("THE GRANTEE") LEGAL DESCRIPTION PARCEL 1: ' The E1/2 of the NW1/4 and the E1/2 of the W1/2 of the NW1/4 of Section 17, Township 7 North, Range 67 West of the 6th P.M., also described as the E3/4 of the NW1/4 of Section 17, Township 7 North, Range 67 West of the 6th P.M., EXCEPTING THEREFROM a tract of land conveyed to Donald J. Carlson by Deed recorded November 7, 1983, in Book 1012 as Reception No. 1946215, being more particularly described as follows: Considering the North line of the NW1/4 of said Section 17 as bearing S 89°49'00' E, and with all bearings contained herein relative thereto: COMMENCING at the North Quarter Corner of said Section 17; thence along the East line of said NW1/4 S 00°39'30' W, a distance of 46.60 feet to the POINT OF BEGINNING, said point also being on the South right-of-way line of Colorado State Highway 14 as described in Book 1304 at Page 105 in the Office of the Clerk and Recorder of said County; thence continuing along said East line 5 00°39'30" W, a distance of 846.65 feet; thence S 90°00'00' W, a distance of 921.24 feet; thence S 00°14'53' W, a distance of 30.00 feet; thence S 90°00'00' W, a distance of 846.60 feet; thence N 00'14'53' E, a distance of 876.60 feet to a point on the South right-of-way line of Colorado State Highway 14 as described in Book 1304 at Page 105 in the Office of the Clerk and Recorder of said County; thence along said South right-of-way line N 90°00'00' E, a distance of 1773.90 feet to the TRUE POINT OF BEGINNING, County of Weld, State of Colorado. PARCEL 2: All of the Grantors' right, title, and interest in and to the following-described parcel of land: A tract of land located in the Northwest Quarter of Section 17, Township 7 North, Range 67 West of the 6th P.M. , of Weld County, Colorado, being more particularly described as follows: Considering the North line of the Northwest Quarter of said Section 17 as bearing South 89°49'00' East and with all bearings contained herein relative thereto: Commencing at the North Quarter corner of said Section 17; thence along the East line of said Northwest Quarter South 00°39'30' West, a distance of 46.60 feet to the point of beginning, said point also being on the South right-of-way line of Colorado State Highway 14 as described in Book 1304 at Page 105 in the Office of the Clerk and Recorder of said County; thence continuing along said East line South 00°39'30' West, a distance of 846.65 feet; thence South 90°00'00' West, a distance of 921.24 feet; thence South 00°14'53" West, a distance of 30.00 feet; thence South 90°00'00" West, a distance of 846.60 feet; thence North 00°14'53" East, a distance of 876.60 feet to a point on the South right-of-way line of Colorado State Highway 14 as described in Book 1304 at Page 105 in the Office of the Clerk and Recorder of said County; thence along said South right-of-way line North 90°00'00" East, a distance of 1773.90 feet to the True Point of Beginning. (Commonly known as 7200 East State Highway 14, Fort Collins, Colorado) - 4 - r- FORM NO.C-5000 Colorado Region Form 342 ALTA Owners Policy—Form B—1970 Amended 10-17-70 l POLICY OF TITLE INSURANCE ISSUED BY TRANSAMERICA TITLE INSURANCE COMPANY SUBJECT TO THE SCHEDULE OF EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS CON- TAINED IN SCHEDULE B AND THE PROVISIONS OF THE CONDITIONS AND STIPULATIONS HEREOF,TRANSAMERICA TITLE INSURANCE COMPANY, a California corporation,herein called the -Company, insures, as of Date of Policy shown in Schedule A, against loss or damage, not exceeding the amount of insurance stated in Schedule A, and costs, attorneys' fees and expenses which the Company may become obligated to pay hereunder, sustained or incurred by the insured by reason of: 1.Title to the estate or interest described in Schedule A being vested otherwise than as stated therein; 2.Any defect in or lien or encumbrance on such title; 3. Lack of a right of access to and from the land;or 4.Unmarketability of such title. IN WITNESS WHEREOF, Transamerica Title Insurance Company has caused this policy to be signed and sealed by its duly authorized officers as of Date of Policy shown in Schedule A. 1 Transamerica Title Insurance Company AroUINsyhe y -By 1'„ Jp". 1' RA F CY r .V President 4421 te ire fl --4"" SCHEDULE OF EXCLUSIONS FROM COVERAGE The -following matters are expressly excluded from the coverage of this policy: 1. Any law, ordinance or governmental regulation (including iput not limited to building and-zoning ordinances) re- stricting or regulating or prohibiting the occupancy, use or enjoyment of the land, or regulating the character, dimensions or location of any improvement now or hereafter erected an the land, or prohibiting a separation in ownership ora reduction in the dimensions_or area of the land, or the effect of any violation of any such law, ordi- nance or governmental regulation. 2. Rights of eminent domain or governmental rights of_police power unless notice of the exercise of such rights appears in the public records at Date of-Policy. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) treated, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company and not shown by the public records but-known to the insured claimant either at Date of-Policy or at the date such claimant acquired an estate or interest insured by this policy and not disclosed in writing by the insured claimant to the Company prior to the date such insured claimant became an insured hereunder; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subse- quent to-Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claim- ant had paid value for the estate or interest insured by this policy. CONDITIONS AND STIPULATIONS 1. DEFINITION OF TERMS (b) The insured shall notify the Company promptly in o writing (i) in case any action or proceeding is begun or de- w/,.. 1 ,1'm,inv. Ir.r rns v,h n resod in this rr'l ity moan' I.•nen is Inmr re.c"•1 n¢ ¢.t Ir.rr6 in /.ti wirer. /iii in tuns, bM//rt- (e, .,...,w Uw. a.c,.it.t tmu,t.t ,t. L:i.t.ta.e I-. i.t ••4b•. atua'. •Auu.• A. pt .t.n '4. or:.:,.:.L•x •J ia.! 4a.11 ✓ '.f..; subject In any rights (Jr defenses the C.orr.pany may have or interest which IS adcerst w V.t trt.e to the estate or Interest. against the named insured, those who succeed to the interest as insured, and which-might cause loss or damage for which of such insured by operation of law as distinguished from the Company may be liable by virtue of this policy, or (iii) if purchase including, but not limited to, heirs, distributees, title to the estate or interest, as insured, is rejected as un- devisees, survivors, personal representatives, next of kin, or marketable. If such prompt notice shall not be given to the corporate or fiduciary successors. Company, then as to such insured all liability of the Company b "insured claimant": an insured claiming loss or dam- shall cease and terminate in regard to the-matter or matters (b) for which such prompt notice is required; provided,-however, age-hereunder. that failure to notify shall in no case prejudice the rights of any (c) "knowledge": actual knowledge, not constructive such insured under this policy unless the Company shall be knowledge or notice which maybe imputed to an insured by preiudiced by such failure and then only to the extent of reason of any public records. such prejudice. (d) "land": the land described, specifically or by reference (c) The Company shall have the right at its own cost to in Schedule A, and improvements affixed thereto which by law institute and without undue delay prosecute any action or constitute real property; provided,-however, the term "land" proceeding or to do any other act which in its opinion may be does not include any property beyond the lines of the area necessary or desirable to establish the title to the estate or specifically described or referred to in Schedule A, nor any interest as insured, and the Company may take any appro- right, title, interest, estate or easement in abutting streets, priate action under the terms of this policy, whether or not roads, avenues, alleys, lanes, ways or waterways, but nothing it shall be liable thereunder, and shall not thereby concede herein shall modify or limit the extent to which a right of liability or waive any provision of this policy. access to and from the land is insured by this policy. (e) "mortgage": mortgage, deed of trust, trust deed, or (d) Whenever the Company shall have brought any action other security instrument. or interposed a defense as required or permitted by the pro- visions of this policy, the Company may pursue-any such (f) "public records": those records which by law impart litigation to final determination by a court of competent juris- constructive notice of matters relating to said land. _ -diction and expressly reserves the right, in its sole discretion, to appeal from any adverse judgment or order. 2. CONTINUATION OF INSURANCE AFTER CONVEYANCE OF (e) In all cases where this policy permits or requires the TITLE Company to prosecute or provide for the defense of any action The coverage of this policy shall continue in force as of or proceeding, the insured hereunder shall secure to the Date of Policy in favor of an insured so long as such insured Company the right to so prosecute or provide defense in such retains an estate or interest in the land, or holds an indebted- action or proceeding, and all appeals therein, and permit the ness secured by a purchase money mortgage given by a pur- Company to use, at its option, the name of such insured for chaser from such insured, or so long as such insured shall such purpose. Whenever requested by the Company, such have liability by reason of covenants of warranty made by insured shall give the Company all reasonable aid in any such such insured in any transfer or conveyance of such estate or action or proceeding,in effecting settlement,securing evidence, interest; provided, however, this policy shall not continue in obtaining witnesses, or prosecuting or defending such action force in favor of any purchaser from such insured of either or proceeding, and the Company shall reimburse such insured said estate or interest or the indebtedness secured by a pur- for any expense so incurred. chase money mortgage given to such insured. 4. NOTICE OF LOSS—LIMITATION OF ACTION 3. DEFENSE -AND PROSECUTION OF ACTIONS--NOTICE OF In addition to the notices required under paragraph 3(b) CLAIM TO BE GIVEN BY -AN INSURED CLAIMANT of these Conditions and Stipulations, a statement in writing (a) The Company, at its own cost and without undue of any loss or damage for which it is claimed the Company delay, shall provide for the defense of an insured in all litiga- is liable under'this policy shall be furnished to the Company lion consisting of actions or proceedings commenced against within 90 days after such loss or damage shall have been de- such insured, or a defense interposed against an insured in an termined and no right of action shall accrue to an insured action to enforce a contract for a sale of the estate or interest claimant until 30 days after such statement shall have been in said land. to the extent that such litigation is founded upon furnished. Failure to furnish such statement of loss or-damage an alleged defect, lien, encumbrance, or other matter insured shall terminate any liability of the Company under this-policy against by this policy. as to such loss or damage. Continued on Front of Back Cover FORM NO. C-5000.1 FOR USE WITH COLORADO REGION AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY-FORM 8- 1970 (AMENDED 10.17.70) SCHEDULE A Amount of Insurance S 75 , 000 .00 Policy No. 8015289 Date of Policy February 22, 1984 Sheet 1 of 5 7 :00 A.M. 1. Name of Insured: DONALD J. CARLSON 2. The estate or interest in the land described herein and which is covered by this policy is: IN FEE SIMPLE 3. Thexstate or interest referred to herein is at Date of Policy vested in: DONALD J_ CA-RLSON FORM NO. C-6000-2 FOR USE WITH COLORADO REGION AMERICAN LAND TITLE ASSOCIATION LOAN POLICY 1970 (AMENDED 10-17-70) FOR USE WITH COLORADO REGION AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY-FORM S-1970 (-AMENDED 10.17 70) S CZ3 E DU L E A—Continued The land referred to in this policy is situated in the State of Colorado, County of Weld , and is described as follows: The Eth of the NWh and the Eh of the Wh of the NWT of Section 17 , Township 7 North, Range 57 West of the 6th P.M. , also described as the E3/4 of the NWh -of Section 17, Township 7 North, Range 67 West of the 6th P.M. , EXCEPTING THEREFROM a tract of land conveyed to Donald J . Carlson by Deed recorded November 7, 1983 in Book 1012 as Reception No. 1946215 , being more particularly described as follows : Considering the North line of the NWh of -said Section 17 as bearing S89°49 '00"E, and with all bearings contained herein relative thereto: COMMENCING at the North Quarter Corner of said Section 17; thence along the East line of said NW' S0O°39 ' 30"W, a distance of 46 . 60 feet to the -POINT OF -BEGINNING, said point also being on the South right-of-way line of Colorado State Highway 14 as described in Book 1304 at Page 105 in the Office of the Clerk and Recorder of said County; thence continuing .along Laid -East line S00D3913O"W, a distance of 846 .65 feet th-ence S90°00 ' 00"W, a distance of 921. 24 feet; thence S00°14 ' 53"W, a distance of 30 .00 feet; thence S90°00 '00"W, a distance of E46 .6O feet; thence N00°14 ' 53"E, a distance of -876 . 60 feet to a point on the South right-of-way line of Colorado State -Highway 14 as described in Book 1104 at Page 105 in the Office of the Clerk and Recorder of said County; thence along -said South right-of-way line N90°00 ' 00"E, a distance of 1773 .90 feet to the TRUE -POINT -OF -BEGINNING. FORM NO. C-9000.38 FOR USE WITH COLORADO REGION AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY-FORM S-1970 (AMENDED 10.17.70) SCHEDULE B This Policy does not insure against loss or damage_by reason of the following: 1. Rights or claims of parties in possession not shown by the public records. 2. Easements,or claims ofeasements,not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a cor- rect survey andinspection of the premises would disclose and which are not shown by the public records. 4. Any lien,or right to a lien,for services,labor,or material heretofore or hereafter furnished,imposed by law and not shown by the public records. 5. Taxes due and payable; and any tax, special assessments,xharge or lien imposed for water nr sewer service, or for any other special taxing district. The 1983 General taxes paid, according to tax receipt slated February 22, 1984 . 6 . Right of way for road along the North 30 feet of subject property as conveyed to Weld County by deed recorded in Book 48 at Page 38 . 7 . Reservations made by the Union Pacific Railway Company in deed recorded Weld County records , providing substantially as follows : Reserving unto said Company and its assigns all coal that may be found underneath surface of land herein described and the exclusive right to prospect and mine same, also such right of way and other grounds as may appear necess-ary for proper working of any coal mines that may be developed upon said premises , and for transportion of coal from same, and any interests therein or ri-ghts thereunder . Z. Right of way for irrigation ditch 20 feet on each side of the centerline of ditch as now -,constructed as conveyed to the Water Supply and Storage Company by deed from Gus A. Lychman recorded September 1, 1892 in Book 76 at Page 321, in which the specific location of the right of way is not defined. 9 . Right of way for a public highway as conveyed to Weld County by deed from H. Gordon Howard recorded May 31, 1931 in Book 1304 at Page 105 , affecting the following described property: A tract or parcel of land containing 0 . 758 acres , more less. in NWT; Section 17, Township 7 North, Range 67 West of the 6th P.M. , in Weld County, and said tract or parcel is more particularly des- cribed as follows : Beginning at a point on the East line of the NW1 ; of Section 17, Township 7 North, Range 67 West from which point the North -; corner of said Section 17 bears NO °-11 'E ., a distance of 46 .6 feet; 1. thence West a distance of 2006.0 feet; 2 . thence NO °-13 'E, a distance of 19 . 5 feet; 3. thence S89 °-50 'E. , a distance of 1739 . 1 -feet; 4 . thence S89 °-21 '-30"E, a distance of 265 .9 feet to a point on the East line of the NWT of said Section 17; 5. thence SO °-11'W. , along the East line of the NWT of said Section 17 a distance of 11. 5 feet; more or less to the point of beginning. TIT- T 4 T FORM NO.-C.6O0O.3C FOR USE WITH COLORADO REGION-AMERICAN LAND TITLE ASSOCIATION LOAN POLICY 1970 (AMENDED 10.17.70) VCR USE WITH COLORADO REGION AMERICAN LAND TITLE ASSOCIATION OWNER'ST•OLICY-FORM S-1070 (AMENDED 1047.70) SCHEDULE B—Continued • 10 . Easement for drainage ditch lying approximately within the South 23 feet of subject property as evidenced by Findings of Fact, Conclusions of law, Judgment and Decree recorded December -6 , 1973 in Book 704 as Reception No. 1626030 . 11. Easement and right of way for electric transmission lines , as granted to Platte River Power Authority, a Political Subdivision of the State of Colorado by E. -Gordon Howard, Title Holder, in the instrument recorded February 9 , 1976 in Book 759 as Reception No. 1680857, affecting the following described property: This easement lies 25 feet to the North of the center line of the towers . Being an easement over that portion of lands described in Book 528, No. 144951-8, situated within the NWt of Section 17, Town 1 North, -Range 67 Nest of the 6th P.M. , lying Southerly of and adjacent to the following described line: Commencing at the North h corner of said Section 17 and running thence 500 °07 '40 "E along the North-South is line -of said Section 2597 . 20 feet, more or less , to the Point of Beginning of said described line. Said des- cribed line runs thence -589 °59 ' 25"W 1999 .-97 feet, more or less, to the Westerly line of lands conveyed on October 30 , 1964 and recorded in Book 528, No. 1449518 , which is the Point of Ending of said described line. L2. Easement and right of way for transmission of electric energy and for communication purposes as granted to Platte River Power Authority, a Political Subdivision of the State of Colorado by E . Gordon Howard, Title Holder, in the instrument recorded February 9 , 1976 in Book 759 as Reception No. 1680858, affecting the following described as follows : Being an easement 25 feet in_width over those lands described in Book 52-8, No. 1449518, situated within the NWk -of -Section 17, Town 7 North, Range 67 West of the 6th P.M. , lying Northerly of and adjacent to the following described line: Commencing at the North h corner of said Section 17 and running thence S00 °07 ' 40 "E along the North-South )t line of said Section 2597. 20 feet, more or less , to the Point of Beginning of said described line. Said des- cribed line runs thence S8-9 °59 ' 25"W 1999 .97 feet, more or less, to the Westerly line of lands conveyed on October 30 , 1964 and recorded in Book 528, No. 1449518 , which is the Point of Ending of said described line. 13. Easement and right of way for electric line or systems as granted to Poudre Valley Rural Electric Association, a Corporation by H. Gordon Howard by instrument recorded November 5, 1979 in Book 886 as -Reception No. 1808308, in which the specific location of the easement is not defined. __ _ Tr T T FORM NO. C-0000.3C FOR USE WITNSOLORADO REGION AMERICAN LAND TITLE ASSOCIATION LOAN POLICY 1070 (AMENDED 10.17.70) FOR-USE-WITH COLORADO REGION AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY-FORM II-1970 (AMENDED 10.17.70) S C$I D U L E B—Continued 14 . Oil and Gas Lease between Gladys Iola Howard and Timothy Gordon Howard, as Lessors and Altex -oil Corporation, as Lessee, for a primary term of one year, dated April 3 , 1983, and recorded May 2 , 1983 , in Book 993 , as Reception No. 1925363 , and any interests therein or rights thereunder. 