HomeMy WebLinkAbout920531.tiff AR229770S
RESOLUTION
RE: GRANT CHANGE OF ZONE FROM A (AGRICULTURAL) TO P.U.D. (PLANNED UNIT
DEVELOPMENT) R-1 (LOW DENSITY RESIDENTIAL) AND A (AGRICULTURAL) USES FOR
LIND LAND COMPANY
WHEREAS, the Board of County Commissioners of Weld County, Colorado,
pursuant to Colorado statute and the Weld County Home Rule Charter, is vested
with the authority of administering the affairs of Weld County, Colorado, and
WHEREAS, a public hearing was held on the 17th day of June, 1992, at 10:00
a.m. for the purpose of hearing the application of Lind Land Company, 361 71st
Avenue, Greeley, Colorado 80632, requesting a Change of Zone from A
(Agricultural) to P.U.D. (Planned Unit Development) R-1 (Low Density Residential)
and A (Agricultural) uses, for a parcel of land located on the following
described real estate, to-wit:
Part of the NE; of Section 8, Township 5 North, Range 67
West of the 6th P.M. , Weld County, Colorado
WHEREAS, Martin Lind, applicant, Tom Hellerich, attorney, and Gary Tuttle,
engineer, were present, and
WHEREAS, Section 28.8 of the Weld County Zoning Ordinance provides
standards for review of such a Change of Zone, and
WHEREAS, the Board of County Commissioners heard all the testimony and
statements of those present, has studied the request of the applicant and the
recommendations of the Weld County Planning Commission, and, having been fully
informed, finds that this request shall be approved for the following reasons:
1. The applicant has complied with all the application requirements
listed in Section 28.5 et seq. , of the Weld County Zoning Ordinance.
2. The request is in conformance with Section 28.8 of the Weld County
Zoning Ordinance as follows:
a. The uses which will be allowed under the proposed P.U.D. Plan
on the property conform to the performance standards of the
P.U.D. District.
b. The uses which will be allowed on the subject property by
granting the Change of Zone are compatible with the existing
or future development of the surrounding area as permitted by
zoning and with the future development as projected by the
plans of affected municipalities.
c. Adequate water and sewer service can be made available to
serve the site.
d. Street or highway facilities providing access to the property
are adequate in size to meet the requirements of the proposed
zone district.
B 1345 REC 02297705 07/29/92 14: 52 $0 .00 1/003
F 0625 MARY ANN FEUERSTEIN CLERK & RECORDER WELD CO, CO 920531
PL0867
DLO glo 7 cc : [I L / r PPP " finc )
CHANGE OF ZONE TO PUD - LIND LAND COMPANY
PAGE 2
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld
County, Colorado, that the application of Lind Land Company for a Change of Zone
from A (Agricultural) to P.U.D. (Planned Unit Development) R-1 (Low Density
Residential) and A (Agricultural) uses, on the above referenced parcel of land
be, and hereby is, granted subject to the following conditions:
1. The following notes shall be adopted and placed on the Change of
Zone plat prior to recording. The plat shall be delivered to the
Department of Planning Services and be ready for recording in the
Weld County Clerk and Recorder's office within 15 days of approval
by the Board of County Commissioners.
a. Uses allowed in the P.U.D. District shall comply with the uses
allowed in the R-1 (Low Density Residential) and A
(Agricultural) Zone Districts of the Weld County Zoning
Ordinance except that the following uses are excluded from the
P.U.D. District: noncommercial junkyards, hospitals, nursing
homes, rehabilitation centers, preschools, daycare centers,
private schools and child care centers. Animal units shall
comply with the bulk requirements of the R-1 (Low Density
Residential) District.
b. All streets within the P.U.D. District are private and shall
be built to County standards. One main access to the property
will be allowed, and one additional limited emergency access
will be required. The main access shall be from Weld County
Road 17. All streets within the P.U.D. District shall be
maintained by the owners of the P.U.D. District, unless other
arrangements are approved by the Board of County
Commissioners. Intersection improvements are to meet the
standards of the American Association of State Highway and
Transportation Officials.
c. The maximum building height shall be 40 feet. The size of
finished living space shall be a minimum of 1800 square feet
unless otherwise approved by the Board of County
Commissioners.
d. The P.U.D. plan application shall include a stormwater
management plan and a detailed master drainage plan.
e. The P.U.D plan application shall comply with the requirements
of the March 31, 1992 memo from Weld County Environmental
Protection Services.
f. The P.U.D. plan application shall comply with the requirements
of the March 12, 1992 referral response from the
Windsor/Severance Fire Protection District.
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F 0626 MARY ANN FEUERSTEIN CLERK & RECORDER WELD CO, CO
CHANGE OF ZONE TO PUD - LIND LAND COMPANY
PAGE 3
g. The P.U.D. plan application shall comply with the requirements
of the February 13, 1992 letter from Weld County School
District RE-4.
h. Water service shall be provided by Little Thompson Water
District in quantities adequate for home and fire protection
uses.
i. The existing road to Block 2 of the development, and all
interior features of the proposed development shall be removed
from the Change of Zone plat prior to recording.
j . The only signs allowed in the P.U.D. District shall be those
listed in Section 42.1 and 42.2.2 of the Weld County Zoning
Ordinance.
k. The final plan application materials shall include proposed
measures to mitigate potential soil erosion, fugitive dust and
insect pest problems caused by the keeping of horses.
The above and foregoing Resolution was, on motion duly made and seconded,
adopted by the following vote on the 17th day of June, A.D. , 1992.
/� �/// BOARD OF COUNTY COMMISSIONERS
ATTEST: WELD COUNTY, COLORADO
Weld County Clerk to t e Board j�
George Ken edy, Chairman V
wr'r'
BY: �� Tr� ��L�i_�__7L
41* l e Boar Constance L. Harbert, Pro-Tem
t b �
APPROVED
C. W. Ki by
Cou ty Attorney G . Lac -
W. H. eb e
B 1345 REC 02297705 07/29/92 14:52 $0 . 00 3/003
F 0627 MARY ANN FEUERSTEIN CLERK & RECORDER WELD CO, CO
920531
HEARING CERTIFICATION
DOCKET NO. 92-24
RE: CHANGE OF ZONE FROM A (AGRICULTURAL) TO P.U.D. (PLANNED UNIT
DEVELOPMENT) R-1 (LOW DENSITY RESIDENTIAL) AND A (AGRICULTURAL) USES
FOR LIND LAND COMPANY
A public hearing was conducted on June 17, 1992, at 10:00 A.M. , with the
following present:
Commissioner George Kennedy, Chairman
Commissioner Constance L. Harbert, Pro-Tem
Commissioner C. W. Kirby
Commissioner Gordon E. Lacy
Commissioner W. H. Webster
Also present:
Acting Clerk to the Board, Shelly Miller
Assistant County Attorney, Lee Morrison
Planning Department representative, Lanell Swanson
The following business was transacted:
I hereby certify that pursuant to a notice dated May 6, 1992, and duly
published May 14, 1992, in the Windsor Beacon, a public hearing was
conducted to consider the request of Lind Land Company for a Change of
Zone from A (Agricultural) to P.U.D. (Planned Unit Development) R-1 (Low
Density Residential) and A (Agricultural) uses for Lind Land Company. Lee
Morrison, Assistant County Attorney, made this a matter of record. Lanell
Swanson, Planning Department representative, entered the unfavorable
recommendations of the Planning Commission and the Planning staff into the
record as written. Tom Hellerich, attorney, said Martin Lind, applicant,
and Gary Tuttle, engineer, are present to answer questions of the Board.
Mr. Tuttle reviewed the application which is for residential use on 47
acres, which is located approximately 2 miles north of Business 34 on Weld
County Road 17. He said the area is within the Urban Growth Boundary Area
of Windsor, roads will be improved in the area, and the property is non-
prime agricultural land. Mr. Tuttle also said there are existing lines
for Little Thompson Water District, and the Town of Windsor and City of
Greeley have no objections. He said the reason for requesting the P.U.D.