15 . An undivided fifty percent royalty interest in and to all oil and gas located in, on, or under the surface of the subject property as reserved by Gladys _Iola -Howard, also known as Gladys Harp Howard and Timothy Gordon Howard, also known as Timothy Howard in the deed recorded February 21, 1984 in Book 1021 as Reception No. 1956733, and any and all interests therein or rights thereunder. 1b . Deed of Trust from : Donald J. Carlson to the Publi&Trustee of the County of Weld for the use ofGladys Iola Howard and -Timothy Gordon Howard to secure : $53, 0DO .D0 dated February 15, 1984 recorded : February 21, 1984 in Book 1021 as Reception No. 1956734 11_ . ,T III • Continued from Back of Front Cover 5. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS interest covered by this policy and the amount so paid shall The Company shall have the option to pay or otherwise be deemed a payment under this policy to said insured owner. settle for or in the name of an insured claimant any claim in- sured against or to terminate all liability and obligations of 10. APPORTIONMENT the Company hereunder by paying or tendering payment of If the land described in Schedule A consists of two or more the amount of insurance under this policy together with any parcels which are not used as a single site, and a loss is estab- costs, attorneys' fees and expenses incurred up to the time fished affecting one or more of said parcels but not all, the of such payment or tender of payment, by the insured claim- loss shall be computed and settled on a pro rata basis as if ant and authorized by the Company. the amount of insurance under this policy was divided pro rata as to the value on Date of Policy of each separate parcel 6. DETERMINATION AND PAYMENT OF LOSS to the whole, exclusive of any improvements made subsequent to Date of Policy, unless a liability or value has otherwise (a) The liability of the Company under this policy shall been agreed upon as to each such parcel by the Company and in no case exceed the least of: the insured at the time of the issuance of this policy and (i) the actual loss of the insured claimant; or shown by an express statement herein or by an endorsement (ii) the amount of insurance in Schedule A. attached hereto. (b) The Company will pay, in addition to any loss insured 11. SUBROGATION UPON PAYMENT OR SETTLEMENT ag ainst by this policy, all costs imposed upon an insured in liti- gation carried on by the Company for such insured, and all Whenever the Company shall have settled a claim under costs, attorneys' fees and-expenses in litigation carried on by this policy, all right of subrogation shall vest in the Company such insured with the written authorization of the Company. unaffected by any act of the insured claimant. The Company (c) When liability has been definitely fixed in accordance shall be subrogated to and be entitled to all rights and reme- with the conditions of this policy, the loss or damage shall be dies which such insured claimant would have had against any payable within 30 days thereafter. been iissue or property nd if requestedect [byo u the ch cCompany,laim had suc policy not insured 7. LIMITATION OF LIABILITY claimant shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect No claim shall arise or be maintained under this policy such right of subrogation and shall permit the Company to (a) if the Company, after having received notice of an alleged use the name of such insured claimant in any transaction or litigation involving such rights or remedies. If the payment defect, lien or encumbrance insured against hereunder, by does not cover the loss of such insured claimant, the Company litigation or otherwise, removes such defect, lien or encum- brance or establishes the title, as insured, within a reasonable shall be subrogated to such rights and remedies in the pro- time after receipt of such notice; (b) in the event of litigation portion which said payment bears to the amount of said loss. until there has been a final determination by a court of com- If loss should result from any act of such insured claimant, petent jurisdiction, and disposition of all appeals therefrom, such act shall not void this policy, but the Company, in that adverse to the title, as insured, as provided in paragraph 3 event, shall be required to pay only that part of any losses hereof; or (c) for liability voluntarily assumed by an insured insured against hereunder which shall exceed the amount, if in settling any claim or suit without prior written consent of any, lost to the Company by reason of the impairment of the the Company. right of subrogation. 8. REDUCTION OF LIABILITY 12. LIABILITY LIMITED TO THIS POLICY All payments under this policy, except payments made for This instrument together with all endorsements and other costs, attorneys' fees and expenses, shall reduce the amount instruments, if any, attached hereto by the Company is the of the insurance pro Canto. No paymentshall be made without entire policy and contract between the insured and the producing this policy for endorsement of such payment unless Company. the policy be lost or destroyed, in which case proof of such Any claim of loss or damage, whether or not based on loss or destruction shall be furnished to the satisfaction of negligence, and which arises out of the status of the title to the Company. the estate or interest covered hereby or any action asserting such claim, shall be restricted to the provisions and conditions 9. LIABILITY NONCUMULATIVE and stipulations of this policy. No amendment of or endorsement to this policy can be It is expressly understood that the amount of insurance made except by writing endorsed hereon or attached hereto under this policy shall be reduced by any amount the Com- signed by either the President, a Vice President, the Secretary. pany may pay under policy insuring either (a) a mortgage an Assistant Secretary, or validating officer or authorized shown or referred to in Schedule B hereof which is a lien on signatory of the Company. the estate or interest covered by this policy, or (b) a mortgage hereafter-executed by an insured which is a charge or lien on 13. NOTICES, WHERE SENT the estate or interest described or referred to in Schedule A, and the amount so paid shall be deemed a payment under this All notices required to be given the Company and any policy. The Company shall have the option to apply to the pay- statement in writing required to be furnished the Company ment of any such mortgages any amount that otherwise would shall be addressed to Transamerica Title Insurance Company, be payable hereunder to the insured owner of the estate or P. O. Box 605, Denver, Colorado 80201. PITT [Tr 1 11 I_ i 1 0 o E. 0 CA M O .• ex a v o ` c ¢ to i � `v N $ U O n O O. 2 cc CJ O c o > o O C c c o pN_ = 0 E2 ❑ R.13: V "28 O N m 3 LL -Ji G ¢ 2g p o, COFt p] `° N Jd CW jV 3JpJ JC CA CN Cd VN d. O C.. p n_ O OA'. J D O.: °.: p m ppJ o pp c p ccO m re' O 0 y O go dos J0 mN • U` • -0p • 0; • Cy • UQ • Vm • VG • VN so • & • _ I_ W °t • Q c • ; Q p p N C� u .12. U O p O_N s V (Ili • .: JO p— 6 O 3i u> pf CN it I3 3 -n wm a Lp`n q � fQ Sm .c �y Sd ¢ I 0j J L] cj �N W w .t0 J2 8 W � O ec H = h ` O Q a� c n o n o z in y C 7 U ffi Et 8� 5 g 5▪ y ¢n Z"ii o N 0 co N ; . w a O I J 00Ca0 L4--i U H a E E CD 6-5—. $— . O co 2 = � E co 0 CO3 a n ® � tit= rr H—+ CZ D r I— c C +• co _ c $ c 0 2 c m o. mm u0 aay M.. N CO 00 0 m , No LL pnO a > >OI > roN CV O amy_ p•- pNp ,co O VNEO OV)m7 °8O, °cmn 3O8 OmTn pQVg 02w OrrNe 0 nmN UU LLmOd ) OCO E000 E. EOA k >Nma if,,,,, s._, ._dpnt0 � U≥p0 •L 0E8o • °OJ0 •Va UP • �n n ° ` q ° O N • BpN • OApNOpC N4 Od Op3 LU RGVO 9 ON E2pna ' n0t0��xoVaAa En°n omz_p. a,��mpodmKNco Ez<C pp18 asspN.1N LWY°IN1�0A U C wNZVfm0OTa `>3 G O N gJ d ^ O cN to Z y d5 x L w C fl �T I F 11 _ F i 1 1 _ _ Cooperative Extension Servi • • 1111 ce Colorado State University Weld County Extension Office 425 North 15th Avenue Exhibition Building, Island Grove Park Greeley, Colorado 80631 303/356-4000 Ext. 4465 August 24, 1984 Don Carlson Pine Lake Village 7200 E. State Hwy 14 Ft. Collins, CO 80524 Dear Don: I am enclosing some information on your soil characteristics of property contained in Section 17, R67W, T7N. I have reviewed soil survey information that points out that soil types on your property, chiefly are made up of soil series groups 64 and 65, Thedalund loams of 1 to 3 percent slopes, and 3 to 9 percent slopes. I hava copied information on the morphology of the two groups. The area also contains a limited amount of series 47, Olney fine sandy loam at the north border against Highway 14. Please note that most of 64 and 65 are within a capability subclass 1Ve irrigated and 1Ve nonirrigated. There also is some V1 nonirrigated, which likely contains the slew areas that we looked at yesterday. I see little future for the property to be labeled as prime agricultural land, and think that your intent to develop for modular home sites fits within its best possible use. Sincerely, %Pen, Elmer E. Rothman Extension Agent, Agronomy cs Enclosure CcuColorado State University, U.S. Department of Agriculture and Weld County Cooperating r iT If 1_ 11_T REPORT OF A PRELIMINARY GEOTECHNICAL INVESTIGATION FOR PINE LAKE VILLAGE WELD COUNTY, COLORADO NORTON UNDERWOOD AND LAMB , INC. GREELEY, COLORADO PROJECT NO. 5729-84 BY EMPIRE LABORATORIES, INC. 214 NORTH HOWES STREET FORT COLLINS, COLORADO 80521 TABLE OF CONTENTS Table of Contents Letter of Transmittal ii Report 1 Appendix A A-1 Ceologic Map and Test Boring Location Plan A-2 Key to Borings A-3 Log of Borings A-4 Appendix B B-1 Consolidation Test Data B-2 Summary of Test Results B-4 Appendix C C-1 Appendix D D-1 Soils Map D-2 Soils Descriptions D-3 Empire Laboratories, Inc. P.O.Box 429•(303)484.0359 GEOTECHNICALtNGINEERING &MATERIALS TESTING 214 No.Howes• Fort Collins,Colorado 80522 October 1;, 1984 Norton Underwood and Lamb, Inc. 1020 28th Avenue Greeley, Colorado -80631 Attention: Mr. Torn Norton Gentlemen: We are pleased to submit our Report of -a Preliminary Geotechnical Investigation prepared for the proposed mobile home park located on Colorado Highway 14, east of Fort Collins, Colorado. The accompanying report presents our findings in time subsurface and our recommendations based upon these findings. Wry truly ours, .ce . .st77 � z7s `` EMPIRE LABOR TORIES, I n if If 7vI , n• • eil Sh rod Senior Engineering Geologist Revieewed by: ,`\\`\�,��ulum ttsr�,,,,, ♦ • Chester C. Smith, P.E. S�03 _'� •b President 3r CIC � L01c, Nit R, \N f� ^ Branch Offices P.O.Box 1135 P.O.Box 1744 P.O.Box 10076 \ Longmont,Colorado 80502 Greeley,Colorado 80632 Cheyenne,Wyoming 82003 (303)776-3921 (303)351-0460 (307)632-9224 Member of Consulting Engineers Council '�l 7T _ _ _._. 11 I I S 1� �� _ REPORT OF A PRELIMINARY GEOTECHNICAL INVESTIGATION SCOPE This report presents the results of a preliminary geotechnical evaluation prepared for the proposed mobile home park located east of Fort Collins, Colorado. The investigation included test borings and laboratory testing of samples obtained -from these borings. The objectives of this study were to determine the geologic characteristics at the site and to determine the subsurface conditions at the site relative to the proposed construction. SITE EXPLORATION The field exploration, carried out on September 21 , 1984, consisted of drilling, logging , and sampling twelve (12) test borings and running five (5) percolation _tests. The locations of the test borings are shown on the Geologic Map and Test Boring Location Plan included in Appendix A of this report. Boring logs prepared from the field logs are included in Appendix A. These logs show soils encountered, location of sampling, and groundwater at the time of the investigation. A summary of the test results is included in Appendix B. The borings were advanced with a four-inch diameter, continuous- type, power-flight auger drill. During the drilling operations, a geotechnical engineer from Empire Laboratories, Inc. was present and made continuous observations of the soils -encountered. A visual evaluation of the site was made by an engineering geologist of Empire Laboratories, Inc. on September 21 , 1984. -1- J F SITE LOCATION AND DESCRIPTION The proposed site is located on the south side of Colorado Highway 14 approximately one-half mile west of Colorado Highway 257, east of Fort Collins, Colorado. More particularly, the site is described as a tract of land situate in the Northwest WI of Section 17, Township 7 North, Range 67 West of the Sixth P.M. , Larimer County, Colorado. The northwestern portion of the site is currently occupied by an existing mobile home park. Several old farm buildings are located east of the mobile home park, and a large marsh, or swamp, area occupies the northeast corner of the site. An area of poor drainage, or marshy area, is located north of the southeast corner of the property and extends into the central portion of the property. A small dam and pond lie southeast of the mobile home park. A small intermittent stream beginning at the outlet of the dam traverses the site and leaves the property east of the southeast corner of the site. The majority of the remainder of the area consists of irrigated farm land currently vegetated with corn stubble. Several dirt tr-ails traverse the site. The property is bordered on the south by an abandoned railroad bed from the Colorado and Southern Railroad, which is paralleled by an overhead power line. The property is bordered on the west and east by farm land. The area east of the site is elevated above the property. In general, the site has positive drainage to the south and southwest; however, areas of poor drainage, identified by the wet, marshy areas, comprise a large portion of the site. LABORATORY TESTS AND EVALUATION Samples obtained from the test borings were subjected to testing in the laboratory to provide a sound basis for evaluating the physical properties of the soils encountered. Moisture contents, dry unit weights, unconfined compressive strengths, swelling potentials, and the Atterberg limits were determined. A summary of the test results is included in Appendix B. Consolidation characteristics were also determined, and curves showing this data are included in Appendix B. -2- SOIL AND GROUNDWATER CONDITIONS The soil profile at the site consists of strata of materials arranged in different combinations. In order of increasing depths, they are as follows: (1 ) Topsoil and/or Fill Material: The majority of the site is overlain by a six (6) inch layer of silty topsoil. The topsoil has been penetrated by root growth and organic matter and should not be used as a bearing soil or as a fill and/or backfill material. A one (1) foot layer of fill material was encountered at the surface in Boring 3. The fill consists of a mixture of sand, silt, and clay. It is not known whether the fill has been uniformly or properly compacted; therefore, it should not be used as a foundation soil. (2) Sandy Clayey Silt: This stratum underlies the topsoil and extends to the bedrock below. The clayey silt varies to a silty clay, contains varying amounts of sand and lenses of silty sand and exhibits low to moderate bearing characteristics in its damp to saturated in situ condition. When wetted, the silt stratum exhibits little to slight swell potential. (3) Sandstone-Siltstone Bedrock: The bedrock was encountered in all -borings below the upper silts at depths one (1 ) to eight and one-half (8-1 /2) feet below the surface and extends to greater depths. The upper one-half (1 /2) to seven (7) feet of the bedrock is highly weathered; however, the underlying sandstone interbedded with minor amounts of siltstone and traces of claystone is firm to dense. Lenses of densely cemented sandstone were encountered in several places throughout the bedrock stratum. The firm bedrock exhibits high to very high bearing characteristics; and when wetted, the siltstone and claystone portions of the bedrock exhibit slight to moderate swell potential. -3- if F T {T T . �-. _T T (4) Groundwater: At the time of the investigation, free groundwater was encountered in all but Borings 4 and 5 at depths three (3) to nine and one-half (9-1 /2) feet below the surface. No free groundwater was encountered in Borings 4 and 5 to depths fifteen (15) feet below the surface. Water levels in this area are subject to change due to seasonal variations, irrigation demands on and adjacent to the site, fluctuations in the level of the reservoir or pond located in the northeast corner of the site, and flows in the Larimer County Canal located adjacent to the northeast corner of the site. In addition, a perched groundwater condition may occur at the site. Where water is not already encountered above the bedrock stratum, surface water may percolate through the upper subsoils and become trapped on the relatively impervious rock, thus forming the perched groundwater condition. RECOMMENDATIONS AND DISCUSSION It is our understanding that the site is to be developed as a mobile home park, and a central on-site sewage disposal system is planned to serve the development. Geology The proposed mobile home park is located within the Colorado Piedmont section of the Great Plains physiographic province. The Colorado Piedmont, formed during Late Tertiary and Early Quaternary time (approximately sixty-five million (65,000,000) years ago) , is a broad, erosional trench which separates the Southern Rocky Mountains from the High Plains. Structurally, the subject property lies along the western flank of the Denver Basin. During the Late Mesozoic and Early Cenozoic Periods (approximately seventy million (70,000,000) years ago) , intense tectonic activity occurred, causing the uplifting of the Front Range and the associated downwarping of the Denver Basin to the east. Relatively flat uplands and broad valleys characterize the present-day -4- topography of the Colorado Piedmont in this region. The site is underlain by the upper unit of the Cretaceous Pierre Formation. The upper unit of the Pierre shale in this area is approximately two thousand (2000) to three thousand (3000) feet thick. The Pierre shale is overlain by alluvial and residual silts and clays of Pleistocene and/or Recent Age. Bedrock underlies the site at depths one (1 ) to eight and one-half (8-1 /2) feet below the surface. The regional dip of the bedrock in this area is slight and in an easterly direction. Seismic activity in the area is anticipated to be low; therefore, from a structural standpoint, the site should be relatively stable. Large wet or marshy areas were noted in the northeast, central, and southeast portions of the site. If construction is planned in these areas, these areas should be thoroughly drained and filled such that finished subgrade below building and paved areas is a minimum of three (3) feet above groundwater elevations. A small darn and pond were noted at the south end of the swamp area in the northeast corner of the site. Seepage was noted at the base of the dam. If this structure is to be left in place, the stability of this structure should be evaluated by a geotechnical engineer to ensure its safety. An intermittent