Zoning is to establish a high-quality residential area to consist of 17
lots, 2 acres or more in size. Mr. Tuttle explained the houses and barns
would be staggered to maintain the view of the mountains, with the main
access on Weld County Road 17. The access for the two westerly lots will
be on Weld County Road 60. The internal lots will not be allowed to have
horses or barns. An arena and shelter will be built on eight acres of
recreational space, and a drainage and wildlife area will be retained,
which will constitute 17% for open space. Approximately $30,000 has been
budgeted for railroad crossing improvements. In response to a question
from Commissioner Kirby, Mr. Tuttle said a home owners association will be
created to enforce the covenants. He said the covenants will be presented
at the final P.U.D. stage, and a monthly fee will be assessed to cover
maintenance costs. In response to a question from Commissioner Harbert,
Mr. Tuttle said the access to the two western lots is now an oil-field
access. Mr. Hellerich stated that Mr. Tuttle submitted a letter dated
April 20, 1992, with a written easement attached concerning access to
Block 2. He noted that it was not in the file and submitted a copy,
Exhibit H, for the record. Mr. Hellerich also responded to Commissioner
Kirby's concern with the enforcement of the covenants. He said the Common
Interest Ownership Act will become effective July 1, 1992, which means
incorporating, bonding, etc. , will be required by statute for all home
owner associations. Mr. Morrison said the easement presented does not
adequately define the access to Block 2, and it should be clarified
further if said easement is assumed to be valid. He explained that final
resolution of this matter does not have to be done at this point, but the
legal issue would need to be resolved prior to the final P.U.D. plan.
920531
� c•
RE: HEARING CERTIFICATION - LIND LAND COMPANY
PAGE 2
Commissioner Webster stated concerns with the design of the two cul-de-sac
concept rather than a total loop, in case of fire, and also the safety of
the railroad crossing. Mr. Tuttle said the cul-de-sacs were proposed for
privacy; however, connecting the two cul-de-sacs would be a possibility,
as well as having access to avoid the railroad crossing. Commissioner
Harbert also stated concern with access to Lots 1 and 2 and fire access.
Mr. Tuttle explained the horse paths will be available as a secondary
access. Eric Aas, owner of property with easement, spoke in opposition of
improvements to the road and the proposed development. Mr. Aas answered
questions of the Board. In response to a question from Commissioner
Kennedy, Mr. Morrison explained the concern that is raised is whether the
burden has been increased beyond what was anticipated by the original
easement. Judy Hartshorn, surrounding property owner, stated concerns
with water pressure. Tom Weiler, surrounding property owner, also stated
concerns with water and access and egress from Weld County Road 17. Mr.
Weiler said the train runs daily, sometimes four to five trains per day,
and he does not feel this development would be conducive in the area.
Mark Hughes, surrounding property owner, spoke in opposition of the
proposal. Melvin Martin, farmer for surrounding property owner, said this
development will put more limitations on the farmers, which is not
justifiable. Bruce Thornton, surrounding property owner, read a statement
opposing residential zoning in agricultural areas, and he said his parents
are present and opposed to this development as well. Mildred Thornton,
Thornton Farms Partnership, registered a strong disapproval. Tom
Schmerge, surrounding property owner, stated concerns about dust blowing,
safety of the proposed accesses and the railroad crossing, drainage, and
adequacy of the water lines. Heidi Aas, surrounding property owner, said
her concern is the environment and surrounding quality of the environment
in the area. Mr. Lind began his rebuttal by explaining the horse arena
area will also be a storm-retention area. Mr. Lind said the access has
been approved by Drew Scheltinga, County Engineer, and addressed concerns
regarding said access. He used an over-lay map to explain the non-prime
agricultural land issue, and he explained the compatibility of the
development to the surrounding area. Mr. Lind presented maps and
photographs of a similar area, Exhibits I through N, for the record. Mr.
Lind, in response to questions of the Board, said a three-rail fence will
be built around the perimeter of the entire project, a 200-foot setback is
proposed from the power lines, and the Little Thompson Water District has
approved pressure service in the area, with 6-inch water lines installed.
Mr. Scheltinga said he does not agree that access proposed to Block 2 is
adequate, as stated in his memo. He explained that subdivision
requirements require a public right-of-way to any subdivided lot. Mr.
Scheltinga clarified staff definitely does not agree with accessing Block
2 from across the railroad. Regarding Weld County Road 17, Mr. Scheltinga
said the complete-stopping sight distance is adequate at 55 miles per hour
at the proposed location. After further discussion, Mr. Scheltinga
clarified there is no right-of-way on the southern boundary. Commissioner
Lacy stated concerns with increasing traffic on Weld County Road 17, and
he suggested installation of turn lanes. Mr. Scheltinga said an
additional 150 to 200 trips per day have been estimated; however, he said
the present width and shoulder width of Weld County Road 17 would meet the
present traffic count requirements plus the additional. (Changed to Tape
#92-20 during Mr. Scheltinga's comments. ) Mr. Scheltinga said turn
movements, however, are a valid concern, but weight should not be a
problem. The impacts of the turning movements and a traffic analysis plan
can be considered at the final P.U.D. stage. Mr. Morrison advised that
the Board set forth any specific criteria to be satisfied at the final
P.U.D. stage be addressed today and include such in the notes with the
P.U.D. Mr. Scheltinga recommended the intersection improvements be made
to meet the standards of the American Association of State Highway and
Transportation Officials. Commissioner Lacy stated concerns with the size
of the lots with animals on them. Mr. Lind explained that 352 maximum, of
each lot after hardscape, will be allowed for corrals. He said there are
920531
RE: HEARING CERTIFICATION - LIND LAND COMPANY
PAGE 3
13 total lots which will allow animals; therefore, the maximum number of
animals allowed would be 26. Commissioner Harbert suggested the Board be
presented with a plot plan and covenants noting when the landscaping and
developing will be completed. Mr. Lind said fencing, landscaping, and the
arena area will be completed before any lot development. Ms. Swanson read
the suggested conditions of approval into the record. Commissioner Lacy
noted that one access to the property will be allowed. Commissioner
Harbert suggested adding the requirement of an emergency access. After
further discussion, Ms. Swanson suggested adding the exception of one
limited access emergency road to the P.U.D. be required. Mr. Hellerich
and Mr. Martin explained that any recreational vehicles will be enclosed
in a compatible building. After discussion concerning water service, Ms.
Swanson suggested adding "in quantities adequate for home and fire
protection uses. " Commissioner Webster moved to approve the request of
Lind Land Company for a Change of Zone from A (Agricultural) to P.U.D.
(Planned Unit Development) R-1 (Low Density Residential) and A
(Agricultural) uses, with the Conditions of Approval as entered into the
record. The motion was seconded by Commissioner Kirby, who stated if the
quality outlined is maintained, the development would be justifiable and
compatible. Chairman Kennedy said he would vote against the motion
because several questions remain. Commissioner Webster clarified he made
the motion to approve on the basis that the applicants make the suggested
improvements before the final P.U.D. plan. Commissioner Lacy said a
previous application for a sheep feedlot in this area was denied;
therefore, he believes the area is to be developed for housing.
Commissioner Kirby commented on the need to use the P.U.D. concept rather
than allowing the creeping growth of recorded exemptions. Commissioner
Harbert agreed with Commissioner Kirby, and she reiterated the necessity
of meeting the expectations outlined today. On a roll-call vote the
motion carried four to one, with Chairman Kennedy voting nay.
This Certification was approved on the 22nd day of June, 1992.
ke.enAPPROVED:
ATTEST: BOARD OF COUNTY COMMISSIONERS
WELD COU TY, COLORADO
Weld County Clerk to he Board
By: ll/ 12.4Ad� ` eo ge Kenne , Chairman u
Deputy CYeEk to the Boar
onstance L. Harber , Pro-Tem
TAPE #92-19
C. W. Kir y
DOCKET #92-24
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PL0867
W. . ebster
920531
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ATTENDANCE RECORD
HEARINGS ARE AS FOLLOWS ON THIS DAY OF 1992:
DOCKET 11 92-23 - COZ, Zimmerman, Alfred and Rozetta
DOCKET it 92-24 - COZ, Lind Land Company
DOCKET 11 92-15 - SHOW CAUSE, Picraux, Lyle and Betty
DOCKET 11
PLEASE write or print your name legibly, your address and the DOCKET 11 (as listed
above) or the name of the applicant of the hearing you are attending.
NAME ADDRESS HEARING ATTENDING
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920531
CERTIFICATE OF MAILING
The undersigned hereby certifies that a true and correct copy of the
foregoing Notice of Hearing, concerning Docket No. 92-24, was placed in the Unted
States mail, postage prepaid, addressed to the following property owners.
DATED this 22nd day of May, 1992.
Deputy Clerk,a o the Board
Martin Lind
1469 44th Avenue
Greeley, Colorado 80634
Thomas P. and Elizabeth M. Schmerge
7754 Weld County Road 60
Windsor, Colorado 80550
Eric and Heidi Ann Furuseth
7680 Weld County Road 60
Windsor, Colorado 80550
Kathie N. and Frank L. Platt
28607 Weld County Road 17
Windsor, Colorado 80550
Kathleen E. and Garry A. Weinmeister
28649 WeldCounty Road 17
Windsor, Colorado 80550
Zeiler Farms
820 Foote Court
Loveland, Colorado 80537
Bruce J. Thornton
1507 Peterson Street
Ft. Collins, Colorado 80521
Randy R. and Karen E. Burkhart
29098 Weld County Road 17
Windsor, Colorado 80521
Nevine and Annette L. Glassgow
1210 Ida Drive
Loveland, Colorado 80537
920531
Elmer E. Lundvall and Jackie Moore
3490 W. 49th Avenue
Greeley, Colorado 80634
Ralph W. Gause
809 West 11th Street South
Newton, Iowa 50208
Dwight W. Gause
36913 33rd Avenue South
Auburn, Washington 98002
Lowell L. Gause
1601 West 13th Street South
Newton, Iowa 50208
Lory W. Gause
Lynnville, Iowa 50153
Raymond H. Frank
Box 56
Briggsdale, Colorado 80611
Gary A. Jeffers
Marilee A. Jeffers
1634 27th Avenue
Greeley, Colorado 80631
Buddy Baker
1429 Larimer Street
Denver, Colorado 80202
Aeon Energy Company
405 Urban Street #302
Lakewood, Colorado 80228
Gary J. Tuttle
Tuttle Applegate, Inc.
11990 Grant Street, #410
Denver, Colorado 80233
Lind Land Company
361 71st Avenue
Greeley, Colorado 80632
r__
NOT I C E
Pursuant to the zoning laws of the State of Colorado and the Weld County Zoning
Ordinance, a public hearing will be held in the Chambers of the Board of County
Commissioners of Weld County, Colorado, Weld County Centennial Center, 915 10th
Street, First Floor, Greeley, Colorado, at the time specified. All persons in
any manner interested in the following proposed Change of Zone are requested to
attend and may be heard.
Should the applicant or any interested party desire the presence of a court
reporter to make a record of the proceedings, in addition to the taped record
which will be kept during the hearing, the Clerk to the Board's Office shall be
advised in writing of such action at least five days prior to the hearing. The
cost of engaging a court reporter shall be borne by the requesting party.
BE IT ALSO KNOWN that the text and maps so certified by the Weld County Planning
Commission may be examined in the office of the Clerk to the Board of County
Commissioners, located in the Weld County Centennial Center, 915 10th Street,
Third Floor, Greeley, Colorado.
APPLICANT
DOCKET NO. 92-24 Lind Land Company
361 71st Avenue
Greeley, Colorado 80632
DATE: June 17, 1992
TIME: 10:00 A.M.
REQUEST: Change of Zone from A (Agricultural) to P.U.D. R-1 (Low Density
Residential) and A (Agricultural) uses
LEGAL DESCRIPTION: Part of the NE; of Section 8, Township 5 North, Range 67
West of the 6th P.M. , Weld County, Colorado
LOCATION: Approximately 2 miles south of the Town of Windsor; west of Weld
County Road 17, and south of Weld County Road 60
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
BY: DONALD D. WARDEN
WELD COUNTY
CLERK TO THE BOARD
BY: Betty Henson, Deputy
DATED: May 6, 1992
PUBLISHED: May 14, 1992, in the Windsor Beacon
921
ELHIt">I7
NOTICE
Pursuant to the zoning laws of the
State of Colorado and the Wald
County Zoning Ordinance, a - - AFFIDAVIT OF PUBLICATION
public hearing will be held in the
Chambers of the Board of County
Commissioners of Weld County, ,.. ,a'+ ' S''ji..'1`E-OF'Z;OLORADO
Colorado, Weld County t,
Centennial Center, 915 10th SS
Street, First Floor, Greeley, -COUNTY OF WELD
Colorado, at the time specified.
All persons in any manner �'6(/ t
interested in the following i , I, - , ` "r it , of said County
proposed Change of Zone are of Weld,being duly sworn,say that I am publisher of
requested to attend and may.be
heard. WINDSOR BEACON
Should the applicant or any
interested party desire the
presence of a court reporter to a weekly newspaper having a general circulation in said
make a record of the proceedings,
in addition to the taped record County and State, published in the town of WINDSOR,
which will be kept during the in said County and State; and that the notice, of which
hearing,the Clerk to the Board's the annexed is a true copy, has been published in said
Office shall be advised in writing
of such minim at Ian Evatigs weekly for j successive weeks, that the notice
prior to the hearing.The cost of was published in the regular and entire issue of every
engaging a court reporter shall hehome by the requestin . number of the paper during the period and time of
BE IT ALSO KNOWN that the publication, newspaper proper
and in the news a er ro er and not in a
text and maps so certified by the supplement, and that the first publication of said notice
Weld County Planning was in said paper bearing the date of the
Canmiaaion may be examined in
the office of the Clerk to the / �[ h Q
Board of County Commissioners, / I day of , A.D., 19 -!y and
located in the Weld County
Centennial Center, 915 loth the last publication bearing the date of the
Street, Third Floor, Greeley,
Colorado.DAT day of A.D., 19 and
DATE: June 17,1992 99 that the said WINDSOR BEACON has been published
TIME:10:00 A.A.M. continuously and uninterruptedly for the period of 5
APPLICANT consecutive weeks,in said County and State,prior to the
Lind Land Company
361 71st Avenue date of first publication of said notice, and the same is a
Greeley,Colorado 80632 newspaper within the meaning of an Act to regulate
REQUEST: Change of Zone printing of legal notices and advertisements, approved
from A (Agricultural) to P.U.D. May 18, 1931,and all prior a s so f r as in force.
R-1 Gass Dow*
Pisantial and A(Aviation])
LEGAL DRSCRIPLION:
Pen etthe NE 104of Stake 6 -A-- P LISHER
Tent"S Neat,Range 61
West of the 6th P.M., Weld 'aril day
County,Colorado Subscribe and sworn to before me this J
LOCATION: Approximately 2 of _J _ 19rf`y
miles south of the Town of
Windsor,west of Weld ` \ '`�. Qf✓'County Road 17, and south of `� r� �•\ /y-✓.C __
Weld County Road 60 NOTARY PUBLi
BOARD OF CpUNTY
ki
COMMISSIONERS WELD
COUNTY,COLORADO My commission expires rnAI 2 q {99'7
BY: DONALD D.WARDEN..
WELD COUNTY
CLERK TO THE BOARD
BY:Betty Henson,Deputy
DATHD:May 6,1992
PUBInURD: May 14,1992,in
the Windsor Bowen .
3M
•
STATE OF COLORADO )
)s.s.
COUNTY OF WELD
ADavid B. Reynold.** being duly sworn, D � � �
says that he is publisher of
The New News, a weekly newspaper QRR 1 0 1992
published in Keenesburg in said County
and State; that said newspaper has a W81dC0Unly
general circulation in said County �i9nnln�
and has been continously and
uninterruptedly - published therein,
during a period of at least
lilty-two Consecutive weeks prior to
the first publication of the annexed
notice; that said newspaper is a
newspaper within the meaning of theact nacEs n
e General Assembiv of he
State lofhColorado,• entitled "An t Act z PAL` h ar
to regulate the '�"'" . �, a�aao mw
printing of legal m°aled awl
pert el
notices and advertisements, " and anE°`of&camsr,roea
amendments thereto; that the notice n� m' Pit woi . >
of which the annexed is a °emu a°e printed µscum at.sie Tri„w
copy taken from said newspaper, was ec"„ ea17 and
published in said newspaper, and in wm"tt `° 'e 'er by me
the regular and entire issue ofrwtdrepeg»�oethe `°above
every number thereof , in
F� wrs
once a week for , at Tenth
ld
m'
successive weeks; that said notice
bclwaG so published in said newspaper aep a�,e Via'" do esssi
proper and not in an sat the • a`i
any supplement a are availede
thereof , and that the first
412
publication of said notice as �svarw�
aforesaid, was on the "°° T wee ar
TO Gp1�N �INO
day of i9 (7� AIL °�"N"eAgit
1 1I m9L ki 77e Neu News Apt $
and the last on the day of
f\ F
c6„:"_____ ( )2 9 -1— - -- -
Subscribed and sw rn o before
me this , .day of - Q�9�,�,,� , O �n
19 S2 . 4pR I >I99 i
°6"Ci p 4,1147.9
My Cornntssion Expires March 15, 1996 •
9 20
531
•
WELD COUTY
CO„-,i ,--,,n
BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
ls�I AERR�� F t 5 00
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMI
Moved by Jean Hoffman that the following resolution be introduced fofn by
the Weld County Planning Commission, based on the Department 'o'f V�
Services' recommendation. Be it resolved by the Weld County Planning Commission
that the application for:
CASE NUMBER: Z-467
NAME: Lind Land Company
ADDRESS: 361 71st Avenue, Greeley, Colorado 80632
REQUEST: A Change of Zone from A (Agricultural) to P.U.D. R-1 (Low Density
Residential) and A (Agricultural) uses.