stream beginning at the outlet to this dam traverses the central and southwestern portions of the site, leaving the property just east of its southwest corner. The one hundred (100) year flood plain of this drainage should be determined, and structures should either not be built within the flood plain of this drainage or they should be elevated above the flood plain of the drainage. The property lies within the drainage basin of the Cache La Poudre River. However, the river lies well south of the site, and the property does not lie within the flood plain of the stream. With proper drainage around all structures and proper culverts and ditches for streets and driveways, erosional problems should be reduced. The silty nature of the on-site soils would indicate that these materials are subject to erosion. Therefore, areas stripped of vegetation outside of building and paved areas should be reseeded to minimize future erosion. The Pierre Formation is not known to contain coal , quarry rock, sand and gravel , limestone, or radioactive minerals. Therefore, in view of this and the fact that the upper unit Pierre Formation is -5- i 1 - I .F T _ approximately two thousand (2000) to three thousand (3000) feet thick, it is our opinion that the site should not be considered as an economic source for any of the above-mentioned minerals, nor should it contain radioactive hazards. Site Grading and Utilities Specifications pertaining to site grading are included below and in Appendix C of this report. It is recommended that the upper six (6) inches of topsoil below building, filled and paved areas be stripped and stockpiled for reuse in planted areas. The upper six (6) inches of the natural subgrade below building, filled and paved areas should be scarified and recompacted at or slightly wet of optimum moisture to at least ninety—five percent (95%) of Standard Proctor Density ASTM D 698-78. (See Appendix C.) Wet and marshy areas to be filled should be thoroughly drained and all organic matter and muck removed. All heavy vegetation should be removed from the wet areas to be drained and filled. Stabilization of these areas may require the use of geotextiles, granular pit runs, or chemicals. Fill placed in the wet, marshy areas should consist of granular pit run or other rock-type material containing little or no fines. Additional fill placed at the site should consist of the on-site soils or imported granular materials approved by the geotechnical engineer. Fill should be placed in uniform six (6) to eight (8) inch lifts and mechanically compacted at or slightly wet of optimum moisture to at least ninety-five percent (95%) of Standard Proctor Density ASTM D 698-78. Bedrock encountered at the site may be used as fill material. Heavy-duty construction equipment equivalent to a D-8 tractor may be needed to excavate the bedrock, and bedrock used as fill should be broken into pieces less than six (6) inches in diameter. Proper placement of the bedrock as fill may be difficult, and a disc or other mixing equipment may be needed to obtain uniform moisture and proper compaction. Where possible, the bedrock should be used in open and planted areas or in the lower portion of fill below paved and building areas. -6- In computing earthwork quantities, an estimated shrinkage factor of fifteen percent (15%) to twenty percent (20%) may be used for the on-site silts, clays and bedrock compacted to the above-recommended density. Utility trenches dug four (4) feet or more into the upper silt soils should be excavated on slopes no steeper than 1 :1 . The bedrock may be excavated on vertical slopes. Excavation of the bedrock may require the use of heavy-duty construction equipment. Where utilities are excavated below groundwater, dewatering will be needed during placement of pipe and backfilling for proper construction. All piping should be adequately.bedded for proper load distribution. Backfill placed in utility trenches in open and planted areas should be compacted in uniform lifts at optimum moisture to at least ninety percent (90%) of Standard Proctor Density ASTM D 698-78 the full depth of the trench. The upper four (4) feet of backfill placed in utility trenches under roadways and paved areas should be compacted at or near optimum moisture to at least ninety-five percent (95%) of Standard Proctor Density ASTM D 698-78, and the lower portion of these trenches should be compacted to at least ninety percent (90%) of Standard Proctor Density ASTM D 698-78. Addition of moisture to and/or drying of the subsoils may be needed for proper compaction. Proper placement of the bedrock as backfill may be difficult, as is discussed above. Stripping, grubbing, subgrade preparation, and fill and backfill placement should be accomplished under continuous observation of the geotechnical engineer. Field density tests should be taken daily in the compacted subgrade, fill, and backfill under the direction of the geotechnical engineer. Foundations In view of the anticipated loads transmitted by the proposed construction and the soil conditions encountered at the site, it is recommended that the structures founded on the upper silt subsoils a minimum of two (2) feet above the bedrock stratum be supported by -7- r T 1 l _ 1- conventional-type spread footings. All footings should be founded on the original, undisturbed soil. In no case should footings be founded on the existing fill encountered at the site. The undisturbed nature of the soil should be verified by the geotechnical engineer prior to placement of any foundation concrete. All footings should be placed a minimum of thirty (30) inches below finished grade for frost protection and a minimum of two (2) feet above the bedrock layer. Based on preliminary test results, footings founded at the above levels may be designed for a maximum allowable bearing capacity between seven hundred fifty (750) and one thousand five hundred (1500) pounds per square foot (dead load plus maximum live load). Structures founded on the weathered or firm bedrock stratum may be supported by conventional-type spread footings and/or grade beams. All footings and/or grade beams founded on the bedrock stratum should be placed a minimum of thirty (30) inches below finished grade for frost protection. The identification and undisturbed nature of the bedrock should be verified by the geotechnical engineer prior to placement of any foundation concrete. Based on preliminary test results, footings and/or grade beams founded on the bedrock stratum may be designed for a maximum allowable bearing capacity between three thousand (3000) and five thousand (5000) pounds per square foot (dead load plus maximum live load) . To counteract swelling pressures which will develop if the siltstone-claystone portion of the bedrock becomes wetted, all footings and/or grade beams placed on the bedrock layer should be designed for a minimum dead load between five hundred (500) and one thousand (1000) pounds per square foot. A feasible foundation alternate would be to support the structures by a drilled pier foundation system. Using this type of foundation system, the structure is supported by piers drilled into the bedrock stratum and structural grade beams spanning the piers. The piers are supported by the bedrock stratum, partially through end bearing and partially through skin friction. It is recommended that all piers be straight-shaft and that they be drilled a minimum of three (3) feet into the firm bedrock stratum. Based on preliminary test results, piers founded at the above level may be designed for a maximum allowable end -8- bearing pressure between fifteen thousand (15,000) and twenty-five thousand (25,000) pounds per square foot. It is estimated that a skin friction between one thousand five hundred (1500) and two thousand five hundred (2500) pounds per square foot will be developed for that portion of the pier embedded more than three (3) feet into the firm bedrock stratum. To counteract swelling pressures which will develop if the subsoils become wetted, all piers should be designed for a minimum dead load between three thousand (3000) and five thousand (5000) pounds per square foot. Where this minimum dead load requirement cannot be satisfied, it is recommended that skin friction from additional embedment into the firm bedrock be used to resist uplift. All piers should be reinforced their full length to resist tensile stresses created by swelling pressures acting on the pier. It is recommended that all grade beams have a minimum four (4) inch void between the bottom of the beam and the soil below. When bedrock is encountered below groundwater, temporary casing of drill holes will be required. It is suggested that all piers have minimum twelve (12) to eighteen (18) inch diameters. It is strongly recommended that the geotechnical engineer be present during the drilling operations to (1) identify the firm bedrock stratum, (2) assure that proper penetration is obtained into the sound bedrock stratum, (3) ascertain that all drill holes are thoroughly cleaned and dewatered prior to placement of any foundation concrete, (4) check all drill holes to assure that they are plumb and of the proper diameter, and (5) insure proper placement of concrete and reinforcement. Basements and Slabs and Grade Due to the relatively shallow depth to groundwater and/or bedrock encountered over the majority of the site, it is our opinion that basement construction is feasible only if area or perimeter drains are constructed at the site. Finished basement, garden level, slab-on-grade or lower crawl space elevations should be placed a minimum of three (3) feet above existing groundwater elevations and/or the bedrock stratum. If -9- I 11 iT TT this cannot be accomplished, then drainage systems will be required around the structures. If area drains are utilized to lower water levels in the area, then individual perimeter drains may not be required. However, in any case, finished lower levels of all structures should be a minimum of three (3) feet above the bedrock stratum and/or final groundwater elevations at the site. Subgrade below slabs on grade should be prepared in accordance with the recommendations discussed in the "Site Grading and Utilities" section of this report. Slabs on grade utilizing perimeter drains should be underlain by a minimum of eight (8) inches of clean, graded gravel or crushed rock devoid of fines. Slabs on grade founded on the expansive bedrock stratum should be designed as floating slabs structurally independent of bearing members. Central Septic System In view of the shallow depth to groundwater and/or bedrock encountered over the majority of the site, it is our opinion that only portions of the site are suitable for construction of a central sewage disposal system. An evaporation-transpiration or mounded system may be required to meet county requirements. Since the installation will be commercial in nature, an engineered sewage disposal system will be required for the site in any event. GENERAL COMMENTS It should be noted that this was a preliminary investigation and that the bearing capacities recommended in this report are based on preliminary tests. Due to variations in soil conditions and swelling pressures encountered at the site, it is recommended that additional test borings be made prior to construction. Samples obtained from the borings should be tested in the laboratory to provide a basis for evaluating subsurface conditions. -10- APPENDIX A. sobs MASp 5 A r- 1410.../A-{ IA- 4 I , 0+ O+ 4 47 A..o KEY TO BORING LOGS e„ PE�� TOPSOIL GRAVEL y~ SILL ® SAND& GRAVEL � SILT •it SILTY SAND&GRAVEL CLAYEY SILT El) COBBIIS .-e. SANDYSILT i v. '.. SAND,Z RAVEL& COBBLES e, CLAY Igmi WEATHERED BEDROCK - _ r/1 SILTY CLAY __ SILTSTONE₹EDROCK SANDY CLAY CLAYSTONE BEDROCK SAND •, • • • SANDSTONE BEDROCK • � SILTY SAND LIMESTONE ■M CLAYEY SAND xxx xxx GRANITE xxx r•a SANDY SILTY -CL-AY ■ 1 -SHELBY TUBE SAMPLE STANDARD PENETRATION DRIVE SAMPLER Dp WATER TABL₹ 3 DAYS -AFTER DRILLING rte' HOLE CAVED . 5/12 Indicates thatiS blows of a 140 pound hammer falling 30 inches was required to penetrate 12 inches. A-3 EMPIRE LABORATORIES, INC. F T J -i T (-_T1 T '' II LOG OF BORINGS n��nI C"0-I go.Z 403 I.L4 0 8/12 11/12 w -9/12 '_`_ /7 12 :.V .... - . -- -- S. 20/12 20/12 -- 5 - 3/12 0 32/12 �=- . - - . : : 50/6 : : 50 11 50/12 == 50 12 = : : 10 . . 15 50/5 = " ' 50/8 -• • 50/1D 50/6 =--- A_4 _EMPIRE LABORATORIES, INC. LOG OF BORINGS b'p1 X10.5 [-L.& _ � 00.s 0 13/12 ...: 8/12 �- 8/12 -'. j 20/12 ommme 50/12 42/12 5 13/12 = 15/12 t7 50/8 = 11/12 = 50/6 ° ' • • 38/12= 10 d 15 5U// �. .. 50/9 = 50/8 = 50/101.-- A-5 EMPIRE LABORATORIES, INC. I LOG OF BORINGS I �o.� II.lo i .iI 116.1Z 0 6/12 II/12 '' -. .. 9/12 • ' 4/12 . ' 3/12 • :; 4/12 . ` ., 5 �= ' 1 12 7/12 ...% V % - 4 12 P'1 43 12 : :. 37/12 7.1 10 15 50/9 =� 50/9 :: . 50/9 _ 50/11 A-6 EMPIRE LABORATORIES, INC. 1 _IF 1 IT . TI, -f_ l IT APPENDIX B. OONSOL IIIIT ION TEST PRO. 5729 .86 BORINC NO. : 2 .640DEPTH: 3 .0 DRY DENSITY: 99.2 PCF- .620 HOISTI_IF'E: 21 .9 % .600 a I .580 .54« .52n .500 .400 0. I 0. 25 0. 5 I .�i 5 10 APPLIED PRESSURE - TSF 8 .0 J J 4 .0 { Z -4 .0 Q A -9 .43 H ' z -12 .3 a ci -18 .0 0. 1 13.2≤ 0. 5 o 10 APPLIED PRESSURE - TSF EN1FIRE LFIBrIRHTC+FIE'=; INC. B-2 SWELL - CONSOLIDATION TEST PRO. 5729 • BORING NO. : 4 .57P DEPTH: 3 .0 DRY DENSITY: 104 .7 PCE .56P, MOISTURE: 23.4 }: .55r1 . 4171 .car, .crt0 .49 - - E. . 25 r,, 5 1 . 03 5 10 RF'P'LIEIJ PRESSURE — TSF 4 .rs J 3 2 .ri i • I-f CC G —4 .0 TER ADDED `'R 0 J rp t —F' .El co U —$ .0 1 0.2 5 i3. 5 1 . PI 5 1« APPLIED PRESSURE - TSF EMPIRE LABORATORIES INC . 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O C') N. 00 O Cr) N.. t7 r r r a o Q) CDI" N a, Z r"' r b-b [FT IF I T TII E SUMMARY OF TEST RESULTS Percolation Summary Boring Depth to Depth to Percolation Rate Number Bedrock, ft Groundwater, ft (Time Required for Water to Fall One (1 ) Inch in Min) 2 6.0 6.3 11 9 7.0 3.9 160 10 8.5 6.8 160 11 5.0 5.9 60 12 5.5 4.8 60 B-7 if-- 7 7f 11_I I ail APPENDIX C. APPENDIX C. Suggested Specifications for Placement of Compacted Earth Fill and/or Backfills. GENERAL A soils engineer shall be on-site to provide continuous observation during filling and grading operations and shall be the owner's repre- sentative to inspect placement of all compacted fill and/or backfill on the project. The soils engineer shall approve all earth materials prior to their use, the methods of placing, and the degree of compaction obtained. MATERIALS Soils used for all compacted fill and backfill shall be approved by the soils engineer prior to their use. The upper two (2) feet of compacted earth backfill placed adjacent to exterior foundation walls shall be an impervious, nonexpansive material . No material , including rock, having a maximum dimension greater than six inches shall be placed in any fill . Any fill containing rock should be carefully mixed to avoid nesting and creation of voids. In no case shall frozen material be used as a fill and/or backfill material . PREPARATION OF SUBGRADE All topsoil , vegetation (including trees and brush) , timber, debris, rubbish, and. other unsuitable material shall be removed to a depth satisfactory to the soils engineer and disposed of by suitable means before beginning preparation of the subgrade. The subgrade surface of the area to be filled shall be scarified a minimum depth of six inches, moistened as necessary, and compacted in a manner specified below for the subsequent layers of fill . Fill shall not be placed on frozen or muddy ground. C-2 I-_ IT , _T -T_ 71I PLACING FILL No sod, brush, frozen or thawing material , or other unsuitable material shall be placed in the fill , and no fill shall be placed during unfavorable weather conditions. All clods shall be broken into small pieces, and distribution of material in the fill shall be such as to preclude the formation of lenses of material differing from the surrounding material . The materials shall be delivered to and spread on the fill surface in a manner which will result in a uniformly compacted fill . Each layer shall be thoroughly blade mixed during spreading to insure uniformity of material and moisture in each layer. Prior to compacting, each layer shall have a maximum thickness of eight inches, and its upper surface shall be approximately horizontal . Each successive 6" to 8" lift of fill being placed on slopes or hillsides should be benched into the existing slopes, providing good bond between the fill and existing ground. MOISTURE CONTROL While being compacted, the fill material in each layer shall as nearly as practical contain the amount of moisture required for optimum compaction or as specified, and the moisture shall be uniform throughout the fill . The contractor may be required to add necessary moisture to the fill material and to uniformly mix the water with the fill material if, in the opinion of the soils engineer, it is not possible to obtain uniform moisture content by adding water on the fill surface. If, in the opinion of the soils engineer, the material proposed for use in the compacted fill is too wet to permit adequate compaction, it shall be dried in an acceptable manner prior to placement and compaction. COMPACTION When an acceptable, uniform moisture content is obtained, each layer shall be compacted by a method acceptable to the soils engineer and as specified in the foregoing report as determined by applicable standards. Compaction shall be performed by rolling with approved tamping rollers, pneumatic-tired rollers, three-wheel power rollers, vibratory compactors, or other approved equipment well-suited to the soil being compacted. If a sheepfoot roller is used, it shall be provided with cleaner bars attached in a manner which will prevent the accumulation of material between the tamper feet. The rollers should be designed so that effective weight can be increased. MOISTURE-DENSITY DETERMINATION Samples of representative fill materials to be placed shall be furnished by the contractor to the soils engineer for determination of maximum density and optimum moisture or percent of Relative Density for these materials. Tests for this determination will be made using methods conforming to requirements of ASTM D 698, ASTM D 1557, or ASTM D 2049. Copies of the results of these tests will be furnished to the owner, the project engineer, and the contractor. These test results shall be the basis of control for all compaction effort. 1)ENSITY TESTS The density and moisture content of each layer of compacted fill will be determined by the soils engineer in accordance with ASTM D 1556, ASTM 1) 2167, or ASTM D 2922. Any material found not to comply with the minimum specified density shall be recompacted until the required density is obtained. Sufficient density tests shall be made and submitted to support the soils engineer' s recommendations. The results of density tests will also be furnished to the owner, the project engineer, and the contractor by the soils engineer. • 4 I77- 7 II II7 IliT I ' II APPENDIX D. tIT 4111 I' 1 If I �IIPi ��° 1 top \ _ __—_ *°`T . H16rjvlAI IA- 4--a.7 nt C----7-1k cID maxis iva \ li j D 'fR i PARK \\� s 1 i \\\-1 --`'' -' DONoc-r (TOA l o� _ A. ..k 1 -_____.. - p�a�IG MP.P Kru \ 1 1 If \L ,-4,;:x4eQsiti_N-......r. lig-L-A -bN AL \ sII. * s I-I..4- \ \K_ cio \k, ' \t/ \1 \ \ '' II i \ i/ It �, / \ ' iv '� so.,„ o� N./ �l, ie.a I`Is. / 2ci. iks A_—_ily A' ,L, ' ,,. / J / \l/ 1 , K y ,,y ,,.\ 1 !� �� 1II ., K �� I o I _1 so / I% V1 BA14PdItP Col-ofzAl20 4J .R.. V az2 US nr ic 5°Zo p j sHm_r. �� lit1 3k nr.Rs' ,..„.a. SI B- 50 upper Liu IT 5% , "/.,t,or,. 