LEGAL DESCRIPTION: Part of the NE4 of Section 8, T5N, R67W of the 6th P.M. ,
Weld County, Colorado.
LOCATION: Approximately 2 miles south of the Town of Windsor; west of Weld
County Road 17, and south of Weld County Road 60.
be recommended unfavorably to the Board of County Commissioners based on the
following:
- It is the opinion of the Department of Planning Services' staff that the
applicant has not shown compliance with Section 28.7 of the Weld County
Zoning Ordinance as follows:
- This proposal is not consistent with the Weld County Comprehensive Plan's
goals and policies. This proposal is located in the A (Agricultural) zone
district and is evaluated under the Agricultural, Urban Growth Boundary and
Planned Unit Development goals and policies. A goal of the agricultural
zone district is to encourage residential development to locate adjacent to
existing incorporated municipalities and in accordance with the
municipalities' adopted comprehensive plan goals and policies. This parcel
of ground is not adjacent to any municipality and is nearly 3 miles south
of developed portions of the Town of Windsor. The subject parcel is within
3 miles of land annexed by the City of Greeley but is more than four miles
from any significant development. The intent of this goal is to discourage
inefficient leap-frog development. It is the opinion of the Department of
Planning Services' staff that this proposal is a prime example of leap-frog
development. This proposal is also inconsistent with policies of the City
of Greeley which discourage residential development that exceeds one unit
per twenty (20) acres. The proposal would allow 17 dwellings on 47 acres.
Agricultural Policy #1 states, in part, that agricultural zone districts
shall be established and maintained to protect and promote the County' s
agricultural industry. The agricultural zone district is intended to
preserve prime agricultural land and to provide areas for agricultural
activities and uses dependent upon agriculture without the interference of
incompatible residential, commercial, and industrial land uses. It is
-E-Xtl! O 17 e, 920531
RESOLUTION, Z-467
Lind Land Company, Page 2
the opinion of the staff that this request represents spot zoning. This
parcel is totally surrounded by agriculturally zoned property. There is a
dairy and sheep confinement operation approximately 1/4 mile to the south
and rural residences to the north and west. It is the opinion of the staff
that these existing uses should be allowed to continue without the
potential for increased interference from residential development.
Agricultural Policy #4 states, in part, that in the event that residential
development desires to locate on non-prime agricultural land outside of an
urban growth boundary area, the application for such development shall be
carefully evaluated to determine if an equally suitable location is
available in areas established for such development. It is the opinion of
the staff that the applicant has not demonstrated that an equally suitable
location does not exist. There is nothing significant nor are there any
natural features on this property that do not exist on parcels located
adjacent to the Town of Windsor. The Town of Windsor does allow for this
type of development.
It is the opinion of the Department of Planning Services' staff that the
applicant has not adequately addressed the requirements of Section 28.7.1.6
of the Weld County Zoning Ordinance. This section of the ordinance states
that the street or highway facilities providing access to the property are
adequate in functional classification, width, and structural capacity to
meet the traffic requirements for the uses in the proposed zone district.
The applicant has not demonstrated that adequate legal access exists to
Block 2 of the development and if in fact legal access exists, he has not
demonstrated the willingness or the financial capability to make the needed
improvements to bring the access up to county standards.
The proposed access to Block 2 is unacceptable and is not capable of
meeting the P.U.D. performance standards for adequate, safe and convenient
access. As this access leaves the subject property it immediately crosses
the Great Western Railroad tracks. This track crossing is unimproved and
the applicant has not demonstrated how the necessary improvements will be
made. In the event that a train is stopped on the tracks, this portion of
the property will be cut off from owner access and emergency services.
It is the opinion of the Department of Planning Services Staff that this
site is inappropriate for a residential and equestrian development and does
not comply with the environmental quality and natural resource policies of
the Weld County Comprehensive Plan. The size of the proposed lots is not
capable of supporting all of the functions of a "horse property" . Each lot
will have a dwelling, landscaping, driveway, corrals and shelter for the
horses and accessory buildings. The full two acres will not be available
to absorb the impacts of the horses. In addition to the small lot size,
the property is unirrigated. The applicant has stated that the horses will
not be pastured but will be fed in the corrals. The corrals will be a
source of dust, soil erosion, and other nuisance conditions. It is the
opinion of the staff that the applicant is only considering the economic
benefits of creating 17 lots without considering the capacity of the land
to support such uses.
92O531
RESOLTUION, Z-467
Lind Land Company
Page 3
Motion seconded by Bill O'Hare.
VOTE:
For Passage Against Passage
Richard Kimmel
Jean Hoffman
Tom Rulon
Bill O'Hare
Judy Yamaguchi
Don Feldhaus
Bud Clemons
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, Sharyn Ruff, Recording Secretary of the Weld County Planning Commission, do
hereby certify that the above and foregoing Resolution is a true copy of the
Resolution of the Planning Commission of Weld County, Colorado, adopted on April
21, 1992.
t d the 21st •f April, 1', 2
CN-
Sharyn F. r'uff
Secretary
!2j
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
April 21, 1992
Page 3
the individual pens. St phanie Stokes explained each pen consists of a three
sided, six foot wooden fe ce with a chain link front gate. Jean Hoffman asked
about shade for the animal . Stephanie Stokes said they plan to put a prottonwood
e.
tree in each run. Bill 0' re asked how they dispose of the manur / Stephanie
Stokes explained manure is laced in plastic bags and is disp sed of in two
dumpsters until it is picked by the disposal company for their area and taken
to a landfill. Jean Hoffman asked about future parking oblems conducting
classes could create. Stephani& Stokes explained they hay/ adequate parking on
the property. \ /
/
The Chairman asked if there was anyone in the audiee who wished to speak for
or against this application. \
Don Leffler, surrounding property ow , star there are times when they hear
dogs barking at 6:00 a.m. and the reqt t for extended hours should be looked at
clearly. Brian Grubb explained with the\am dment to this Special Review permit,
the dogs would be housed in individua pens which will help decrease this
problem. Don Leffler also expressed c cprned about access to their irrigation
ditch. Stephanie Stokes said they ha cleaned weeds and debris out of the ditch
recently and Mr. Leffler would alw s be welcome access across their property.
Jean Hoffman moved Case Number ended USR-6$5, with Development Standards and
Conditions of Approval, be f arded to the Board of County Commissioners with
the Planning Commissions r ommendation for approval. Bill O'Hare seconded the
motion.
The Chairman asked t secretary to poll the members of the Planning Commission
for their decisio . Richard Kimmel - yes; Jean Hoffman - yes; Tom Rulon - yes;
Bill O'Hare - y ; Judy Yamaguchi - yes; Don Feldhhus - yes; Bud Clemons - yes .
Motion carrie unanimously.
CASE NUMBER: Z-467
NAME:
ADDRESS: 361 71st Avenue, Greeley, Colorado 80632
REQUEST: A Change of Zone from A (Agricultural) to P.U.D. R-1 (Low Density
Residential) and A (Agricultural) uses.
LEGAL DESCRIPTION: Part of the NE4 of Section 8, T5N, R67W of the 6th P.M. ,
Weld County, Colorado.
LOCATION: Approximately 2 miles south of the Town of Windsor; west of Weld
County Road 17, and south of Weld County Road 60.
Gary Tuttle, Tuttle-Applegate, representative, and Martin Lind, applicant
explained the request for rezoning is within the Urban Growth Boundary of the
Town of Windsor. The Windsor and Greeley Planning Commissioners had no
31
g% 1 ! r ii C-
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
April 21, 1992
Page 4
objections to this application. The distances between Ft. Collins, Greeley, and
Loveland make this site extremely attractive. Gary Tuttle explained this
property is in a transitional area with the addition of the new Wal-Mart
facility, and it is non-prime agricultural land. The size and terrain make the
property difficult to farm. The Little Thompson Water District has water lines
already set across the property so the infra-structure is in place. They propose
lots of two acres each with a large arena in the center of the development and
bridle paths on the outskirts. They plan to improve the railroad crossings over
the access roads.
Jean Hoffman asked when was the last time Little Thompson checked the existing
waterlines. Gary Tuttle said it had been 3 years ago and everything checked out.
Jean Hoffman also expressed concerns about Weld County Road 17 not being wide
enough to accommodate added traffic. She also asked about access for emergency
vehicles. Gary Tuttle said there was no problem for access of emergency
vehicles. Bud Clemons asked about dust problems. Gary Tuttle said there
shouldn' t be much of a dust problem because there would not be open grazing in
pastures. Bill O'Hare asked about the proximity of a dairy farm, a sheep farm,
and feedlots in the area. Martin Lind said if you chose to purchase rural land,
especially in Weld County, odors from surrounding farms and businesses is just
a way of life. Martin Lind listed rural subdivisions throughout Weld County that
have been successful, to include Dos Rios, Indianhead, Seeley Lake, and
Arrowhead. He compared this proposal with a very successful rural subdivision
near Denver called Shanago.
The Chairman asked if there was anyone in the audience who wished to speak for
or against this application.
Bruce Thornton, surrounding property owner, explained his family is extremely
opposed to a subdivision being built on agricultural land. They own the adjacent
property but do not reside on it. He felt approving this application would only
open the door to future re-zoning issues.
Eugene Habrock, surrounding property owner, spoke in favor of the application.
He sees this as a beautiful place to live and bring up children. People who
purchase this type of property don't have problems with the smell of feedlots.
Gary Weinmeister, surrounding property owner, spoke in opposition to this
proposal. He owns adjacent property and feels this proposal will compromise
isolation throughout the area.
Tom Ladder, surrounding dairy owner, said he has a sheep operation, and two
feedlots close to this proposal. A subdivision is not compatible with these
types of operations. In the summer the water pressure in the area is minimal.
920531
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
April 21, 1992
Page 5
A subdivision will make water pressure issues in the area a problem.
Frank Platte, surrounding dairy owner, stated he has mixed emotions about this
proposal. He doesn' t like to see agricultural land be used development, but at
the same time this type of application will make his property values go up.
Heidi Aas, surrounding property owner, is concerned about the loss of privacy and
the possibility of opening the door to other developers.
The Chairman asked Brian Grubb to read the staff's recommendations into the
record.
Jean Hoffman moved Case Number Z-467 be forwarded to the Board of County
Commissioners with the Planning Commissions recommendation for denial, based on
the fact this parcel of land is an isolated parcel, this is considered spot
zoning, noncompliance with Section 28.7 of the Weld County Zoning Ordinance,
proximity to dairy and sheep, and the agricultural nature of the area. Bill
O'Hare seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission
for their decision. Richard Kimmel - yes; Jean Hoffman - yes; Tom Rulon - yes;
Bill O'Hare - yes; Judy Yamaguchi - yes; Don Feldhaus - yes; Bud Clemons - yes.
Motion carried unanimously.
Comments
Don Feldhaus expresses a yes vote but certainly with mixed feelings, because it
seems like a good plan for a good development that' s worthy of being in a rural
area, but at the same token it does conflict with the isolated format.
Bud Clemons votes yes with an expression to the applicant that he was impressed
with the detailed plat that a considerable amount of time and money went into.
His concerns are primarily with the railroad and the access into the project,
along with trying to protect the concerns of the citizens of the local community.
It is always a difficult decision for staff members.
Respect lly submitt- . ,
\1 ��
Sharyn FI Ruff
Secretary
920$31
INVENTORY OF ITEMS SUBMITTED FOR CONSIDERATION
Applicant: Lind Land Company
Case Number: Z-467
Submitted or Prepared
Prior
to Hearing At Hearing
1. Application 28 Pages X
2. Application plat 1 page X
3. DPS Referral Summary Sheet X
4. DPS Recommendation X
5. DPS Surrounding Property Owner's Mailing List X
6. DPS Mineral Owner's Mailing List X
7. 3 DPS Maps Prepared by Planning Technician X
8. DPS Notice of Hearing X
9. DPS Case File Summary Sheet X
10. DPS Field Check X
11. Field Check; March 30, 1992; Weld County
Planning Commission; Jean Hoffman X
12. Referral Response; March 27, 1992; Weld
County School District RE-4; James Raine X
13. Referral Response; April 10, 1992; Weld
County Extension Service; Gene Inloes X
14. Referral Response; April 1, 1992; Oil & Gas
Conservation Commission; Stephen Pott X
15. Referral Response; April 7, 1992; Panhandle
Eastern Pipeline Co. ; Larry Abston X
16. Referral Response; April 3, 1992; Department
of the Army; Corps. of Engineers X
17. Referral Response; March 31, 1992; Weld County X
Environmental Protection Services; John Pickle
18. Referral Response; March 30, 1992; Weld County
Sheriff; Ed Jordan X
19. Referral Response; March 27, 1992; Windsor Fire
Dept. ; Bob Winter X
20. Letter from surrounding property owner; April
4, 1992; Alma Zeiler X
21. Letter from staff to Alma Zeiler; April 9,
1992; Brian Grubb X
22. Letter from surrounding property owner; April
15, 1992; Bruce Thornton X
23. Letter from surrounding property owner; April
17, 1992; Harry and Judy Hartshorn X
24. Referral Response; April 15, 1992; Department
of the Army, Corps. of Engineers; Timothy Carey X
25. Referral Response; April 14, 1992; West Greeley fri •, 4 .. /Its,
Soil Conservation District; X
26. Letter from surrounding property owner; April
21, 1992; Heide AAS X
F, XM •CI i
Inventory of Items Submitted for Consideration
Lind Land Company
Z-467
Page 2
Prior
to Hearing At Hearing
27. Letter from citizen; April 20, 1992; Donald
Lindauer X
28. Letter from applicant; April 20, 1992; Tuttle
Applegate; Gary Tuttle X
29. Easement Agreement; Book number 1077, Reception
number 2017912 X
30. Referral Response; April 21, 1992; Weld County
Engineering; Drew Scheltinga; Not submitted at
Planning Commission
I hereby certify that the thirty items identified herein were submitted to
the Department of Planning Services at or prior to the scheduled Planning
Commission hearing. I further certify that these items were forwarded to
the Clerk to the Board's office on April 27, 1992.
Current Planner
STATE OF COLORADO )
COUNTY OF WELD 1
SUB$,cg4,ED AND SWORN TO BEFORE ME THI�G'/,� day f 19 `
•s •
P r `1 G: NOT Y P IC
•
♦ - 1
My Commission expires November 1995
•
-4,1,941014-0-ion Expires
52051*_
Date: April 21, 1992
CASE NUMBER: Z-467
NAME: Lind Land Company
ADDRESS: 361 71st Avenue, Greeley, Colorado 80632
REQUEST: A Change of Zone from A (Agricultural) to P.U.D. R-1 (Low Density
Residential) and A (Agricultural) uses.
LEGAL DESCRIPTION: Part of the NE4 of Section 8, T5N, R67W of the 6th P.M. ,
Weld County, Colorado.
LOCATION: Approximately 2 miles south of the Town of Windsor; west of Weld
County Road 17, and south of Weld County Road 60.
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 applicant has not shown compliance with Section 28.7 of
the Weld County Zoning Ordinance as follows:
- This proposal is not consistent with the Weld County
Comprehensive Plan's goals and policies. This proposal is
located in the A (Agricultural) zone district and is evaluated
under the Agricultural, Urban Growth Boundary and Planned Unit
Development goals and policies. A goal of the agricultural
zone district is to encourage residential development to
locate adjacent to existing incorporated municipalities and in
accordance with the municipalities' adopted comprehensive plan
goals and policies. This parcel of ground is not adjacent to
any municipality and is nearly 3 miles south of developed
portions of the Town of Windsor. The subject parcel is within
3 miles of land annexed by the City of Greeley but is more
than four miles from any significant development. The intent
of this goal is to discourage inefficient leap-frog
development. It is the opinion of the Department of Planning
Services' staff that this proposal is a prime example of leap-
frog development. This proposal is also inconsistent with
policies of the City of Greeley which discourage residential
development that exceeds one unit per twenty (20) acres. The
proposal would allow 17 dwellings on 47 acres.
920531
Agricultural Policy #1 states, in part, that agricultural zone
districts shall be established and maintained to protect and
promote the County' s agricultural industry. The agricultural
zone district is intended to preserve prime agricultural land
and to provide areas for agricultural activities and uses
dependent upon agriculture without the interference of
incompatible residential, commercial, and industrial land
uses. It is the opinion of the staff that this request
represents spot zoning. This parcel is totally surrounded by
agriculturally zoned property. There is a dairy and sheep
confinement operation approximately 1/4 mile to the south and
rural residences to the north and west. It is the opinion of
the staff that these existing uses should be allowed to
continue without the potential for increased interference from
residential development.