4 Iii — ub III' 4—Aquolls and Aquepts, flooded. This nearly level 47—Olney fine -sandy loam, 1 to 3 percent slopes. map unit is in depressions in smooth plains and-along the This is a deep, well drained-soil on plains at elevations of bottoms of natural drainageways throughout the survey 4,,600 to 5,200 feet.it formed in mixed outwash deposits. area. Aquolls, which have a dark colored surface layer, Included in mapping are small areas of soils that have a make up about 55 percent-of the unit._A-quepts, which ;lark surface layer. Some small leveled-areas are also in- have a lighter colored-surface layer, make up about 25 eluded. percent. About 20 percent is soils that are well drained Typically the surface layer of-this Olney soil is grayish and soils that have sandstone or shale within 18 inches of brown fine sandy loam about 10 inches-thick.-The subsoil the-surface. is yellowish brown and very pale brown sandy clay loam These are deep, poorly drained coils that formed in about 14 inches thick. The substratum to-a depth of 60 recent alluvium. No one pedon is typical. Commonly the inches is very pale brown,calcareous fine-sandy loam. soils have a mottled,mildly to moderately alkaline loamy Permeability and available water capacity are or clayey surface layer and underlying material that ex- moderate. The effective rooting depth is -60 inches or tends to a depth of60 inches or-more. In places they have more.Surface runoff is medium,and the erosion hazard is a gleyed layer in the underlying material. low. Most of the acreage is subject to-excessive runoff. The In irrigated -areas this soil is suited to all crops corn- water table is at or near the aurface in spring and during -tnonly grown in the area, including corn, sugar beets, the-peak of the irrigation season. beans,alfalfa, small grain, potatoes,and onions. An exam- These soils are used for rangeland and wildlife-habitat. ple of a suitable cropping system is 3 to 4years of alfalfa Some small areas are irrigated pasture. followed by corn, corn for silage, sugar beets,small grain, The potential -native vegetation is dominated by or beans. Land leveling, ditch lining, and installing switchgrass, prairie cordgrass, -saltgrass, alkali sacaton, pipelines may be-needed for proper water application. All big bluestem, indiangrass, western wheatgrass, slender, methods of irrigationare suitable, but furrow irrigation is wheatgrass, wedge, and rush. Cattails and bullrush growl the most common Barnyard manure and commercial ter- in the swampy-spots associated with these range sites.: tilizer-are needed for top yields. Potential production ranges from 4,000pounds per acre in In nonirrigated areas this soil isauited to winter wheat, favorable years-to 3,000-pounds in unfavorable years. As! barley, and sorghum. Most of the acreage is planted to range condition deteriorates, the tall and mid grasses' winter avheat. The-predicted average yield is 28 bushels decrease, production drops, and saltgrass, sedge,and rush per acre. The soil is summer fallowed in alternate years increase. The farming and irrigation in adjacent areas has! to allow moisture accumulation.generally precipitation is increased-the amount of salts on much of theacreage. too low for beneficial use oflertilizer. Management of vegetation on this soil should be based Stubble mulch farming,atriperopping,and minimum til- ontaking half and leaving half of the total annualproduc- 'age are needed-to controlaoil blowing and water erosion. tion. £witchgrass, big bluestem, indiangrass, western Terracing also may be needed to control water erosion. wheatgrass, pubescent wheatgrass, intermediate wheat- The potential native vegetation on this range site is grass, tall wheatgrass, and tall -fescue are _suitable fort dominated by sand bluestem, sand reedgrass, and blue seeding. The plants selected should met the seasonal grams. Needleandthread, switchgrass, sideoats grams and western wheatgrass are also -prominent. Potential requirements ofbe livestock. For successful_seeding, a firm production ranges from-2,200 pounds per acre in favors- prepared seedbed is-needed. A grass s ucce be used. ble years to 1,800 pounds in unfavorable years. As range Seeding early in spring has proven most successful. Til- condition deteriorates, the sand bluestem, sand reedgrass, lage is needed to eliminate the undesirable vegetation ' and-switchgrass decrease and blue grams, sand dropseed, Wetland wildlife,especially waterfowl, utilize this unit.' and-sand sage increase. Annual weedsand grasses invade The wetland plants provide nesting and protective cover: the site as range condition becomes poorer. as well as some food. The -nearby irrigated cropland,' Management of vegetation on this soil should be based where wildlife obtain much of their food andlind protec- on taking half and leaving half of the total annual produc- tive cover, makes this unit valuable-to both wetland and tion. Seeding is desirable if the range is in poor condition. openland wildlife. Sand bluestem, sand reedgrass, switchgrass, sideoats. Openland wildlife, especially pheasant, use this unit for grama, blue grama,and pubescent wheatgrass aresuita- cover and nesting. Deer find excellent cover in some late for seeding. The grass selected should meet the areas. These valuable wildlife areas should be protected seasonal requirements of livestock. It can be seeded into from lire and fenced to prevent encroachment and a clean, firm aozghum stubble, or it can be drilled into overuse by livestock. They should not be drained. Capa- firm prepared seedbed. Seeding early in spring has bility subclass VIw; Aquolls in Salt Meadow range-site,, proven most-successful. Aquepts in Wet Meadow range site. Windbreaks and environmental plantings are generally suited to this soil. Soil blowing, the principal hazard in establishing trees and shrubs,can he controlled by cul- tivating only in the_tree row and by leaving a strip of vegetation between the rows. Supplemental irrigation may be needed at the time of planting and during dry periods.Trees that are best suited-and have goodiurvival are Rocky Mountain juniper, eastern redcedar, ponderosa pine, Siberian elm, -Russian-olive, and hackberry. The shrubs best suited are_skunkbush sumac, lilac, and Siberi- an peashrub. D-3 Il 7 TT 1 II M r Wildlife is an important secondary use of this soil. The Management of vegetation on this soil should be based cropland areas provide favorable habitat for ring-necked on taking half and leaving half of the total annual produc- pheasant and mourning dove. Many nongame species can •tion. Seeding is desirable if the range is in poor condition. be attracted by establishing areas for nesting and escape Sideoats grama, little bluestem, western wheatgrass, blue cover. For pheasants, undisturbed nesting cover is essen- grams, pubescent wheatgrass, and crested wheatgrass are tial and should be included in plans for habitat develop- suitable for seeding. The grass selected should meet the ment, especially in areas of intensive agriculture. Range- seasonal requirements of livestock. It can be seeded into land wildlife, for example, the pronghorn antelope, can be a clean, firm sorghum stubble, or it can be drilled into a attracted by developing livestock watering facilities, firm prepared seedbed. Seeding early in spring has managing livestock grazing, and reseeding where needed. proven most successful. Rapid expansion of Greeley and the surrounding area Windbreaks and environmental plantings are generally has resulted in urbanization of much of the Olney soil. not suited to this soil. Onsite investigation is needed to -phis soil has good potential for urban and recreational determine if plantings are feasible. development. The only limiting feature is the moderately Rangeland wildlife, such as antelope, cottontail, and rapid permeability in the substratum, which causes a coyote, are best suited to this soil. Because forage produc- hazard of ground water contamination from sewage tion is typically low, grazing management is needed if lagoons. Lawns, shrubs, and trees grow well. Capability livestock and wildlife share the range. Livestock watering subclass lie irrigated, IVe nonirrigated; Sandy Plains facilities also are utilized by various wildlife species. The range site. cropland areas provide favorable habitat for pheasant and 64—Thedalund loam, 1 to 3 percent slopes. This is a mourning dove. Many nongame species can be attracted moderately deep, well drained soil on-plains at elevations by establishing areas for nesting and escape cover. of 4,900 to 5,250 feet. It formed in residuum from shale. The underlying shale is the most limiting feature _of Included in mapping are small areas of soils that have this soil. Neither septic tank absorption fields nor sewage shale and sandstone deeper than 40 inches. lagoons_function properly. Inplaces the underlying shale Typically the surface layer is brown loam about 8 has high shrink-swell potential. Environmental and beau- inches thick. The underlying material is pale brown and tification plantings of trees and shrubs can be difficult to very pale brown loam. Shale is at a depth of about 28 establish. Capability subclass IVs irrigated; IVe nonir- inches. rigated; Loamy Plains range site. Permeability and available water capacity are 65—Thedalund loam, 3 to 9 percent slopes. This is a moderate. The effective rooting depth is 20 tc 40 inches. moderately deep, well drained soil on plains at elevations Surface runoff is medium, and the erosion hazard is low. of 4,900 to 5,250 feet. It formed in residuum from shale. This soil is suited to limited cropping. A suitable Included in mapping are small areas of soils that have cropping system is 3 to 4 years of alfalfa followed by 2. shale and sandstone deeper than 40 inches. Some small years of corn and small grain and alfalfa seeded with a' outcrops of shale and sandstone are also included. nurse crop. Incorporating plant residue and manure im- Typically the surface layer of this Thedalund soil is proves tilth and provides organic matter -and plant brown loam about 8 inches thick.The underlying material nutrients. i is pale brown and very pale brown loam. Shale is at a Most irrigation methods are suitable, but the length of depth of about 25 inches. runs should be short to prevent overirrigation. Light, Permeability and available water capacity are moderate. The effective Tooting depth is 20 to 40 inches. frequent irrigations are best. Sprinkler irrigation is desirable. Commercial fertilizers increase yields and add Surface runoff is medium-to rapid, and the erosion hazard is moderate. to the value of the forage produced. This soil is suited to limited cropping. Intensive In nonirrigated areas this soil is suited to winter wheat, cropping is hazardous because of erosion. The cropping barley, and sorghum. Most of the acreage is planted to system should be limited to such close grown crops as al- winter wheat. The predicted average yield is 25 bushels falfa, wheat, and barley. The soil is also suited to ir- per acre. The soil is summer followed in alternate years riveted pasture. A suitable cropping system is 3 to 4 to allow moisture accumulation. Generally precipitation is years of alfalfa followed by 2 years of corn and-small too low for beneficial use of fertilizer. grain and alfalfa seeded with a nurse crop. Stubble mulch farming, striperopping, and minimum til- Closely spaced contour ditches or_sprinklers can be lage are needed to control soil blowing and water erosion, used in irrigating close grown crops. Contour furrows or Terracing also may be needed to control water erosion. sprinklers should be used for new crops. Application of The potential native vegetation is dominated by blue commercial fertilizer helps in maintaining good produc- grama. Several mid grasses, such as western wheatgrass tion. and needleandthread, are also present. Potential produc- The potential native vegetation is dominated by blue tion ranges from 1,600 pounds per acre in favorable years grama. Several mid grasses, such-as western wheatgrass to 1,000 pounds in unfavorable years. As range condition and needleandthread, are also present. Potential produc- deteriorates, the mid grasses decrease; blue grama, buf- tion ranges from 1,600 pounds per acre in favorable years falograss, snakeweed, yucca, and -fringed sage increase; to 1,000 pounds in unfavorable years. As range condition and forage production drops. Undesirable weeds and an- deteriorates, the mid grasses decrease; blue grama, buf- nuals invade the site as ranee condition-becomes poorer. falograss, snakeweed, yucca, and fringed sage increase; and forage production drops. Undesirable weeds and an- nuals invade the site as range condition becomespoorer. D-4 ii iJ - T 1 II l 111 1 Management of vegetation on this soil should be based on taking half and leaving half of the total annual produc- tion. Seeding is desirable if the range is in poor condition. Sideoats grama, little bluestem, western wheatgrass, blue grama, pubescent wheatgrass, and crested wheatgrass are suitable for seeding. The grass selected should meet the seasonal requirements of livestock. It can be seeded into a clean, firm sorghum stubble, or it can be drilled into a firm prepared seedbed. Seeding early in spring has proven most successful. Windbreaks and environmental plantings are generally not suited to this soil. Onsite investigation is needed to determine if plantings are feasible. Rangeland wildlife, such as antelope, cottontail, and coyote, are best suited to this soil. Because forage produc- tion is typically low, grazing management is needed if livestock and wildlife share the range. Livestock watering, facilities also are utilized by various wildlife-species. The! cropland areas provide favorable habitat for pheasant and mourning dove. Many nongame species can be attracted by establishing areas for nesting and escape cover. The underlying shale is the most limiting feature of this soil. Neither septic tank absorption fields nor sewage lagoons function properly. In places the underlying shale has high shrink-swell potential. Environmental and beau- tification plantings of trees and shrubs can be difficult to establish. Capability subclass IVe irrigated, VIe nonir- rigated; Loamy Plains range site. D-5 tl -T rT 1 TLill COMPARABLE RENTAL PARKS GREELEY Prepared: October„ 1904 NP. Park No.--of Spaces Vacancies 1 Count:.r-•, Estates 167 -0. . -0- Eastwood Vi 11 ache 150 1 4 Friendly Villages 226 1 Mobile_ Estates 100 r.J 6 Holiday Village 202 -0- 7 Meadows 75 1. 9 Ponderosa 1. -0- g Stewart (Ault) 60 1 10 Villa West - - -- 9 UT- - .. .TI. [.1 i - 1...._ TI11il COMPARABLERENTAL PARKS F0RT__c:oi..i.I NS Prepared by: Shannon and Associates; updated October , 1984 1 Aspen Mobile Park 34 -0- , �� pruce c`► Etl.area S 3 Cloverleaf Mobile City 228 -0- 4 Collins Aire Park .;'28 4 Harmony Road 344. 1.3, 6 Hickory .village 204 -0- 7 Highland Manor 61. -0- 8 Hor•s►etooth Village 304 7 q Johnson Center 92 -0- 10 North College 3w) 11 Pioneer Mobile ].g1 -0- 12 F'oudre Valley 342 0- 13 Skyline Mobile Park 166 4^ 14 Trilby Part:: 111 ":; 1.5 University Mobile Manor 298 1 . -- . EIT1 IT f17- 1�T CENTENNIAL OF NORTHERN COLORADO,INC. DBA CENTENNIAL HOUSING 2515 East Mulberry Metro 3039-8th Avenue Fort Collins, CO 80524 893-8785 Greeley-Evans, CO 80620 484-6857 353-2097 Oct. 19,1984 To whom it may concern; We at Centennial Housing were pleased to hear that Don Carlson of Pine Lake Village is planning to add more spaces. There is a serious need for them in Weld County. As a mobile home dealer we are constantly trying to find spaces for the homes we sell. After people buy their homes many times they are forced to relocate out of Weld County. Because there are not any spaces available in the county suitable for the size and kind of home they want. There are several nice mobile home parks in Weld County now. But they are and have been full for some time, with only a few spaces coming available at any given time. I feel that there is a considerable amount of tax and business revenue lost to the surronding counties because of this situation. Having known Don Carlson personally for several years. I know he will design and build the kind of sites that the public demand. I ask you to take a moment to read the results of a recent survey conducted by Foremost Insurance Co. , and reprinted in the October issue of Colorado Manufactured Housing Digest. And then ask yourselves does Weld County have the kind of spaces available that are in demand. From our customers, we hear the answer NO: I Sincerg%ly� 1ober,t r . "Jones, Jr. (pres. ) FAMILY OWNED AND OPERATED, IN BUSINESS IN COLORADO OVER 30 YEARS TI--- iT 1f I - _ WI 1 NATIONAL NEWS MOBILE HOMES GAINING APPEAL, SURVEY SHOWS • WASHINTON, D.C. - People pur- One of the most interesting chasing manufactured (mobile) findings of the survey, according homes in the 1980s are younger, to MHI President Jerry C . Con- more affluent and better educe- nors, was the fact that the me- ted than ever before, according dian income of buyers of new man- to a national survey, says Manu- of ufactured homes is about equal to factured Housing Institute. that all U . S . home buyers , The survey also found that to- $16, 881 as compared with the day ' s manufactured home buyers $16, 830 median income of all are more likely to work in white- households as reported by the collar jobs and are "highly sat U.S. Census. isfied" with their choice of a "The outdated perception of manufactured home , manufactured home buyers coming Conducted by Foremost Insur- from a lower socio-economic class ance Co . , the nation ' s leading should be wiped away by the sur- vey' s findings, " Connors said. He insuror of manufactured homes, the survey confirmed the exis- noted that more than one-fouth of tence of some important demogra- all new manufactured home buyers phic trends that MHI has been are white collar workers , com- following for years . pared with one-fifth in 1974. Wallace J. Conner, chairman of Other key findings of the Fore- MHI ' s board of directors , sees most survey include : the shift in manufacture_d home - Over 60 percent of buyers of buyer demographics running paral- new manufactured homes are under lel with the evolution of the mo- 40. Over half of that group is bile home itself , under age 30; "As the mobile home - now manu- - Senior citizens (over 60 factured home - has moved into years of age ) represent 30 per- the mainstream of housing, the cent of the manufactured home people who have chosen to purchse market; these homes have also begun to - Some 98 percent of the home reflect the main body of American buyers surveyed said they were home buyers, " Conner said . "A happy with their manufactured steadily growing number of our homes . And , 14 percent would citizens are turning to the manu- purchase another manufactured factured home as the attractive home; and quality-built answer to their - The buyers in the survey paid dream of homeownership . " an average of $21, 861 for their Foremost ' s survey studied over new manufactured homes . 