Agricultural Policy 14 states, in part, that in the event that
residential development desires to locate on non-prime
agricultural land outside of an urban growth boundary area,
the application for such development shall be carefully
evaluated to determine if an equally suitable location is
available in areas established for such development. It is
the opinion of the staff that the applicant has not
demonstrated that an equally suitable location does not exist.
There is nothing significant nor are there any natural
features on this property that do not exist on parcels
located adjacent to the Town of Windsor. The Town of Windsor
does allow for this type of development.
It is the opinion of the Department of Planning Services'
staff that the applicant has not adequately addressed the
requirements of Section 28.7.1.6 of the Weld County Zoning
Ordinance. This section of the ordinance states that the
street or highway facilities providing access to the property
are adequate in functional classification, width, and
structural capacity to meet the traffic requirements for the
uses in the proposed zone district. The applicant has not
demonstrated that adequate legal access exists to Block 2 of
the development and if in fact legal access exists, he has not
demonstrated the willingness or the financial capability to
make the needed improvements to bring the access up to county
standards.
920531
The proposed access to Block 2 is unacceptable and is not
capable of meeting the P.U.D. performance standards for
adequate, safe and convenient access. As this access leaves
the subject property it immediately crosses the Great Western
Railroad tracks. This track crossing is unimproved and the
applicant has not demonstrated how the necessary improvements
will be made. In the event that a train is stopped on the
tracks, this portion of the property will be cut off from
owner access and emergency services.
It is the opinion of the Department of Planning Services Staff
that this site is inappropriate for a residential and
equestrian development and does not comply with the
environmental quality and natural resource policies of the
Weld County Comprehensive Plan. The size of the proposed lots
is not capable of supporting all of the functions of a "horse
property" . Each lot will have a dwelling, landscaping,
driveway, corrals and shelter for the horses and accessory
buildings. The full two acres will not be available to absorb
the impacts of the horses. In addition to the small lot size,
the property is unirrigated. The applicant has stated that
the horses will not be pastured but will be fed in the
corrals. The corrals will be a source of dust, soil erosion,
and other nuisance conditions. It is the opinion of the staff
that the applicant is only considering the economic benefits
of creating 17 lots without considering the capacity of the
land to support such uses.
920531
CONDITIONS OF APPROVAL - LIND LAND COMPANY, Z-467
1. The following notes shall be adopted and placed on the change of zone plat
prior to recording. The plat shall be delivered to the Department of
Planning Services and be ready for recording in the Weld County Clerk and
Recorder's office within 15 days of approval by the Board of County
Commissioners.
Uses allowed in the P.U.D. District shall comply with the uses allowed in
the R-1 (Low Density Residential) and A (Agricultural) zone districts of
the Weld County Zoning Ordinance except that the following uses are
excluded from the P.U.D. District: noncommercial junkyards, hospitals,
nursing homes, rehabilitation centers, preschools, daycare centers, private
schools and child care centers. Animal units shall comply with the bulk
requirements of the R-1 (Low Density Residential) district.
All streets within the P.U.D. district are private and shall be built to
county standards. One access to the property will be allowed. This access
shall be from County Road 17. All streets within the P.U.D. District shall
be maintained by the owners of the P.U.D. district, unless other
arrangements are approved by the Board of County Commissioners.
The maximum building height shall be 40 feet. The size of finished living
space shall be a minimum of 1800 square feet unless otherwise approved by
the Board of County Commissioners.
The P.U.D. plan application shall include a stormwater management plan and
a detailed master drainage plan.
The P.U.D plan application shall comply with the requirements of the March
31, 1992 memo from Weld County Environmental Protection Services.
The P.U.D. plan application shall comply with the requirements of the March
12, 1992 referral response from the Windsor/Severance Fire Protection
District.
The P.U.D. plan application shall comply with the requirements of the
February 13, 1992 letter from Weld County School District RE-4.
Water service shall be provided by Little Thompson Water District.
The existing road to Block 2 of the development, and all interior features
of the proposed development shall be removed from the change of zone plat
prior to recording.
920531
The only signs allowed in the P.U.D. district shall be those listed in
Section 42.1 and 42.2.2 of the Weld County Zoning Ordinance.
The final plan application materials shall include proposed measures to
mitigate potential soil erosion, fugitive dust and insect pest problems
caused by the keeping of horses.
920531
PLANNED UNIT DEVELOPMENT DISTRICT CHANGE OF ZONE APPLICATION
Department of Planning Services, 915 10th Street, Room 342, Gree
PHONE: 356-4000 Ext. 4400
MAR 2 4 1992
FOR PLANNING DEPARTMENT USE ONLY:
eUcr.:d Pl� 9rg
CASE NO. - 4e0 w+ APPLICATION FEE
DATE RECEIVED RECEIPT NO. L r
APPLICATION CHECKED BY RECORDING FEE
RECEIPT NO.
BE COMPLETED hY APPLICANT: (Print or type only except tor required signatures.)
I (we) , the undersigned, hereby request hearings before the Weld County Planning
Commission and the Board of County Commissioners concerning the proposed PUD rezoning
of the following described unincorporated area of Weld County, Colorado: LEGAL
DESCRIPTION: SEE ATTACHMENT "A"
(If additional space is required, attach an additional sheet)
Property Address (if available) :
PRESENT ZONE AG PROPOSED ZONE p u D TOTAL ACREAGE 47
OVERLAY ZONES NONF
SURFACE FEE (PROPERTY OWNERS) OF AREA PROPOSED FOR PUD REZONING:
NAME: LIND LAND COMPANY-MARTIN LIND HOME TELEPHONE:
ADDRESS: 361 71ST AVENUE GREELEY, CO. 80632 Bus. TELEPHONE:(303) 356-36J1
NAME: HOME TELEPHONE:
ADDRESS:
BUS. TELEPHONE:
APPLICANT OR AUTHORIZED AGENT (if different than above) :
NAME: HOME TELEPHONE:
ADDRESS:
BUS. TELEPHONE:
OWNER(S) AND/OR LESSEES OF MINERAL RIGHTS ON OR UNDER THE SUBJECT PROPERTIES OF
RECORD IN THE WELD COUNTY ASSESSOR'S OFFICE:
NAME: SEE ATTACHMENT "B"
ADDRESS:
NAME:
ADDRESS:
NAME:
ADDRESS:
I hereby depose and state under the penalties of perjury that all statements, proposals,
and plans submitted with or contained within this application are true and correct to
the best of my knowledge. /
COUNTY OF WELD )
) SS
STATE OF COLORADO)
Signature:
Si re: 0 or Authorized Agent
/_ ^ / s6.JJ'ftco,
Subscribed and sworn to before me this /%' day of /Vale) `O ..••^^^. •�, •
NOTARY PUBLIC f
it A% vaLkt j . I
D E 10%;••••.......••
%;of CDC:30rr.
MAR 2 4 1992 111
Weld Coop Planning
920531
CONDITIONS OF APPROVAL - LIND LAND COMPANY, Z-467
1. The following notes shall be adopted and placed on the change of zone plat
prior to recording. The plat shall be delivered to the Department of
Planning Services and be ready for recording in the Weld County Clerk and
Recorder's office within 15 days of approval by the Board of County
Commissioners.
- Uses allowed in the P.U.D. District shall comply with the uses allowed in
the R-1 (Low Density Residential) and A (Agricultural) zone districts of
the Weld County Zoning Ordinance except that the following uses are
excluded from the P.U.D. District: noncommercial junkyards, hospitals,
nursing homes, rehabilitation centers, preschools, daycare centers, private
schools and child care centers. Animal units shall comply with the bulk
requirements of the R-1 (Low Density Residential) district.
- All streets within the P.U.D. district are private and shall be built to
county standards. One access to the property will be allowed. This access
shall be from County Road 17. All streets within the P.U.D. District shall
be maintained by the owners of the P.U.D. district, unless other
arrangements are approved by the Board of County Commissioners.
- The maximum building height shall be 40 feet. The size of finished living
space shall be a minimum of 1800 square feet unless otherwise approved by
the Board of County Commissioners.
- • The P.U.D. plan application shall include a stormwater management plan and
a detailed master drainage plan.
- The P.U.D plan application shall comply with the requirements of the March
31, 1992 memo from Weld County Environmental Protection Services.
- The P.U.D. plan application shall comply with the requirements of the March
12, 1992 referral response from the Windsor/Severance Fire Protection
District.
- The P.U.D. plan application shall comply with the requirements of the
February 13, 1992 letter from Weld County School District RE-4.
- Water service shall be provided by Little Thompson Water District.
- The existing road to Block 2 of the development, and all interior features
of the proposed development shall be removed from the change of zone plat
prior to recording.
- The only signs allowed in the P.U.D. district shall be those listed in
Section 42.1 and 42.2.2 of the Weld County Zoning Ordinance.
- The final plan application materials shall include proposed measures to
mitigate potential soil erosion, fugitive dust and insect pest problems
caused by the keeping of horses.
920531
ATTACHMENT A
DESCRIPTION
PART OF THE NORTHEAST QUARTER (NE 1/4) OF SECTION EIGHT (8),
TOWNSHIP FIVE (5)PRINCIPAL MERIDIAN,NORTH,
RANGE SIXTY-SEVEN
COUNTY. COLORADO, BEING OF THE SIXTH
MORE
PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST
CORNER (NE COR) OF SAID SECTION EIGHT (8) AND CONSIDERING THE
EAST LINE OF SAID SECTION EIGHT (8) AS BEARING NORTH 00'00'00"
WEST WITH ALL OTHER BEARINGS CONTAINED HEREIN RELATIVE THERETO:
THENCE SOUTH 89'25'26' WEST (SOUTH 89'24'Z1" WEST MEAS.), 30
FErr 71 THE TRUE POINT OF BEGINNING;,401 55'; THENCE SOUTH 89'55134"T WEST,HENCE SOUTH 838.07 0F�FEET;
;
EAST, 1
THENCE SOUTH 89'59'15" WEST, 266.25 FEET (265.16 FEET MEAS.) TO
A POINT ON THE EAST RIGHT OF WAY LINE OF THE GREAT WESTERN
RAILROAD: THENCE ALONG SAID RIGHT OF WAY UNE THE FOLLOWING FOUR
COURSES; NORTH 35'51'34" EAST, 848.50 FEET (NORTH 35'51'12"
EAST, 834,11 FEE- MEAS.); THENCE ALONG A CURVE TO THE RIGHT WHOSE
RADIUS IS 1,392.7 AND WHOSE LONG CHORD BEARS NORTH 56'10'24'
'THENCE 6.92 FEET'NORTH 76'29'24" EAORTH ST (NORTH 76'28'66.73 12" EAST FEET
MEAS MEAS.);
307.00 FEET; THENCE ALONG A CURVE TO THE LEFT WHOSE RADIUS IS
1,950.1 FEET AND WHOSE LONG CHORD BEARS NORTH 71'41'16" EAST,
331.82 FEET (NORTH 71.10'53" EAST, 359.48 FEET MEAS.) TO THE
NORTH UNE OF THE NORTHEAST QUARTER OF SECTION 8; THENCE ALONG
EAST,U172.96 FEET 9MEAS.) TO THE 190.4 FEET TRUE POINT(NORTH OF BEGINNING.1"
SAID DESCRIBED PARCEL OF' LAND CONTAINS 47.04 ACRES, MORE OR LESS
AND IS SUBJECT TO ANY RIGHT OF WAY OR EASEMENTS AS RECORDED BY
INSTRUMENTS OF RECORD OR AS NOW EXISTING ON SAID PARCEL OF LAND.
92®533
TUTTLE APPLEGATE, INC.
Consultants for Land and Resource Development
March 24 , 1992
Mr. Chuck Cunliffe
Weld County Planning Services
914 Tenth Avenue
Greeley, CO 80631
' RE: PUD Change of Zone; WindSong Ranch
Dear Chuck:
This letter, along with the other materials attached, constitutes our
application for a Planned Unit Development Change of Zone for WindSong
Ranch. The 47 acre parcel is located at the southwest corner of Weld
County Roads 17 and 60 . It is presently zoned agricultural. We wish
to change this zoning to a PUD district.
This narrative will follow the same form and order as in your handout
for application requirements.
1 . The PUD Change of Zone application forms and fee are included
with this letter.
2 . WindSong Ranch will be a large lot, rural residential subdivision
with special amenities for horse owners. Single family
residential is the only land use. All homes in the subdivision
will be custom built. The home itself and any other accessory
buildings, fencing, and landscaping will be strictly regulated by
covenants and architectural controls. The lots will be oriented
toward the west and have a view of the mountains. Mgt= s gpLYif( S
p ®r C4ex413WArdr5
3 . Prior to di6cussion about the Weld County Plan, it is important
to justify the need for the rezoning. State law indicates the
property may be rezoned if there is an error in the original
District Zone Map or if conditions in the area have changed since
the District Zone Map was prepared which would require property
to be rezoned.
We contend in the vicinity of the site conditions have changed in
the last ten years. The primary change are the annexations of
both Greeley and Windsor moving toward this site. This property
is now slightly over a mile from the limits of Windsor and only
a few miles from the city limits of Greeley. The property is
located within the Urban Growth Boundary designated in the
County' s plan.
920531
11990 Grant Street, #410 Telephone: (303 ) 452-6611
Denver, Colorado 80233 Facsimile: (303 ) 452-2759
Mr. Chuck Cunliffe
Weld County Planning Services
March 24 , 1992
Page 2
The secondary reason for changing conditions is the installation
of water lines adjacent to and on this property. In the late
1960s, a developer installed water lines in anticipation of a
subdivision. The project was abandoned but the lines are still
in the ground and viable. About four years ago the Little
Thompson Water and Sanitation District staff dug up the valves on
the lines and confirmed they were in good shape. Therefore, the
property has the required infrastructure and this information was
probably not available to the County when the blanket
agricultural zone was applied in this area.
Presently the site is dryland wheat farmed. Its small size and
sloped terrain make it uneconomical to farm.
The general soil map provided by Weld County with the
comprehensive plan shows the property in question labeled as
dryland with the soil grouping of the Weld-Adena-Colby
Association. This soil group is given the number 27 . Table 5 of
the Weld County Comprehensive Plan classifies this soil group as
Class III overall with Class IV for the individual soils of Adena
and Colby.
Closer inspection of the area using the U.S.D.A. Soil Survey for
Weld County shows the soil series Kim Loam, five to nine percent
slopes, as the predominant soil in the area. Looking through
Table 5 to find Kim soils with the correct percent slopes, we
find them listed under the Soil Association #175, Kim-Otero. The
classification given for this soil in dry condition is IV and VI .
Based on the soil classifications of III, IV, and VI, the area
under consideration for a change of zone from agriculture to PUD
District is not well suited to agricultural due to severe
limitations that require special conservation practices, very
careful management, and make them generally unsuited to
cultivation. Therefore, this property is non-prime agricultural
land.
WindSong Ranch is located within the Urban Growth Boundaries as
designated in the Weld County Comprehensive Plan. This project
will benefit Weld County and its citizens by promoting efficient
land use, generous open space, and scenic views for the
homeowner.
920531
Mr. Chuck Cunliffe
Weld County Planning Services
March 24 , 1992
Page 3
The project combines the land uses of residential lots and
recreational open space in an innovative manner. The developer
wishes to create and maintain high property values by creating a
residential subdivision with a distinctive horse oriented
identity and substantial improvements in the common open space.
The property now is adequately served by public services and
facilities. Gas, telephone, and electric lines are located in
Weld County Road 17 and are available to this project. In
addition, Little Thompson Water and Sanitation District has water
lines adjacent to and in the property ready for hook-up.
Both the concept and the design of this PUD development are
compatible with the adjacent properties. Properties nearby are
used for agricultural and large lot rural residential. Within
the project itself, special measures are being taken to ensure
high quality lots which maintain their property values.
Generally the project is designed as a large lot subdivision with
a feeling of generous open space. All the buildings will be
custom designed and their design will be approved by an
architectural control board. Generous setbacks between homes and
streets and between homes and lot lines are considered. Height
limitation of 35 to 40 feet will be designated on buildings. On
street parking is not allowed and the developer will take
landscaping measures to create privacy and screen undesirable
views .
This project contains a generous amount of common open space. In
fact, approximately 17% of the total 47 acres will be devoted to
common open space. Every lot will have accessibility to the open
space which will be used for hiking, bicycling riding, and
horseback riding.
This common open space will be maintained in perpetuity by a
homeowner's association. This association will have legal means
to maintain the space and require all homeowners to share in that
expense. Weld County will not be responsible for any of the
maintenance or liability in this open space land.
The land plan will preserve the natural site features. The
ground has a high point on its eastern side which creates a
western facing slope on which to build homes. Thus views to the
mountains for every lot can be achieved. In addition, there is
a drainageway on the west side of the property with a series of
stock ponds. The breached dams will be repaired and this area
will be left in open space as wildlife habitat and hiking.
331
Mr. Chuck Cunliffe
Weld County Planning Services
March 24 , 1992
Page 4
Weld County Road 17 is designated as a County arterial road. The
project proposes one residential street connection with Weld
County Road 17 . This access point is located so that it has more
than the desired amount of stopping site distance from the south
and north. Existing traffic on Weld County Road 17 will not be
disturbed by this residential collector street.