9, 000 residents of manufactured MHI is the national trade asso- homes throughout the nation . ciaton based in Washington, D.C. Conducted by National Family representing manufactured home Opinion, Inc . , an independent builders and their supplier com- research firm, it was the second panies . such study done by Foremost . etix stillal ♦ Front Range Housing, Inc. 1835 E. Mulberry Fort Collins, CO 80524 224-2700 October 10, 1984 To whom it may concern: As a mobile home dealer in the area, we are very concerned about the limited number of mobile home park spaces available in the Weld County area. We, as a mobile home dealer feel we have an answer to housing needs but no rental lots to place our homes on. With high developing costs and increasing inflation it is difficult for the average home buyer to afford single family sites. Rental lots in mobile home parks can be an answer for many families. Let's not forget the "American Dream". Concerned, 4. J/; LS David D. Keck Vice President DDK:dh /7.?K Le _ c.s' eA- 3 /. C.e-C'<W ` ca.., . :M,.. G 7- d- et -e-e-e Te e 4e-ern;(-6--;77 _Soerc:o„ /( /9-- - y— eI /ir - � j e il_i� �1 II II 1-Ill 11 J inr Tr 11 _FT T1 ASS a actus Hill te 38990 Iliway 257 Fort Collins, CO 80524 Greeley 686.2215-Ft. Collins 484-4711-Denver 534-3814 October 17 , 1984 Michael C. Ketterling 1020 - 28th Avenue Greeley, Colorado 80631 Dear Mr. Ketterling: We have lived adjacent to Pine Lake Village since its beginning. The 120 acres of land on which it is located is not good for farming. The soil is , in many places , very shallow and very close to shale rock. The land is very uneven which makes it difficult to row crop. Apparently, for these reasons, it was abandoned as farm land about twenty years ago. The former owner, H. Gordon Howard, started the trailer park but because of poor management the park was able to attract only mobile homes that were rejected from all other parks. Consequently, the entire 120 acres was turned into weeds, junk and trash. A year ago Don Carlson bought the 120 acres and began a cleanup operation. He has changed the appearance of the place completely and has made the area a credit to the community. We helped Don with the cleanup this last year by plowing up the areas that had some potential for crops. We planted corn in these patches (about half of the 120 acres) but the production was low. We did not pay any rent for the land since the produc- tion was only enough to pay the expenses of farming. That' s why the land has not been farmed for twenty years. It does not produce enough to make it worthwhile. We believe the best use for this 120 acres is to make it a first-class mobile home park. Don Carlson has demonstrated already that he can manage a mobile home park. He has high standards for mobile home renters to meet. Another thing to consider is that Pine Lake Village is only four and one-half miles from the Holiday Inn and the Ramada Inn. The nearest development is only two miles to the west in Larimer County. While Pine Lake Village is in Weld County it really needs to be recognized as being close to Fort Collins and on the edge of the expan- sion of that area. It is unrealistic to attempt to keep this area of the county totally agricultural . The pressure of development from the west requires a new look at this area fo the county and especially the land along State Highway 14. Sincerely Yours , Kenneth Nelson President - .1 I T - fill 1 UTILITY SERVICE STATEMENT FOR PLANNED UNIT DEVELOPMENT PLAN (FINAL) NAME OF SU44)43/4PUR (4R DEVELOPER Mr. Donald J. Carlson Nome o4-PUB Pine Lake Village Mobile Home Community Agent/Owner Name & Address 7200 East State Highway 14, Ft. Collins, CO 80524 ELECTRIC UTILITY COMPANY - Poudre Valley Rural Electric Association C--I & r�r� /O. 3- d V Approved by (Name) (Title (Date) Subject to cp(/e c 4440 /Oz7-C; fJC ,✓t 'ADA,/ orb .$'v' 9=s1S.E Ai As mcTS Disapproved by (Name) (Title) (Date) WATER - North Weld Coun ter i trict Approved aye) Title) te) Subject to Requirements of the district being satisfied. Disapproved by (Name) (Title) (Date) SEWER Approved by (Name) (Title) (Date) Subject to Disapproved by (Name) (Title) (Date) TELEPHONE COMPANY - Mountain Bell �. Approved by 2/ - . /0- S -S1 (N Subject to Disapprr GAS COM' Fir . Id LEI U I I....I...i..I ES ()MD FaCL 1;k i ELECTRIC- Foudre Valley Rural. Electric Association contact person: Mr. Terry Fielding Engr .. Rep. 4809 South College Avenue Fort Collins, CO 80524 telephone no. 726-1234 WATER- North Weld County Water District contact person: Mr. Lyle Nelson Manager R.O. Box 56 Lucerne, CO 80646 telephone no. 356-3020 TELEPHONE- Mountain Bell contact person: Mr. F'.L. Snow Assistant Manager 124 West Magnolia Fort Collins, CO 80524 � telephone �.2 no. 224-7473 GAS-- Public Service Company of Colorado contact. person: Mr. Gary Huett Engr. Supervisor P.O. Box 1668 Fort Collins, CO 80522 telephone no. 686-291 FIRE- Poudre Fire Authority contact. person: Mr. Larry Donner Fire Marshal 238 Walnut Fort. Collins, CO 00524 telephone ri o. 221--6540 ACCESS- Colorado Department. of Highways contact. person: Mr , Wally Jacobson 1420 Second Street Greeley, CO 80631 telephone no. 353-1232 STATE OF COLORADO 1 CERTIFICATE OF TAXES DUE die-)S.S. _COUNTY OF WELD I, the undersigned, County Treasurer in and for said County,do hereby certify that there are no unpaid taxes, or unredeemed tax sales, as appears of record in the office,on the following described property,to-wit: TR NO. 72241 23671 E3/4 NW4 17 7 67 EXC UPRR RES -PARCEL 62070517000017 (3R2RR) (PINE LAKE TRAILER PK) %7200 E HWY 14$ VAME HOWARD TIMOTHY & GLADYS VENDOR MICHAEL KETTERLING M/2322 -EXCEPT- *1983 TAXES $1, 269 . 66 INTEREST DUE $0. 00 TOTAL AMOUNT DUE FOR THIS PARCEL $0 . 00 This does not include land or improvements assessed separately or special District assessments unless specifically requested. In Witness Whereof, I have hereunto set my hand and seal, this November 1, 1984 1983 TAXES PAID $1,269 . 66* FRANCI . LOUSTALET T REAS ER F`\ WFL.DC UNTY I p F THE S 7.00 " yFR/F O � ;: s FT LUPTON SUB-STATION GREELEY OFFICE �- - P.O BOX 123 P.O. BOX 759 7 FT. LUPTON,CO 80621 GREELEY,CO 80632 PHONE(3031 356-4000 EXT. 4690 PHONE(303)356-4000 HAROLD L. ANDREWS (303)857-2465 January 7, 1984 Mr. Mike Ketterling c/o Norton, Underwood,' and Lamb, Inc. • 1020 28th Avenue, Suite 205 Greeley, Colorado 80631 Dear Mr. Ketterling, Research of -all types of Sheriff's calls for service to Pine Lake Trailer Park shows that two calls occurred during all of 1984. This represents a reduction of 11 calls from 1982 for the same location. Response time for the entire 4,004 square mile County based upon a sample of 4,628 calls had.a mean of 27.0560 minutes with considerable deviation-about the mean for obvious logistical reasons. Emergency call mean response time for the total County was 20.6 minutes with similar deviation. The Pine -Lake area would average higher response time because of its proximity'toareas where call frequency is much higher and -more dense. However, the response time for this location should not be unacceptable for a rural environment and would be consistent with all other areasof similar proximity. If I may be of other assistance, please call me. . inc rely, ato, 111E ck. G. Dill UNDERSHERIFF '.,- RD/kc cc: Rod Allison, Planning ,Dept. ' ti Weld Co, Plannint UQUUWSsiee WELD COUNTY SCHOOL DISTRICT RE4 301 Walnut Street James R. Raine, Ed. D. P. 0. Box 609 Superintendent of Schools Windsor, CO 80550 (303) 686-7411 January 2, 1985 Wr(e p o„•; �,.... ,.,,� III Weld County Commissioners JAN 71985 915 10th Street ,i j Greeley, CO 80631 GREE'LEY, COLO. Dear Commissioners: The Weld County Department of Planning Services recently gave our school dis- trict the opportunity to respond to the Pine Lake Village plan to add approxi- mately 212 mobile home spaces to an area which is in our school district. In responding to that issue, I suggested that there would be significant impact and that I desired a opportunity to meet with the developers. Apparently the Planning Committee interpreted my statement to mean that School District Re-4 did not have space to house any new students coming from that sub-division. The purpose of this letter is to inform you that School District Re-4 does have adequate room to house students that may attend because of that sub-division. I did have the opportunity to discuss the impact that Pine Lake would have on our district with Mr. and Mrs. Carlson. My concern was that a large number of new students not enrolled during the state-wide count period could have impact on our budget. The Carlsons have agreed to an arrangement which will satisfy our concerns. Our district will have no objection to the Pine Lake project if the Carlsons will agree as follows: Because of uncertainty of new enrollees in their sub-division and to compensate for student impact after the state count date, Mr. and Mrs. Carlson will agree to reimburse School District Re-4 on or before December 31, 1986, a pro rata share of one-third of the 1986 Authorized Revenue Base :for or School District Re-4 for every student who was not included in the 1985 October count period. Mr. and Mrs. Carlson have agreed with me that this stipulation would be accept- able. Accordingly, we would have no objection to your granting the neces- sary zoning change. Sincerely, -d�mesRaine duper' tendent of Schools Education For Life 7 F VII 91 1 El fir ftt ‘ i, OFFICE OF BOARD OF COUNTY COMMISSIONERS IPHONE(303)356-4000, EX i. 4200 WI p C758 COLORADO P U BOX 632 GREELEY,COLORADO 80632 December 11 , 1984 Donald J. Carlson 7200 East State Highway 14 Fort Collins, Colorado 80524 Dear Mr. Carlson: Your application for a Use by Special Review for expansion of a non-conforming use (mobile home park) has been recommended un- favorably to the Board of County Commissioners by the Planning Commission. The legal description of the property involved is shown as Part of Section 17 , Township 7 North, Range 67 West of the 6th P.M. , Weld County, Colorado. If you wish to be heard by the Board of County Commissioners , it will be necessary for you to indicate your request by signing the bottom of this letter and returning it to this office . Regular hearing procedures will then be followed. This includes publishing a Notice of Hearing in the legal newspaper, an expense to be paid by you. In order to proceed as quickly as possible, we must receive your reply by December 28 , 1984 . If we are not in receipt of your request by that date, the matter will be considered closed. Sincerely, BOARD OF COUNTY COMMISSIONERS WELD COUNTY, COLORADO Norman Carlson, Chairman I wish to have a hearing on this matter brought before the Board of County Commissioners . I agree to pay for the legal advertising expense. µ 1i DEC 1 4 1984 LA A ydfe:t s 1 OFFICE OF BOARD OF COUNTY COMMISSIONERS PHONE(303)356-4000, EXT. 4200 -PO. 8OX753 GREELEY,CO_OPADC B0o"32 3,,, P. 7b � COLORADO December 11 , 1984 Donald J. Carlson 7200 East State Highway 14 Fort Collins , Colorado -80524 Dear Mr. Carlson: Your application for a Use by Special -Review for expansion of a non-conforming use (mobile home park) has been recommended un- favorably to the Board of County Commissioners by the -Planning Commission. 'The legal description of the property involved is shown as Bart of Section 17 , Township 7 North, Range 67 West of the 6th P .M. , Weld County, Colorado. If you wish to be heard by the Board of County Commissioners , it will be necessary for you to indicate your request by signing the bottom of this letter and returning it to this office . Regular hearing procedures will then be followed . Shis includes publishing a Notice of Hearing in the legal newspaper, an expense to be paid by you. In order to proceed as quickly as possible, we must receive your reply by December 28 , 1984 . If we are not in receipt of your request by that date, the matter will be considered closed. Sincerely, BOARD OF COUNTY COMMISSIONERS WELD COUNTY, COLORADO /L r ..L-.._ ��. 4 5.— Norman Carlson, Chairman I wish to have a hearing on this matter brought before the Board of County Commissioners. I agree to pay for the legal advertising expense. ENDEIM a is��yy��.� +d.��,p.�aiad&-Pt VO in tM•`RE URKiO•-SP .S Dh the' -aip1N'l Y$i Woo this wiM�ITMNRttltiniti �ECca, I10Ow_ is ..a p, Ir -.,'s , 206 X 6 2 4 7 3 raor+rerd RECEIPT F'CR CERTIFIED MAIL t. iotam, sp y}-y_�y,, _. NO INSURANCE COVERAGE PROVIDED- 1. FOR INTERNATIONAL MAIL 4 ,. 0itastsisotativerv. di Donald J. Carlson a i Donald J. Carbon r 7200 E. State Highway 14 7200 E. State Highway 14 Fort Collins, CO 80524 Fort Collins, CO 80524 4. CERTIFIED FEE a, • i., SPECIAL DELIVERY q hound p��-�y �f a RESTRICTED DELIVERY . `••Ym w*N f -/3 w w m SHOW TO WHOM AND Q.. / + 'a '? DATE DELIVERED Erc W SHOW TO WHOM PATE. y y AND ADDRESS DE A R:. '1„"•.. - $ 3 u DELIVERY y 4J' L SHOW TO WHOM AND DATE Y4 i ot m DELIVERED WITH RESTRICTED 6 DELIVERY ° SHOW TO WHOM DATE AND c ADDRESS Of DELIVERY WITH C � RESTRICTED DELIVERY ^ TOTAL POSTAGE AND FEES $ 0. _ Q POSTMARK OR DATE-,Adel4Mi_ J /d V E 4 El 11' ' Wald County Commissioners 1271 Cornell Road Weld County Centennial Center Bridgewater, N. J. 08807 915 10 th. Street November 26, 1984 Greeley, Colorado 80631 Dear Commissioners; My wife,Annabelle Lindquist,and I, Julius Lindquist are property owners of part of Section 17, TIN, R 67 �. It is our understanding that Ion J. Carlson is requesting expansion of the Mobile Home Park to accomodate 100 to 150 Mobile Home units. We feel that allowance of this request will unfavorably affect surrounding property values. It is quite possible that this number of Mobile Home units will place a burden on land use required for sanitary waste disposal. Possibly, disposed waste will percolate into the soil whereby migration can lead to wet soil conditions of surrounding land, causing pollution and affecting underground waterways. We are opposed to granting approval for expansion of the Mobile Home Park. :sincerely yours, Annabelle Lindquist Julius k. Lindquis' .///,.. /1", t [- :: -1- 111111- 1 ICI) CSummary of the Weld County Planning Commission Meeting December -4, 1984 Page 5 The Chairman asked Ms. Zamora if she had reviewed the recommendations and conditions as outlined by the Department of Planning Services staff. She stated she had but does not agree that the _property is in a geologic hazard area. The Chairman called for discussion from the audience. There was -none. The Chairman asked that reading of the recommendations and conditions as outlined by the Department of Planning Services staff be dispensed with and that they be filed with the summary as a permanent record of these proceedings. MOTION: Stephen -Hamilton moved Case Number Z-413:84: 14 for Charlene Zamora for a Change of Zone from Agricultural to Commercial-One be forwarded to the Board of County Commissioners with the Planning Commission's recommendation for approval based upon the recommendations and conditions as outlined by the C IDepartment of Planning -Services staff and the testimoney given by the applicant. Motion seconded by Paulette Weaver. The _Chairman called -for discussion by the members of the Planning Commission. IDiscussion followed. Tape 186 - Side 2 The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Sharon linhart - yes; Jack Holman - yes; Louis Rademacher - yes; -Bill McMurray - Yes, but only because the Tri-Area Planning Commission is recommending approval. Stephen Hamilton — yes; Paulette Weaver — yes; Doug Graff - yes; Lydia Dunbar - yes; Bob Ehrlich / yes; Motion tarried unanimously. / CASE NUMBER: USR-65984:55 ✓✓ APPLICANT: Donald J. Carlson REQUEST: A Use by Special Review Permit for expansion of a nonconforming use LEGAL DESCRIPTION: Part of Section 17, T7N, R67W of the 6th P.M. , Weld County, Color-ado LOCATION: Approximately 5.5. miles north of Windsor; south of State Highway 14 and -east of Weld County Road 15 l� . T IHIl 1 I UMW Summary of the Weld County Planning Commission Meeting \\ December 4, 1-984 Page 5 APPEARANCE: Thomas C. Hellerich, Attorney, represented the applicant. Mr. Hellerith stated the applicant would like to put in about two hundred more -mobile homes. There would still be about twenty acres for the owner to live on and to board and raise their own horses. The Chairman asked Rod Allison to read the recommendations of the Department of Planning Services staff, which is _for denial, into the record. Lee Morrison explained to the Planning Commission that this request is coming before them as a Use ty Special -Review Permit rather than a change of zone because it -is an expansion of a nonconforming use. Pine Lake Resort, now Pine -Lake Village existed before the the zoning laws regarding mobile homes took affect. Mr. -Hellerich reported the reason Mr. Carlson has applied far an expansion of a Use by Special Review Permit is because he wants to make good use of the property and the land is certainly not prime agricultural land and has C not been in agricultural production for at least twenty years. Last year Mr. Carlson rented out some of the land to a neighbor who barely made expenses even though he was not paying any rent. Enlarging the mobile home park is making the most economic use of the property. There will be no land taken out -of agricultural production. There is a lot of underground water in the area and the property will need to be tiled for drainage before the mobile home park c-an be enlarged. Mr. Carlson is proposing a sewer district for the mobile home park, Valley View Subdivision which is about one-half mile away, but -which is undeveloped because of the difficulty of installing adequate septic tanks in the area and some of the surrounding property owners would also like to be able to become a part of the sewer district. • Mike Ketterling, Norton, Underwood, and Lamb, explained the topography of this area. The lots will not be sold. They will be rented to -mobile home owners on a month-to-month basis. The project will he developed in four stages and will take four to six years to complete. The water district stated there is no problem with supplying an adequate domestic water supply to the mobile home p-ark. All roads within the project will be privately maintained so these will te no expense to the county for road maintenance and repairs. The project is on a state highway so there will be no expense to the County for maintenance of either Colorado State Highway 14 or 256. There will also bra a holding pond which will be used for recreation by the residents of the mobile home park. I dI i T�911� II (- Summary of the Weld County planning Commission Meeting December 4, 1984 Page 7 All necessary space for Easements for utilities companies and the fire district will -be allowed for for within the mobile home park. Tom Norton, Norton, Underwood and Iamb, stated he has reviewed the water right issues on water drainage from the buried tile and the holding pond run-off if this is to be used for irrigation water by an area farmer. There would be a need to satisfy the state engineers requirements. Adequate sewer arrangements need to be made for the thirty-four mobile homes that are already on this site even if there were no further expansion. Tape 187 - Side 1 The entire sewage treatment _facility would be included in the first phase. Lee Morrison explained the standards that must be maintained on a sewage treatment plant and who is responsible to do the testing on a sewage treatment facility. Don Carlson, property owner, showed pictures of the area when he bought the property and how the property looks now. The pictures have bean retained as evidence. He stated he purchased this property in November 1983. He -installed a wooden fence for privacy, -closed the bar and grill, and evicted the tenants who were not complying with the standards which he -expected to be maintained in the park. -He explained to the Planning Commission how he is planning to improve this property in four stages. In this way he tan monitor the expenses and liabilities incurred by himself and -County to make sure that this is an attractive and profitable undei.taking. The Chairman called for discussion from the audience. Wilbur Schultz, surrounding property owner, spoke against this Proposal -even though he felt Mr. Carlson has done a really good job and has xleaned the property up so it looks good. However, if Mr. Carlson should sell the property or die and someone who is not as conscientious as Mr. Carlson should take over the property it could revert back to the terrible mess that it was before. Christine Kenney, surrounding property owner, spoke about her concerns with utilities in the area, especially the water and sewer. She stated she is against this request lut she has ±een very pleased with with what Mr. Carlson has done with the property. T I ll l� T Ili 11111 llr II Summary of the Welt' County Planning Commission C December 4, 1984 Page 8 Bob Jones, Centennial Colorado, spoke on Mr. Carlson's abilities to manage a first class mobile home park. It is his feeling there is a need for first class mobile home parks with large lots to accommodate some of the larger mobile homes that are being manufactured. Rick Goodall, Broker, Fort Collins, stated he sold the property to Mr. Carlson. He feels a good mobile home park has a positive impact on the people in the area. Betty Chacon, surrounding -property owner, felt police and fire protection for the park would be a problem. However, Mr. Carlson has done a very good job of cleaning up this park and making it attractive. Ken Nelson, Cactus Hill Ranch, stated he has a live and let live attitude and that a man has a right to do the most with his property that he is able to if his decision is based on good guidelines. While he is neither for nor against this request, it is his feeling the use proposed by Mr. Carlson is probably the best and highest use for this land. He tried to farm some of the land on this property last year and it was not profitable. There is no irrigation water with the property and much 9f the property has a problem with a high water table. He felt Mr. Carlson has done an excellent job of cleaning up the property and making it an asset to the community. Tape 187 - Side 2 Tom Hellerich read a letter from Colorado State University stating that agriculture is not a feasible undertaking in this area. MOTION: Jack Holman moved Case Number USR-659:84:55 for Donald J. Carlson for a Use by Special Review Permit for expansion of a nonconforming use be forwarded to the Board of County Commissioners with the Planning Commission's recommendation for denial based upon the recommendations of the Department of Planning Services staff and even though the mobile home park is a nonconforming use he does not really want to see this nonconforming use expanded because he feels an expansion of this type should be next to an existing municipality where water and sewer services would be more readily available. Motion seconded by Paulette Weaver. The Chairman called for discussion from the members of the Planning Commission. Discussion followed. c, ._ RIIIII�Ia11 '9 p' CSummary of the Weld County Planning Commission Meeting December 4, 1984 Page 9 The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Sharon Linhart - yes; Jack Holman - yes; Louis Rademacher - yes; Bill McMurray - yes; Stephen Hamilton - yes; Paulette Weaver - yes; Doug Graff - no; Lydia Dunbar - yes; Bob Ehrlich - yes. Motion carried with eight voting for the motion and one voting against the motion. The Chairman called a recess at 4:00 p.m. The meeting was reconvened at 4: 10 p.m. CASE NUMBER: USR-656:84: 54 APPLICANT: Paul and Shirley Smith REQUEST: A Use by Special Review Permit for an Auction Site LEGAL DESCRIPTION: Tract 2, Aristocrat Ranchettes Subdivision; located in Section 27, T2N, R67W of the 6th P.M. , Weld County, Colorado LOCATION: Northeast of Fort Lupton; east of Weld County Road 31 and north Cof Dale Avenue APPEARANCE: John Dent, Attorney, represented the applicants. He stated they have reviewed the recommendations of the Department of Planning Services staff and do not agree with their recommendation for denial. The merchandise sold here is general merchandise but primarily agricultural in nature. The auctions are held only on Saturday. Auctions have been held on this site for more than a year now and there have been no complaints from anyone in the surrounding area. Tile use is not daily, but is only one-half day Ter week. The auctions are attended by the residents of Aristocrat Ranchettes and farmers in the area. Most items to be sold are chickens, geese, farm equipment, and general merchandise. Paul Smith, property owner and applicant, stated the traffic for the auctions is on Weld County Road 31, a gravel road, and there is very little traffic through the subdivision except for people who live in the subdivision. It is his feeling the auctions help keep the subdivision clean. Residents bring what might otherwise be set in the yards to the auction to dispose of it. Merchandise is generally not brought to the auction site until Friday evening or Saturday morning. If the merchandise is not sold the owner has until Monday to reclaim it. If it is not reclaimed by Monday the merchanise is disposed of, so there is not, nor will there be, any junk lying around. T Fil�11 BEFORE THE WELD COUNTY, COLORADO PLANNING COMMISSION RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS Date: December 4, 1984 Moved by Jack Holman that the following resolution be introduced for passage by the Weld County Planning Commission. Be it Resolvedirrby itbe.fW 44$ounty Planning Commission that the appliction for: �—. - "" 'vs CASE NUMBER: USR-659:84:55 ' I DEC 71984 NAME: Donald J. Carlson ADDRESS: 7200 East State Highway 14, Fort Collins, Colorad REEL9462 OLO, REQUEST: A Use by Special Review Permit for expansion of a nonconforming use (mobile home park) . LEGAL DESCRIPTION: Part of Section 17, T7N, R67W of the 6th P.M. , Weld County, Colorado LOCATION: Approximately 5.5 miles north of Windsor; south of State Highway 14 and east of Weld County Road 15 be recommended unfavorably to the Board of County Commissioners for the following reasons: 1. It is the opinion of the Weld County Planning Commission that the applicants have not shown compliance with Section 24.3.1 et seq. of the Weld County Zoning Ordinance and that the request be denied for the following reasons: The application materials propose to expand a five (5) acre, thirty-four (34) space nonconforming use mobile home park to a sixty-three and one-half (63-1/2) acre, two hundred and twelve (212) space mobile home park. The park expansion would include the formation of a sanitation district. The proposed sanitation district would provide a means for park sewage disposal. In addition, the service area of the sanitation district would expand beyond the park boundaries and provide service for future development of the surrounding area and neighborhood. The subject site is located approximately five and one-half (5-1/2) miles north of the town of Winsor and six (6) miles east of the city of Fort Collins. The Weld County Future Land-Use Map shows that the nonconforming use is located outside of an existing urban development area and outside of a future town growth area. 1 11111 III Ulf USR-659:84:55 Donald J. Carlson December 4, 1984 Page 2 - The applicants have failed to demonstrate in the submitted application materials or in oral statements prior to this meeting that adequate sewer service is available to service the uses that would be permitted. The demonstration that adequate sewer service is available to serve the site and the uses permitted is a requirement set forth in Section 24.5. 1.2 of the Weld County Zoning Ordinance. The application materials propose the formation of a sanitation district and construction of a package treatment and tertiary treatment plant. The Colorado State Health Department must approve the proposed sewage system. In a letter dated November 30, 1984, the State Health Department explains that there are a number of concerns with regard to the proposed facility and that it cannot offer favorable comments or recommendations on this proposal. - The proposal is not consistent with the Weld County Comprehensive Plan Policies concerning utilities, public goods and services. Policy number three (3) states, "proliferation of service districts shall be opposed while consolidation of existing service districts shall be encouraged when it tends to improve the efficiency and economy of the service." Policy number four (4) states, "Regionalization of services and facilities shall be opposed if it will lead to growth which is not compatible with the desires of the towns involved." The sanitation district proposed is located beyond the boundaries of any future town growth area according to the Weld County Future Land-Use Map. Extension or consolidation of adequate sewer service to serve the proposal is not feasible. Therefore, regionalization of sewer service would have to occur in order to serve the subject site. - The proposal is not consistent with the Weld County Comprehensive Plan Policies concerning residential growth. The following policies apply to residential type developments: 1. "New residential developments which are not closely connected to and serviced by municipal utilities and services shall be discouraged. 111 111111 D1 USR-659:84:55 Donald J. Carlson December 4, 1984 Page 3 2. Proposals for new residential development adjoining existing municipalities shall be encouraged so long as they conform to the desires of the towns as expressed in their comprehensive plans. 3. Existing municipalities are the best and most efficient sources of public goods and services which are necessary to serve new residential developments. These municipalities will be encouraged to improve their ability to serve new developments and will be looked to for service of all new developments within their corporate areas, in annexable areas immediately adjacent to the town and even those areas not immediately available for annexation, but within a reasonable service distance from the municipality." The proposal does not adjoin a municipality, nor is it closely connected to and served by municipal utilities and services. - The proposal is not consistent with the intent of the agricultural zone district. Residential developments in agricultural zone districts create a source of conflict to adjacent farmers who must depend on irrigation ditches, crop spraying, etc. , in the pursuit of their livelihoods. - The residential uses which would be permitted will not be compatible with the existing surrounding land-uses. The existing land-uses surrounding the property are agricultural. - The residential uses which would be permitted will not be compatible with the future development of the surrounding area as permitted by the existing agricultural zoning and as projected by the Weld County Comprehensive Plan. Motion seconded by: Paulette Weaver 111111 111 `1 USR-659:84:55 Donald J. Carlson December 4, 1984 Page 4 Vote For Passage Against Passage Sharon Linhart Doug Graff Jack Holman Louis Rademacher Bill McMurray Stephen Hamilton Paulette Weaver Lydia Dunbar Bob Ehrlich The Chairman declared the Resolution passed and ordered that a certified copy be forwarded with the file of this case to the Board of County Commissioners for further proceedings CERTIFICATION OF COPY I, Bobbie Good, Recording Secretary of the Weld County Planning Commission, do hereby certify that the above and foregoing Resolution is a true copy of t Resolution of the Planning Commission of Weld County, Colorado, adoped on December 4, 1984, and recorded in Book No. IX of the proceedings of the said Planning Commission. Dated the 4th day of December, 1984 Bobbie Good Secretary U[LI I 1 ADDITIONAL COMMENTS USR-659:84:55 Donald J. Carlson 1. The Department of Planning Services has received three (3) letters of objection and one (1) letter of support in regard to this proposal. 2. The Larimer County Planning Department indicated verbally that it is forwarding a letter explaining the proposal and sanitation district is not consistent with its comprehensive plan. VII 11119f Date: December 4, 1984 CASE NUMBER: USR-659:84:55 NAME: Donald J. Carlson ADDRESS: 7200 East State Highway 14, Fort Collins, Colorado 80524 REQUEST: A Use by Special Review Permit for expansion of a nonconforming use (mobile home park) . LEGAL DESCRIPTION: Part of Section 17, T7N, R67W of the 6th P.M. , Weld County, Colorado LOCATION: Approximately 5.5 miles north of Windsor; south of State Highway 14 and east of Weld County Road 15 THE DEPARTMENT OF PLANNING SERVICES STAFF RECOMMENDS THAT THIS REQUEST BE DENIED FOR THE FOLLOWING REASONS: 1. It is the opinion of the Department of Planning Services staff that the applicants have not shown compliance with Section 24.3.1 et seq. of the Weld County Zoning Ordinance and that the request be denied for the following reasons: The application materials propose to expand a five (5) acre, thirty-four (34) space nonconforming use mobile home park to a sixty-three and one-half (63-1/2) acre, two hundred and twelve (212) space mobile home park. The park expansion would include the formation of a sanitation district. The proposed sanitation district would provide a means for park sewage disposal. In addition, the service area of the sanitation district would expand beyond the park boundaries and provide service for future development of the surrounding area and neighborhood. The subject site is located approximately five and one-half (5-1/2) miles north of the town of Winsor and six (6) miles east of the city of Fort Collins. The Weld County Future Land-Use Map shows that the nonconforming use is located outside of an existing urban development area and outside of a future town growth area. The applicants have failed to demonstrate in the submitted application materials or in oral statements prior to this meeting that adequate sewer service is available to service the uses that would be permitted. The demonstration that adequate sewer service is available to serve the site and the uses permitted is a requirement set forth in Section 24.5. 1.2 of the Weld County Zoning Ordinance. 1 lilt 7 —Tom f1f USR-659:84:55 Donald J. Carlson December 4, 1984 Page 2 - The application materials propose the formation of a sanitation district and construction of a package treatment and tertiary treatment plant. The Colorado State Health Department must approve the proposed sewage system. In a letter dated November 30, 1984, the State Health Department explains that there are a number of concerns with regard to the proposed facility and that it cannot offer favorable comments or recommendations on this proposal. - The proposal is not consistent with the Weld County Comprehensive Plan Policies concerning utilities, public goods and services. Policy number three (3) states, "proliferation of service districts shall be opposed while consolidation of existing service districts shall be encouraged when in tends to improve the efficiency and economy of the service." Policy number four (4) states, "Regionalization of services and facilities shall be opposed if it will lead to growth which is not compatible with the desires of the towns involved." The sanitation district proposed is located beyond the boundaries of any future town growth area according to the Weld County Future Land—Use Map. Extension or consolidation of adequate sewer service to serve the proposal is not feasible. Therefore, regionalization of sewer service would have to occur in order to serve the subject site. - The proposal is not consistent with the Weld County Comprehensive Plan Policies concerning residential growth. The following policies apply to residential type developments: 1. "New residential developments which are not closely connected to and serviced by municipal utilities and services shall be discouraged. 2. Proposals for new residential development adjoining existing municipalities shall be encouraged so long as they conform to the desires of the towns as expressed in their comprehensive plans. 3. Existing municipalities are the best and most efficient sources of public goods and services which are necessary to i I IFiUhll1l�l USR-659:84:55 Donald J. Carlson December 4, 1984 Page 3 serve new residential developments. These municipalities will be encouraged to improve their ability to serve new developments and will be looked to for service of all new developments within their ,corporate areas, in annexable areas immediately adjacent to the town and even those areas not immediately available for annexation, but within a reasonable service distance from the municipality.' The proposal does not adjoin a municipality, nor is it closely connected to and served by municipal utilities and services. - The proposal is not consistent with the intent of the agricultural zone district. Residential developments in agricultural zone districts create a source of conflict to adjacent farmers who must depend on irrigation ditches, crop spraying, etc. , in the pursuit of their livelihoods. - The residential uses which would be permitted will not be compatible with the existing surrounding land-uses. The existing land-uses surrounding the property are agricultural. - The residential uses which would be permitted will not be compatible with the future development of the surrounding area as permitted by the existing agricultural zoning and as projected by the Weld County Comprehensive Plan. I III 1 ADDITIONAL COMMENTS USR-659:84:55 Donald J. Carlson 1. The Department of Planning Services has received three (3) letters of objection and one (1) letter of support in regard to this proposal. 2. The Larimer County Planning Department indicated verbally that it is forwarding a letter explaining the proposal and sanitation district is not consistent with its comprehensive plan. • 7mlii� TlulliI .or-Co o COLORADO DEPARTMENT OF HEALTH Richard D. Lamm ** Thomas M.Vernon, M.D. Governor 18 q 6 Executive Director MEMORANDUM November 30, 1984 TO: Rod Allison • Cr n \t, ` Department of Planning Services _ Weld County I;Ili ` 1961 LE FROM: Tom Bennett Planning and Standards Section Weld Co. Planning Camnissioo Water Quality Control Division SUBJECT: Pine Lake Village Mobile Home Community The Water Quality Control Division has reviewed the above referenced application for Use by Special Review with regard to adequacy of the exist- ing and proposed wastewater treatment facilities. The Water Quality Control -Division/Commission records do not show the approval of the existing syst-em for any time investigated (1971-1973) . This system would not likely be acceptable under current design criteria and ISDS guidelines. Therefore, no additional loading to that system should be par- mitted. A number of concerns must be raised with regard to the proposed facil- ity. This facility would require site application, design plans and speci- fications review and discharge permit actions :by the Division. Several major conflicts exist between this proposal and the Division's criteria for evaluating wastewater treatment facilities. These include: inconsistency with Larimer-Weld 208 Plan, inconsistency with water quality elements of Weld ICounty Master Plan, and she proliferation of treatment facilities. In addition, the Division wishes to note that the report submitted would not be adequate to meet the criteria established by the Prnceedural Regulations for Site Applications for Domestic Wastewater Treatment Works. Finally, package treatment plants, in general, have -a less than satisfactory tr-ack -record in Colorado. The Division cannot offer favorable comments or recommendation on _this proposal. 491n PART 11TH AVF-NI IF r)FNVER.COLORADO 80220 PHONE (303) 320-8333 _-- 1T I mil 1191111 W J" - p of Cot RICHARD D. LAMM 9�" JERIS A. DANIELSON Governor �+ I. * * State Engineer 1876* OFFICE OF THE STATE ENGINEER DIVISION OF WATER RESOURCES 1313 Sherman Street-Room 818 Denver, Colorado 80203 �-� � �— r� (303) 866-3581 C R(:�,5�,a�1�f�N— — \ December 3, 1984 [ `C 0C, 1984 Weld Co. Planning Commission Mr. Rod Allison Weld County Planning Department 915 10th Street Greeley, CO 80631 Re: Pine Lake Village NW1/4, Sec. 17, T7N, R67W Dear Mr. Allison: We have reviewed the material submitted for the above referenced mobile home expansion to 212 units on a 117-acre tract. The North Weld County Water District is the present source of water and has been proposed as the source of water for the expansion. Unfortunately, we have no information available to determine the capability of the District. Therefore, we request that the District submit the following information to you and this office: 1. A summary of water rights owned or controlled by the District. 2. The yield of these rights both in an average and a dry year. 3. The present demand on the system and the anticipated demand due to commitments for service entered into by the District. 4. A map of the service area. When this information is submitted for review, we will return comments to the County. Until that time, we must ask that this proposal be held in abey- ance. The supporting documentation for the project indicates that a new sanita- tion district might be created. A tertiary treatment pond will be constructed as a part of the proposed treatment facilities. The documentation states that the pond will be sealed, will have capacity to store treated wastewater, and may be subsequently used for irrigation. The applicants cannot legally store water and subsequently use the water during periods of call without a senior water right which allows this storage 41 I Mr. Rod Allison Page 2 December 3, 1984 and use or an augmentation plan to replace the out-of-priority use. We realize that water must be detained for treatment purposes and our comments do not refer to this detention. Sincerely, 1 1 D. Simpson, P.E. Assistant State Engineer HDS/JRH:ma/3926 cc: Jim Clark, Div. Eng. 1 I MI i ll��lll�lll II 7197-Highway 14 Fort Collins, Colorado 30524 26 November 1984 Weld County Department of Planning Services 915 10th Street, Room 342 Greeley, Colorado 80631 Reference CaseNumber USB 659 Dear Sirs: Thank you Tor the information about the public hearing to be held 4 December on the request b_y Don Carlson for expansion of his Mobile Home Park. We live _directly -across the road from the Mobile Home _Park and perhaps would be most affected by any changes made there. It appears that I will not be able to attend the hearing because of -a long standing-doctor's appointment. However, I feel that I can support Don in his request as he has made a great change in the Mobile_Home Park since he purchased it earlier this year. If you wish further support, I would suggest chec-king with the Weld County Sheriff Department, the Weld County Health Department, the Poudre Valley Fire Department as well as with the Weld County Assessor. I think that you will find that they all will support the fact that Don has made a great improvement in the facility. Sincerely your-s, Qpt kingtArthur M. Clarke • r_E1iyti EakRi L[I 37/ NS 19c4 Lam_ Weld Co. Planning Commission V I MI Il II lIl l 39750 Weld County Road 15 Fort Collins, Colorado 80524 November 25, 1984 Mr. Chuck Lunliffe, Director Weld County Department of Planning Services 915 10th Street, Room 342 Greeley, Colorado 80_631 RE: Request for USR permit expansion of Pine Lake Mobile Home Court Dear Mr. Cunliffe: We live adjacent to the Pine Lake Mobile Home Court on County Road 15 and East Highway 14 and would like to register our opposition to the proposed expan- sion of this court to over 200 units.. Our primary concerns include the following: --increased traffic connected with a significant increase in the number of automobiles, motorcycles, bicycles, school buses, etc. --increased noise congestion resulting from an influx of several hundred adults, children, pets, etc. all living in close proximity to each other --increased demands on police and fire protection --increased burden on road maintenance and other services, utilities, and sewage --increased crime problems which can generally occur with larger numbers of people We have livestock, (horses and cattle) which is why we moved to this area. Irrigation is accomplished through a ditch that passes next to the Pine Lake Mobile Home property. We are concerned that additional children would dis- turb irrigation gates as well as disrupt livestock. We realize that present ownership/management has made improvements in the area, but this trailer court has been a nuisance and an "eye-sore" in the past, and there are no guarantees regarding future ownership/management. It seems to us that this type of development should occur closer to a municipal- ity or urban center and is not appropriate for a farming community. We sincerely hope you will share our concerns with the Planning Commission, and we appreciate any consideration that can be -given to our request that this expansion be denied. Sincerely, ,(17.,-7---r-_ ____,`,;,718yam, _. l r yir„�o,La i ('� LT,/ ;J'! 9; Ernesto & Betty L. (Chacon 1 1984 {Weld Po. Planning Cnmmissior, I Ml- Tiflli[ Weld County Commissioners 1271 Cornell Road kti1d County Centennial Center Bridgewater, N. -J. 08807 915 _10 th. Street November 26, 1984 Greeley, Colorado 80631 Dear Commissioners% ltr wife,Annabella Lindquist,and I, Julius Lindquist are property owners of part of Section 17, 17N, It 67 W. It is our understanding that Don J. Carlson is requesting expansion of the Mobile Home Park to accomodate 100 to 150 Mobile Home units. hb feel that allowance of this request will unfavorably affect surrounding property values. It is quite possible that this number of Mobile I-bme units will place a burden on land use required for -sanitary waste disposal. Possibly, disposed waste will percolate into the soil whereby migration can lead to wet soil conditions of surrounding land, causing pollution and affecting underground waterways. We are opposed to granting approval for expansion of the Mobile Fume lark. Sincerely yours, llirvf¢ it ce.6 c.l�.'� - ,,e_ Annabelle Lindquist X44. 1, Julius A. Lindquis �1 n0 . 1984 \!s141 Ca. Planning commission , I [ _I 1111111111111 . LARIMER COUNTY COMMISSIONERS P.O. Box 1190,Fort Collins,Colorado 80522 Cournyn W.Hotchkiss ••'" District 1221-7001 �•,•- ��,, 221/7683Nona Thay.er w,j"= District I 221-7002 ,laoe James D.Lloyd District III 221-7003 Planning Deparim�rrf December 3, 1984 Mr. Dan J. Carlson Weld County Planning Services 915 10th Street Greeley, Colorado 80631 Dear Mr. Carlson: Staff has reviewed the application for expansion of the Pine Lake Village Mobile Home Park, located in 17-7-67, and has the following comments: The request does not comply with the Larimer County Comprehensive Plan for the following reasons: 1. The Larimer County Policy Plan states that development should be directed away from productive agricultural land. The area adjacent to this request in Larimer County is prime, irrigated farmland, designated for rural land use in the Larimer County Land Use Plan. We are concerned with the potential impact on this area from the proposed development, and from the possible extension of utilities into this area, contrary to the County Land Use Plan. 2. The Larimer County Policy Plan states that development should be located and designed to ensure a separation between communities and development areas. The request is located only 3 miles from the Fort Collins Urban Growth Area and we. are concerned with the possibility of strip develop- ment spreading along Highway 14. Thank you for the opportunity to comment on the request. Sincerely, • i/�� C I�J�,rL9Lt/= Jill S. Bennett r __ Comprehensive Planner • I. JSB:seb l� cc: file iiLLu1t± 4lO 19cId Ca. Plaaaiag ammissior SHIM I LAND-USE APPLICATION SUMMARY SHEET Date: November 27, 1984 CASE NUMBER: USR-659:84:55 NAME: Donald J. Carlson ADDRESS: 7200 East State Highway 14, Fort Collins, Colorado 80524 REQUEST: A Use by Special Review Permit for Expansion of a Nonconforming Use LEGAL DESCRIPTION: part of Section 17, T7N, R67W of the 6th P.M. , Weld County, Colorado LOCATION: Approximately 5.5 miles north of Windsor; south of State Highway 14 and east of Weld County Road 15 SIZE OF PARCEL: 117 acres, more or less POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS: The duties of the Planning Commission are set forth in Section 24.3 et seq. of the Weld County Zoning Ordinance. The applicants are requesting to expand Pine Lake Village Mobile Home Park. The park was established in 1971, prior to existence of zoning at this location or the adoption of the County Comprehensive Plan. The request is to expand a thirty-four (34) space nonconforming use mobile home park to two hundred twelve (212) spaces. The submitted application materials conflict with the agricultural growth policies and residential growth policies in the Weld County Comprehensive Plan. The Planning staff has not received a referral from the Colorado Department of Health regarding feasibility of the proposed sanitation system. A referral list and referral entities with specific recommendations are attached for your review. The Planning staff has received phone calls and two letters (enclosed) objecting to this proposal. RDA:rjg lilt T �Illy I (II FIELD CHECK FILING NUMBER: USR-659:84:55 DATE OF INSPECTION: November 26, 1984 NAME: Donald J. Carlson REQUEST: A Use by Special Review Permit for Expansion of a Nonconforming Use LEGAL DESCRIPTION: Part of Section 17, T7N, R67W of the 6th P.M. , Weld County, Colorado LOCATION: Approximately 5.5. miles north of Windsor; south of State Highway 14 and east of Weld County Road 15 LAND USE: N Agricultural production, 1 residence and farm improvements E Agricultural production, 2 residences and farm improvements S Agricultrual production W Agricultural production, 2 residences and farm improvements ZONING: N Agricultural E Agricultural S Agriculural W Agricultural COMMENTS: Access to the subject site is from State Highway 14. The subject site slopes to the south and southwest. There are approximately twenty-five (25) mobile home sites on the subject property. East and adjacent to the mobile homes is an abandoned wooden structure and three campers. A circle drive provides access to the abandoned structure. The southern part of the property is used for agricultural production. The Larimer County Canal flows to the southeast at the northeast corner of the park. A six (6) foot wooden fence screens the mobile home park from the highway to the north. BY: C\e A C\\ -n c. ‘. Rod Allison ' ' Current Planner 1 l�hlinlflo e •117-, e . x z F. 6 • , e d It 1 IS 1 va 1\ N p �1I6p ��, a q „ hf1 z i .V.? ,G \' ,, A X ppLowe, 1 =.a -o l,/-* _ L ±t n m �u e IpA 4.3 ._K, pppp eG �� 8p z= n x • x �• pgyp _ '• \\ N. ,ti IN• n ,' I �^.xJ�.�.�y d li `I.. : xo • ° .2. _ 2...II • Il '14 p• a . ' ` ,•.•••�C''LL'.. 11-1. j • • II• ��' V" ,ter.^ p _ . !i1h 2= 3f 1�, • _[ • � Pfra H ' .7. x It Cr 3 • • 3H ~°�" / ' Oo �• ,...1 ,I Tit', :, .,�1 :� �F • mil E �°u1 .::. ,,,.. .;: ` 11 ). 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A, Lake f , sbic - -- `!M1 a °v :� • .1 it i.pi Smith / --\ 122 / e9�e T1 �s � ��^ Rea ,� — _DAB 1. )iI • Lee Lae i./ \ 29 95 „ 27 I I I r ICI L - 1tlflllllI I • rI .�fir' .".1-v--'' T ' ' vt'A'--{` fid• ., ' 4"1/ . • z .. ,� - 'a • a �1r' A 'Y. ' tai„lilt{{[ jr" la If i 'x�1t 6 .1 111��y'!Fa, tel .:: �y CF` x, t. It K..JdC-% . ..xxP", ,z. r i Yt. N. +# ler 4(k std' Y(k • • € €, ,!., i! ei,4,!4.;..,&., Pi t ilk i - P x P�: r l r ' of p �j Y . .rlr. rrt, se Z . At• ". K } S'.{ T `JR - i 1 ^rr� s' _— ~�}� ��.i. lto cot r<v7t rx .1f- 7'Y ' . ;- �' a $y`� - 4 rtaae tr•="'�' %N zti. > • S� r 1„ y # t ♦ t Y 0.S' § a #`34 ` ♦rr y'i ce t. „ it �! S 5,3Y,'.'r r. _: ,: "}` a '" r _fit ,1 Y it � ' 'i Z. 044,41 k Fe aFT let=Y t . I ,ytft I '. {ry. (.• y .S S > :# ,t2.1.' ! Y az�' ','.. JS'Y k s a. X 4- ,{ . 4'7 ,. Ci. icy r a f �, - ;,-4,46.,y 'et t "y,-- m .-T-1,Ft" r i n �F q'i. J ' iti.Ar 'I 1' n t 4 1 .� f1�} C�.P-\.w ^ 1 + V C' }r JY I } .- ". u y1 a 7 74 SY.ey'i J 'Y /� < P, µ ♦ 1 i '4t h .^ 4.4 �Y V ' . �b j 11'11 .. -riV ri tr , d ,1.-;„c„- f 1 .,. ' 4 ?-...".74,4C4'.....,7), a r q,c{�!43 .S ' 'A•;#: _-_i : 3yi�" .` it t,. eh:,<• > � i '* ;I�5 �.Or,*1 y��l� .f is :4',„,'ry��Y�,1. vt q�5,, $ ..! j C4'ak� '�� 4.-- y 1 �. 1 ' Y A Yr :: 7 P"i M.P 4 y f. 3 ritt.,, N RV a` t 1t.$ > tty. t ^.e. ',14 'i \ kya�t.• q. ma y, tqr o. t,, s t.'011a:4t x-Iii 1 rrt;... : ,A-.:.„,,,,, #. DEPARTMENT OF PLANNING SERVICES I It r F,,.,.. PHONE (303)3564000 Ext-4400 ",*}'�%3 ' 915 10TH STREET GREELEY,COLORADO 80631 YL a F„ i 0. COLORADO NOTICE OF PUBLIC HEARING The Weld County Planning Commission will conduct a public hearing -on Tuesday. December 4. 1984. at 1:30 p.m. -to review a request for approval of A Use by Special Review Permit for the expansion of a nonconforming use in the Agricultural Zone District from Don J. Carlson on a parcel of land described as part of Section 17, T7N, R67W of the 6th P.M. , Weld County, Colorado containing 117 acres, more or less. This public hearing to be held by the Weld County Planning Commission for the consideration of the above referenced request will be conducted in the Weld County Commissioners' Hearing Room, First Floor, Weld County Centennial Center, 915 10th Street, Greeley, _Colorado. Comments or objections related to the above request should be -submitted in writing to the Weld County Department of Planning Services, 915 10th Street, Room 342, Greeley, Colorado 80631, before the above date or presented at the public hearing on December 4, 1984 Copies of the application are available for public inspection in the Department of Planning Services, Room 342, Weld County Centennial Center, 915 10th street, Greeley, Colorado (356-4000, Extension 4400) . • Bob IEhrlich, Chairman Weld County Planning Commission To be published in the: La Salle Leader To be published one (1) time by: November 22, 1984 Received by Date: � V 1 mint 1QU 0II I III MAILING LIST Don J. Carlson USR-659 Surrounding Property Owners Arthur & Evelyn Clarke 71-97 State Highway 14 Ft. Collins, CO 80521 Big Sky Farms c/o Star Management Co. , Inc. 144-9 Riverside Drive Ft. Collins, CO 80524 Donald J. Carlson 720_0 East State Highway 14 Ft. Collins, CO 80524 Wilbur & Marlene Schild Route 4 Box 80 Ft. Collins, CO 80521 Cactus Hill Ranch Co. Route 4, Box 80 Ft. Collins, CO 80521 North Weld County Water Dist. Box 40 Windsor, CO 80550 Franklin & Christine Kinney Route 4, Box 117 Ft. Collins, CO 80521 Julius & Annabelle 1271 Cornell Road Bridgewater, NJ 08807 Ernesto & Betty Chacon 39750 WCR 15 Ft. Collins, CO 80524 11111 11�17�JI11� •..„•• PINE LAKE VILLAGE NAMES OF OWNERS OF PROPERTY WITHIN 500 FEET NAME AND ADDRESS, CITY/TOWN ASSESSOR' S PARCEL STATE AND ZIP CODE IDENTIFICATION NO. Clarke, Arthur M. & Evelyn M. 7197 State Highway 14 Fort Collins, CO 805210705-0R-0-00-021 Dig Sky Farms c/o Star Management. Co. . Inc_:. 1449 Riverside Drive Fort. Collins, CO 80524• 07•:')x::,--c_iS--0-00-0,,2, Big Sky Farms c/o Star Management Co. , Inc. 1449 Riverside Drive Fart Collins, CO 80524 0705-00-0-00-027. Carlson, Donald 3. 7200 East. State Highway 14 Fort Collins, CO 8c:1524 0705-17-0-00-010 Carlson, Donald j. 7200 East:. State Highway 14 �.- Fort Collins, CO 00524 0705-17-0-00-011 1 c.: Schild, Wilbur °< Marlene L. Route 4, Box 00 Fort Collins, CO 00521 . 0705-17-0-00-012 l . Cactus Hill Ranch Cn. Route 4, 0a> 93 Fort Collins, CO 00521 0705-17-0-00-013 -17-0--0c i-013 Cactus Hill Ranch Co. Route 4, Ecox 83 Fort. Collins. CO 00521. 0705-17-0-00-014 North Weld County Water Dist. �... Sax 40 Windsor , CO 8055C:c 10705-17-0--00-015 - Cactus Hi. 11 Ranch Co. Route 4, Sox 03 Fort. Collins, CO 80521 0705-17-0-O0-01e Kinney,nney, Franklin W. & Christine M. Route 4, Box 117 Fort. Collins, CO £30521 0705-17-0--OO-032 [I► PINE LAKE VILLAGE NAMES OF OWNERS OF PROPERTY WITHIN 500 FEET NAME AND ADDRESS, CITY/TOWN Aa3ESSOR' S PARCEL STATE AND ZIP CODE IDENTIFICATION NO. b Lindquist. Julius A. 5, Annabelle 1271 Cornell Road Bridgewater, New Jersey 08207 070 5-17-0-00-047 i-00--04 7 1 Charon, Ernesto .! Betty L. 39750 Weld County Road 15 Fort Collins, CO 00524 0705-17-0-00-048 t._ l L. 1 rf . ---Il if h (1� 7078 East Highway 14 Fort Collins, CO 80524 November 20, 1984 Mr. Chuck Cunliffe, Director 9 Weld County Department of Planning Services - i 915 10th Street, Room 342 Greeley, CO 80631 . . ., RE: Request for USR permit expansion of Pine Lake Mobile Home Court Dear Mr. Cunliffe: We live in close proximity to the Pine Lake Mobile Home Court on East Highway 14 and would like to register our opposition to the proposed expansion of this court to over 200 units. Our primary concerns include the following: --increased traffic connected with a significant increase in the number of automobiles, motorcycles, bicycles, school buses, etc. --increased noise congestion resulting from an influx of several hundred adults, children, pets, etc. all living in close proximity to each other --increased demands on police and fire protection --increased burden on road maintenance and other services and utilities --increased crime problems which can generally occur with larger numbers of people It seems to us that this type of development should occur closer to a municipality or urban center and is not appropriate use for an area which has been designated primarily for livestock and crops. While we understand that the trailer court existed before the zoning ordinance, it is still a non- conforming use and we do not feel expansion should be allowed. We realize that present ownership/management has made improvements in the area, but this trailer court has been a nuisance and an "eye-sore" in the past, and there are no guarantees regarding future ownership/management. We sincerely hope you will -share our concerns with the Planning Commission, and we appreciate any consideration that can be given to our request that this expansion be denied. • cerely, /,/ 11J' 2� r 1S54 Franklin W. & Christine M. Kin"ery �- i Weld Co. Planning Cnirnnisrm; li r, /)21 7--t-v— _73, / `S S E -YQ-&v- � Cc-r-4-;" P�nn, fill _ . rE� � 3 4 /1S /c' eit /2„-,v,... 3 z -1-4,a-"z , Ca, £5c G 3/ id-t..„,,,2„2-F' „r�„'.csR z J t a- co-...ix- , c‘tc�.�,C�. n .. „ zy O -* Q 49 s o...,L '1 / .Z c'o e._, a ,�,ct� € 2et�.P�E ;2 a'9 e J La:.,,-,.n -e,,.. ..-y,. Glut . (.L e!•cv„x if the e eati . 'k �,/�-L e� ,� , 7.4_2. r.-4_,:, -yam e.:,..-20...._-.1) c---e44. ` �y�,�` s , � 1.•OJt J LX c�i ism yte C2z < •«Ji , U, .. v`�. /icema c _ e, 6"tf„_:_ Et, cD- Zr a !e tc elt .-- i?�ht-Z'is -S - tei ma c. . g ..Z2-r-,.---a- �`a_� ,� �--.-Z „ t� u,-�Lt. C c e,,/—" ��- 7vr ax G'ozc.�e � �i e--6/�� i L-t,2 /) _ S r,4,;._.z4.. e..4.)--0.....a.,_ , re.,,,, ze i o- core ✓ , III® F . , III11W cu� /z27 Ly 5 _az/4J_ av- ,E iC/tee Z` ( fire _A/�e/u,tLF z 'r'2�^`e _cam-e:c-C F4 cry vA^..veA//pp � 6-)R, ./.? �x d ..Z Q-� . L^✓d"vi e [3 7.2./I.LC riff-J2 e.Ctc.Leeseft, --ete .ti,..-td. •7 .,-, 1-ei £-o"(1 '2a-zl4,c -t-s cze 4,O.7 , /) a-z-2 „pc,/ 6/0t-c ,_ ca C _ ≥Lu , à -&z7 /112-7, J , kidt1bil eitazi ¶7 r 11 lI ��I I / REFERRAL LIST APPLICANT: Don J. Carlson CASE NUMBER: USR-659:84:55 SENT REFERRALS OUT: November 8, 1984 REFERRALS TO BE RECEIVED BY November 29, 1984 ( m z z off m o z H on HH ¢' ( HH < ci 0 U ZZ 0 ti' U z O w H a h w "' v"" cg H cn q H E W O U O P 0 U O P'. W U W U z ena O O Lz z County Attorney (plat only) Poudre Fire Authority __„ v Attn: Larry Donner, Division Weld County Health Department / Chief X XX 505 Peterson Engineering Department Fort Collins, Colorado 80524 XX 1---- County Extension Agent Fort Collins Soil Conservation XX Service Suite 25 Office of Emergency Management 2625 Red Wing Road Fort Collins, Colorado 80526 Larimer County Planning Departme 71Rick Dill, Under Sheriff Attn: Mr. Russell Legg, XX Weld County, Colorado Current Planner Supervise P.O. Box 1190 Fort Collins, Colorado 80522 Water Supply and Storage Company State Engineer X Attn. Mr. Harvey G. Johnson xX Division of Water Resources President 1313 Sherman St. , Room 818 P.O. Box 1584 Denver, Colorado 80203 Fort Collins, Colorado 80522 State Highway Department y Weld County School District RE-4 XX X 1420 2nd Street /� Attn: Mr. Jim Raine, Superinten Greeley, Colorado 80631 P.O. Box 609 Windsor, Colorado 80550 Colorado _Department of Health XX Water Quality Control Division Doug Graff 4210 East 11th Avenue 3115 Grandview Drive Denver, Colorado 80220 Greeley, Colorado 80631 Attn: Tom Bennett, Sr. Planner 111 EI lLi STATE OF COLORADO DIVISION OF HIGHWAYS P.O. Box 850 . g` a--- , Greeley, Colorado 80632-0850 i1, (303) 353-1232 g November 23, 1984 tor e°.• -17 Weld County SH 14 1�( I Carlson Special v 19 'E Review Mr. Rod Allison I )� f Mi . W. of Jct. Department of Planning Services L SH 257 on S. Weld County view to. 4lanai" `tmeliss+ao Side SH 14 915 Tenth Street Greeley, Colorado 80631 DOH FILE 4510D Dear Mr. Allison: We have reviewed the application from Don J. Carlson for the expansion of a mobile home park and have the following comments. 1 . Projected traffic on State Highway 14 indicates the need for a minimum 120-foot right of way, 60 feet each side of the highway centerline, accord- ing to an Environmental Assessment which the Department prepared for S.H. 14 east of Interstate 25. The 75-foot right of way from centerline shown on the Site P1-an is our normal right-of-way request and would be preferable. We ask that the additional right of way be provided by reservation or, preferably, dedication as permitted by local regulations. A "Landscape and Noise Buffer Easement" is shown within the area which would provide the 75-foot right of way from the highway centerline. Although we do not object to low profile landscaping within this area if it is maintained by the adjacent property owner, the designation of this area should be changed to reflect its future use as highway right of way. 2. The proposed access to this development has been reviewed in relation to the State Highway Access Code. The location of the main access in the center of this property along S.H. 14 is acceptable. However, the secondary access at the west end of the site would be in conformance with the Code only if it is significantly beneficial to the safety and operation of the highway, or is necessary to meet a _County requirement for emergency access. For the secondary access to be viable as -an emergency access to -the mobile homes, it should connect to the western cul-de-sacs by means of barrier-controlled emergency access easements. The construction of either of the above -accesses requires an Access Permit. Application for this permit is made to this office at the above address. The proposed design of the right- and left—turn deceleration lanes serving the main access isnot acceptable as shown on the "Supplemental Data" plan sheet. Since these lanes will be required with the construction of the main access, we recommend that a revised plan be prepared and submitted with the "Application for Access Approach Permit. " The engineer should coordinate the design with the -District -IV Design Section. lll,f 11111 II MR. ROD ALLISON 1 / ( Carlson Spec. Rev. November 23, 1984 Page Two 1Ei 1 DOH FILE 45100 � 'Nefd Co. Nanning Gnmmissiop 3. Tapping into the water line in the S.H. 14 right of way will require an "Underground and Utility Permit." Application for this permit is also made to this office. We recommend that the tap line tie located outside of the new access pavement to avoid potential disruption to traffic -during maintenance of the line or meter. Thank you for the opportunity -to review this application for special revi-ew. Very truly yours, ALBERT CHOTVACS DISTRICT ENGINEER /1/7/ / W.' F. Reisbeck ;D'is'trict PrPrnnstruction Engineer WFR:da cc: A. Chotvacs D. Yost Area Foreman File: Crier-Jacobson lilt Jul WELD COUNTY SCHOOL DISTRICT RE4 301 Walnut Street James R. Raine, Ed. D. P. 0. Box 509 Superintendent of Schools Windsor, CD 80550 (303) 686-7411 November 20, 1984 Mr. Rod Allison Department of Planning Service Weld County 915 10th Street Greeley, CO 80631 Dear Mr. Allison; Thank you for including our school district in your mailing of the Pine Lake Village proposal. Since the addition of 212 mobile home units would have a significant impact on our school district, we would request that the Weld County Planning Department be instrumental in providing an opportunity to discuss the impact with the developer. I have had the opportunity to visit with the superintendent of schools from the Kennesburg area, and he mentioned that the county has coop- erated with that school district by providing the opportunity for negotiation between the district and several developers. I world welcome the opportunity to meet with Mr. Carlson at any time which is convenient. Sincerely, James . Raine c Super. tendent of Schools lb I Ir(.d ^('�� `7~J 1984 wort Co. Planning Cammisssm; Education For Life III inti iirr — __ RRI ®U To Rod Allison. Current Planner - IDate November 15, 1984 COLORADO .From Undersheriff Rick Dill P s^„ Subject: Impact of Pine Lake Expansion The _proposal indicates incremental development overt period of the next four to six years with a top end of 212 units. Using the Census figures for rural residen- tial of 3.12, the eventual population of the development is approximately 661 residents. U. S. Department of Justice 1983 statistics indicate the average sworn officer staffing for a like county is 1 .9 per 1 ,000 on a national basis. Using this data with _projected population figures indicates this project would require 1 .26 sworn personnel . An analysis of existing costs per sworn officer including support and overhead expenses for 1985 -are $35,360 annually. Multiplying this figure by 1 .26 officers indicates that this -office will be supplying $44,554 in services when this develop- ment is fully built. My experience with similar developments would allow me to conclude this figure is probably relatively realistic. If I may to of further assistance, please tall me. kaw 1( Ivl,lr;JrcsTi)N 0'./ 1 ; 198'1 Weld Co. PL•nmrpg Gnrnnussiorr • I Ud_t re w Phone 303-221-6581 II1► w> . t< Al Ruth 238 Walnut �`"' -' / Fort Collins, Cob. -80524 A November 21 , 1984 1 Mr. Rod Allison Department of Planning Services 915 10th Street Greeley, CO 80631 Dear Mr. Allison: M I have reviewed the proposal for the -Pine Lake Village Mobil-e • Home Park. The proposal meets all Poudre Fire Authority requirements with one exception. The private -gravel drive to the west which N will serve as our secondary access route to the project will need to be 20' wide. This is a requirement under Section 10.207 of the 1982 Uniform Fire Code. If you have any questions please feel free to call . , Sincerely, A. Larry D nner Fire Marshal LD/mmf 1 l:97 2G 1984 u Weld Cu. Planning Commission PROTECTING LIVES & PROPERTY it I in ill Tli (• ,. THE WATER SUPPLY AND STORAGE COMPANY HARVEY G.JOHNSON, PRESIDENT VIVIENNE I. WOODWARD. SECRETARY POET OFFICE Box 1589 PHONE 482-3499 2319EAgT MULBERRY FORT COLLINS. COLORADO 80522 November 13, 1984 1rl, 7R` ,-,) � TA 1 jij 1.2Y 11 190-1 Yield Co. Planning Commission Mr. Rod Allison, Current Planner 11 Weld County Planning Services 915 10th Street Greeley, Colorado 80631 Dear Mr. Allison; Case Number: USR-659:84:-55 Thank you for the proposed Pine Lake Village Mobile Home Community development special review permit for expansion in part of Section 17, Township 7 North, Ranger 67 West of the 6th P.M. , Weld County, Colorado. This plan is to be held to the following requirements of the Latimer County Canal: 1. No structures of any kind within 20 feet on each side of our ditch. 2. We have a maintenance right of ingress and egress all along our ditch at anytime. 3. No crossing of our ditch of any kind without a written contract from our Company. 4. No pumping from our ditch at anytime. 5. No waste of this particular project of any kind to enter our ditch. 6. Do not plan any recreation close to -our ditch, as it is dangereous to recreation. This is an irrigation ditch only. Yours very truly, THE WATER SUPPLY AND STORAGE COMPANY a e � ;/ % n reilan y ohn‘6n President HGJ/vw Copy to: Donald J. Carlson It r _ 1 ff , Aft,-;.,>‘ir E oRAnDurn hiDe Tn Rod Allison, Planning Departmenba,e November 9, 1984 COLORADO From George Vargulich, Environmental Health Specialist Q,rjh—. Subject. Don J. Carlson, U.S.R. 659:84:55 The proposed Waste Water Treatment P1-ant to serve the expanded Pine Lake Village Mobile Home Park, is subject to the site application process. Copies of "Application for _Site Approval of Construction or Expansion of: A) . Sewage Treatment Plant and B) . Lift stations having over 20,000 GPD capacity" are available frmm the Colorado Department of Health; Water Quality Control Division; 4210 East 11th Avenue; Denver, Colorado 80220 . A partial list of reviewing agencings follows: 1. Weld County Health Department Environmental Health Services Division 1516 Hospital Road Greeley, CO 80631 2. Weld County planning Commission 915 10th Street Greeley, CO 80631 3. Larimer-Weld Council of Governments Room 201 201 East 4th Street Loveland, CO 80537 4. City of Greeley Planning Department Greeley, CO 80631 5. Department of Natural Resources State Geologist Room 703 1313 Sherman Street Denver, CO 80203 6. Colorado Department of Health Sam Cooper Water Quality Control Division 4210 East 11th Avenue Denver, CO 80220 �;r 8jlai ;;1[1'yf {i ;971J1984 Weld Co. Plannm¢ i:nmauc'ou PLANNING COMMISSION SIGN POSTING CERTIFICATE I HEREBY CERTIFY UNDER THE PENALTIES OF PERJURY THAT THE SIGN PROVIDED BY THE DEPARTMENT OF PLANNING SERVICES WAS POSTED ON THE PROPERTY AT LEAST TEN (10) DAYS PRECEDING THE PLANNING COMMISSION HEARING FOR CASE Q . THE SIGN WAS POSTED BY: I T. 0 „ NAME OF PERSON POSTING SIGN SIGNATURE OF APPLICANT STATE OF COLORADO ) COUNTY OF WELD ) SUBSCRIBED AND SWORN TO BEFORE ME THIS 61/"_!._' DAY OF ' / c/ 19 AS 7 SEAL / (2) ;rA-(' NOTARY PUBLIC ;pyl /VT%. >l ,� Ci -FAY GoM ssle r FrOm3 70.21.1V7 MY COMMISSION EXPIRES . _LAST DAY TO POST SIGN IS: November ZS 19F4 1 I Illffl I 11 11 fi ;•:i'.. . r.= �{n Oy\VWD-7s-L - I e'j /�11 I. 1� I�'� Mi.)'• G1 / :1: 1 DEPARTMENT OF PLANNING SERVIC {mil I '7I I ThlinyN, PHONE 13031756.1000 Fact-44 � 915 10THSTRE Engineering - GR EE LEY,COLOR ADO S0f � 1 . .ei'J n.. • r rr r CASE NUMBER USA-659:84:55 COLORADO November 8, 1984 REFERRAL TO WHOM -IT MAY CONCERN: Enclosed is an application from Don J. _Carlson for a Use by Special Review Permit for -expansion of 1 nonconforming use; mobile home park The parcel of land is described as part of Section 17, T7N, R67W of the 6th P.M. . Weld County, Colorado ' The location of the parcel of land for which this application has been submitted is approximately 5.5 miles north of Windsor; south of State Highway 1-4 and east of Weld County Road 15 This -application is submitted to your office for review and recommenda- tions. Any comments or recommendations you consider relevant to this request would be appreciated. Your prompt reply will help to facili- tate the processing of the proposal and will ensure prompt considera- tion of your recommendations. If a response from your office is not received within 14 days of mailing from our office, it may be in- terpreted to mean approval by your office. If you are unable to Tespond within 14 days (but wish to do so at a later date) Tlease notify our office to that effect. Check the Appropriate boxes below and return to our address listed above. Please reply by November 26, 1984, so that we may give full consideration to your recommendation. Thank you very much for your help and cooperation in this -matter. 1. We have reviewed the proposal and find no conflicts with our interests . 2. A formal recommendation is under consideration and will be submitted to you prior to 3 . Tlease refer to the enclosed letter. Signed pG774h Agency • Date //2,0 gg}- rr L � LOtiZ�I n-icIJti\0• - I rr/1 a III 1,07 ti!, 198'1 Rod Allison, Current Planner 11 1 I '—J P1.Tn Arid rn. Planning GnatnIISSW IIIII 1 IIII I dt) rr1L '_- _:---� :I, tore./J\• 1 r.0 ,,i1• , O , L'!_ DEPARTM:ENTOF PLANNINGSE'AVIC PHONE 13031356-4000 Ezt-4 i,•.1, \1 • trI91510TH STF g1R��ing [�7Qe"-"-- GREELEY,COLORADO £ °O CASE NUMBER USR-659:84:55 November -8, 1984 COLORADO REFERRAL TO WHOM IT MAY CONCERN : Enclosed is an application from Don J. -Carlson for a i]se by Special -Review Permit Tor -expansion of a nonconforming use; mobile home park The parcel of land is described as part of Section 17, T7N, R67W of the 6th P.M. , Weld County, Colorado The location of the parcel of land for which this application has been submitted is annroximatelp 5.5 miles north of Windsor; south of State Highway 14 and east of Weld County Road 15 This application is submitted to your office for review and recommenda- tions. Any comments or recommendations you consider relevant to this request would be appreciated. Your prompt reply -will help to facili- tate the processing of the proposal and will ensure prompt considera- tion of your recommendations. If a response from your office is not received -within 14 days of mailing from our office, it may be in- terpreted to mean approval by your office. If you are unable to respond within 14 days (but wish to do so at -a later date) please notify our office to that effect. Check the appropriate boxes below and return to our address listed above. Please reply by November 26, 1984, so that we may give full consideration to your recommendation. Thank you very much for your help and cooperation in this matter. 1. We have reviewed the proposal and find no conflicts with our interests. 2. A -formal recommendation is tinder consideration and will be submitted to you prior to 3 . please refer to the enclosed letter. • Si ned Agency . Date //-°6-8,4 g 1 3 L I �. /O/) Y` Rod Allison, Current Planner 11 'APIA Pm olanain¢ i,mmrltiS IOn — HE IIIYII r A G E NM A Weld County Utilities Coordinating Advisory Committee Thursday — November 29, 1984 - _10:00 a.m. Blue Flame Room - Greeley Gas Company, 1200 11th Avenue, Greeley, Colorado Members are reminded to please contact Bobbie Good at 356-4900, Extension 4400, if they are unable to attend the meeting. ., e .. ,. .. * * * * ., t .. .. * * * * .. .. * * e: ., .. * ,. ., ,. * 1. CASE NUMBER: USR-659:84:55 APPLICANT: Don J. Carlson REQUEST: A Use by Special Review Permit for an expansion of a nonconforming use (Mobile -Home Park) LEGAL DESCRIPTION: Part of Section 17, T7N, ROW of the 6th P.M. Weld County, Colorado LOCATION: Approximately 5.5 miles north of Windsor; south of State Highway 14 -and -east of Weld County Road 15 2. Letter from Gary Johnson lilt 1LIIII DEPARTMENT OF-PLANNING SERVICE PHONE 1303)356-4000 Ext-44Q� - 91510TH STREE -- GREEa Y,COLORADO 8063' }i , • In CASE NUMBER USR 6659:84:55 • COLORADO November 8, 1984 REFERRAL, TO WHOM IT MAY CONCERN: Enclosed is an application from Don U. Carlson for a "se by Special Review Permit for expansion of a nonconforming use; mobile home park The parcel of land is described as part of Section 1-, T7N, R67W of the 6th P.M. . Weld County. Colorado The location of the parcel of land for which this applicati-on has been submitted is approximately 5.5 miles north of Windsor; south o₹ St-ate Highway 14 and east of Weld County Road 15 This application is submitted to your office for review and recommenda- tions. Any comments or recommendations you consider relevant to this request would be appreciated. Your prompt reply will help to facili- tate the processing of the -proposal and will ensure prompt considera- tion of your recommendations. If a response. from your office is not received within 14 days of mailing from our office, it may be in- terpreted to mean approval by your office. If you ar-e unable to respond -within 14 days (but wish to do so at a later date) please notify cur office to that effect. Check the appropriate boxes elow and return to our address listed above. Please reply by November 26, 1984, so that we may give full 'consideration to your recommendation. Thank you very much for your help and cooperation in this matter. 1. We have reviewed the proposal and find no conflicts with our interests. 2. A formal reooumlendation is under consideration and will be submitted to you prior to 3 . K Please refer to the enclosed letter . Signed 4 Agency Audoe v n Date (!W2 1/ty ` Rod Allison, Current Planner I1 PA:rc ¶ 7 p .... _ - DEPARTMENT OF PLANNING SERVICE: PHONE (30313564000 Ext_44R_1 91510TH STREE- GREELEY,COLORADO 8063 • C CASE NUMBER USR-639:84:55 -COLORADO November 8, 1984 REFERRAL TO WHOM IT MAY CONCERN: Enclosed :is an application from Don 2. Carlson for a use y Snecial_ Review Permit for expansion of a nonconforming use; mobile , home park The parcel of land is _described as part of Section 17, T7N, R67W of the 6th P.M. . Weld County, Colorado The location of the parcel of land for which this application has been submitted is approximately 5.5 miles north of Windsor; south of State Highway 14 and east of Weld County Road 15 This application is submitted to your office for review and recommenda- tions. Any comments or recommendations you consider relevant to this request would be appreciated. Your prompt reply will help to facili- tate the processing of the proposal and will ensure prompt considera- tion of your recommendations. If a response from your office is not received within 14 days of mailing from our office, it may be in- terpreted to mean approval by your office. If you are unable to respond within 14 days (but wish to do so at a later date) please notify our office to that affect. Check the appropriate boxes below and return to our address listed above. Please reply by November 26, 1984, so that we may give full consideration to your recommendation, Thank you very much for your help and cooperation in this matter. 1. We have reviewed the proposal and find no conflicts with our interests . 2. A formal recommendation is under consideration and will be submitted to you prior to 3 . ✓ Please refer to the enclosed letter. j Sig_d (21:14.1o /< l� ��• Agency ��1?��tW l ( Date// a-a* � n ) likat /j9 / ,�,., Cif(,rrib. 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( , iv 1' sett* seat Attt'u*6 W n w S a w 1� i#, k x yt.d r...5 ` a kit'o ; .fro 1-1 cog ip 'IInt 0 ? - i AO is N p� i . ti C +� m # 1 � �f t W H (D l trd wO S� 0 N Wow S m z � Ri "' b Rill . toa o .b� m m alt an E . m Mri I.!U c m n2 / [SSu3c N a v w , 3 .- 9 5 ¢ � ^ . '. *4 Y tid/+�1' 1rYI h v sdt oaU NHfl$$ E �& C 9Y8-c66 £861 MGM LSWJ�Sd r . r, r , sal r4 r .� ao + fR t r.,,,,m as. it ❑ Ll7 w 'Y t h7 W ii I ' 1-1 - a O c,-.c O : re ri 4 In # 5 OP m >) : ) *Y 'o • � R � s N_ ¢, I • ,t• 1O o �� Wro • � V , � r ` ybyrt , a s z o sil ,..3 O LL om i i 1.1i. tit ' Y#1 3 O R. 1 W z 2 u m m r 0.S r'!�. f'' ieeWWW (ifs } Pi ■y Ill N in.}! m m C r , O ^v� In a y +4pt2 c A '�'d1.0' ),So '<1 1 Cony of notice sent trirst class) -to: Michael C. Ketterlina Norton, Underwood & Lamb, Inc . 1020 28th Avenue, Suite 205 Greeley, CO 80631 Hello