WindSong Ranch qualifies as a Planned Unit Development because it
presents a unified plan for the development of residential
dwelling units and recreational/open space land. In addition,
the plan will designate a footprint for both the homes and
accessory buildings, such as horse facilities. Each lot has a
very specific area for the construction of these buildings in
order to preserve views to the west for all homes. The PUD
concept, which can be administered by Weld County, is a more
desirable method of control as opposed to complicated deed
restrictions.
MoyzE /,The PUD District is required at WindSong Ranch to prohibit the
ccMppE�accessory uses of carports and non-commercial junkyards and the
i..."51-0 special review uses of hospitals, nursing homes, rehabilitation
centers, preschools, daycare centers, private schools, and child
—dare centers.
When lot buyers approach the County for building permit
applications, the PUD plan can be referred to for review of each
home builder' s site plan. In addition, several of the lots do
not allow horses. Again, it is best to control these by the PUD
process.
r,.1r)tr.-
Our circulation plan proposes some unique features such as
reduce4_pavement width to discourage high_ speed travel. In
addition, we are proposing secondary accesses from the cul de
sacs. In this way only one specific access point is required on
Weld County Road 17 .
4 . The residential and recreational land uses proposed in Wind Song
Ranch will be compatible with each other within the PUD district.
Every lot will have easy access onto the open space system. The
lost open space system will be used for horseback riding, hiking,
bicycling riding, and wildlife observation. Interior lots in the
development will not allow horses. Only lots which are on the
perimeter of the project will be allowed horse facilities at the
rear of the lot. In this way the front of the houses will not be
required to look onto horse facilities at the rear of a neighbors
lot. 920531
Mr Chuck Cunliffe
Weld County Planning Services
March 24 , 1992
Page 5
N-The storm water detention facilities will be located at the
perimeter corners of the property in two to three locations.
Thus they will not conflict with the open space trail system or
any of the outdoor living areas of lots.
As stated previously, each house will have a view of the western
mountains. Specific building footprints will be designated on
lots in order to preserve these views. Generous setbacks from
the front, rear, and side will be required in order to maintain
"xAfwq.6a the low density rural character of the project. The streets will
��� be paved to eliminate dust in the subdivision. Landscaping will
be installed by the deve oper initially along Weld County Road
17 , at the entrance, and within the open space areas.
Water lines of the Little Thompson Water District are adjacent to
an in the property and are available for use. System
improvements to the south will allow greater pressure and
capacity in the lines and can easily serve the number of lots
proposed. Sewer will be provided by individual septic systems.
The developer proposes a single entrance into the project which
will end in two cul de sacs. For short lengths of the road, the
hiking trails will be built on one side. A generous amount of
pedestrian and horse circulation is allowed around the perimeter
of the development.
The performance standards as outlined in Section 35.3 of the
Zoning Ordinances will be complied with.
5 . The proposed uses in WindSong Ranch are compatible with
surrounding land uses. On all sides the predominate land use is
agricultural. Generally it is dryland farming. There are two
residential units on the north and western sides of the project.
These are modular homes with horse facilities. We feel the
residential values of Wind Song Ranch will improve the value of
these two residential units.
920531
Mr. Chuck Cunliffe
Weld County Planning Services
March 24 , 1992
Page 6
There are two facilities adjacent to the property which require
special mitigation. To the north is the Great Western Railroad
line. These tracks are infrequently used so we do not feel they
constitute a major impact to residential use on the property.
Those lots backing the tracks will have a rear setback of 100
feet. The power lines on the south line of the property
constitute some visual impact. In addition, we have heard some
discussion recently regarding health effects of electric fields
associated with power lines. As of this date our research has
not discovered any specific studies documenting negative health
effects. However, we have decided to require a 200 foot setback
for any residential units from the power lines.
6. The two uses proposed for WindSong Ranch are single family
residential and recreational/open space. All homes within the
project will be custom designed and built. The covenants will
require minimum square footages of 1, 800 square feet. No
manufactured or modular units will be allowed. Building heights
will be a maximum 35 to 40 feet. Horse barns and out buildings
will also be controlled by covenants in terms of minimum square
footages and maximum heights . Each lot will designate an allowed
footprint for the home and the out buildings. All these items
will be reviewed and administered by an architectural control
board. Initially this board will consists of the developer, but
members will be added to it as residents move into the
development. WindSong Ranch will contain a total of 17 single
family lots.
7 . The development will contain almost eight acres of private open
space and recreational facilities. This open space is for the
exclusive use of WindSong Ranch residents and their guests. The
main feature of the project is a perimeter trail for horses,
walking, and bicycling. The developer will construct a raised
pathway for these activities. All the paths will be
interconnected to the larger open space area at the northeast
corner. This area will be used for horse boarding, horse
exercise, and storm water detention. The developer will
construct a limited amount of equestrian facilities here for the
residents. As the development fills out, the homeowners
association will take responsibility for any further
construction.
920531
Mr. Chuck Cunliffe
Weld County Planning Services
March 24, 1992
Page 7
Additionally, the farm ponds on the western portion of the site
will be rehabilitated. We expect these ponds can then hold small
amounts of water during rainfall periods. The main function of
this area will be for wildlife habitat. Residents of the project
may enjoy wildlife observation.
All these open space and recreational facilities will be owned by
the homeowners association and maintained by the association in
perpetuity.
8 . The source of water will be the Little Thompson Water District.
The District presently has a six inch water line from U.S.
Business 34 up Weld County Road 17 to the property. Apparently
a developer in the late 1960s or early 1970s had plans for
residential lots on the property and installed the water lines,
but then the project went no further. A referral letter from the
District has been forwarded to the County stating their desire to
serve the development.
9 . Each lot will be served by its own septic system. The lots are
all at least two acres in size and allow adequate room for the
installation of a septic field.
10. The project is accessed by Weld County Road 17 . This County road
is classified as a County arterial and runs between Business U.S.
34 and the Town of Windsor. Presently it consists of a 24 foot
to 28 foot wide pavement with two to three feet gravel shoulders
within a 60 foot right-of-way. The road is not over capacity and
has adequate capacity to handle the 150 to 200 trips per day
generated by this project.
To the south of the property, on Weld County Road 17 , there is a
crest of a hill which limits sight distance. Considering a 55
mph speed limit and the downhill grade of the County road the
desirable stopping sight distance is 750 feet. The access point
into this property is over 1,000 feet from the crest of this hill
and, therefore, presents no unsafe conditions. The sight
distance to the south on Weld County 17 is open and presents no
sight distance problems.
320531
Mr. Chuck Cunliffe
Weld County Planning Services
March 24 , 1992
Page 8
11 . Attached with this letter is the soil capability classification
and general description obtained from the Weld County Soil
Survey. Also included are suitability tables for the various
uses with the PUD.
12 . No commercial mineral deposits are located on this property.
13 . The property is not included within a flood hazard area.
14 . The property is not included within a geologic hazard area.
15 . A sign will be posted announcing the property is being considered
for rezoning. The applicant will certify the sign has been
posted for ten ( 10 ) days prior to any scheduled hearing date.
16. Attached to the application is a certified list of the names,
addresses, and the corresponding parcel identification number
assigned by the Weld County Assessor of the owners of property
within five hundred ( 500 ) feet of the property subject to the
application.
17 . Attached to the application is a certified list of the names and
addresses of mineral owners and lessees of mineral owners on or
under the parcel of land being considered.
We are also in receipt of a staff review letter on our sketch plan
dated March 16 and revised on March 19 . We will respond to those
comments in the same order as presented in the letter by Mr. Brian
Grubb.
1. Following is a list of allowed uses at WindSong Ranch:
a. One single family dwelling per lot served by the Little
Thompson Water District
b. Barns and sheds
c. Landscaping
d. Fencing
e. Children's play areas
f. Horse corrals and compounds
g. Detached garages
h. Swimming pools, tennis courts, and similar private
recreational facilities
i. Home occupation
j . Guest parking areas
331
Mr. Chuck Cunliffe
Weld County Planning Services
March 24, 1992
Page 9
All structures and improvements placed on the lot must be
approved by the architectural control committee who will base
their review of requests on lot development guidelines. This
list of uses and the guidelines will be finalized at the approval
of the PUD plan.
Generally speaking the developer is interested in traditional
building styles making use of wood, brick, and stone. Colors for
all the structures will be soft and earth tone shades. Generally
maximum building height will be from 35 to 40 feet and roof pitch
should be steeper than 4 over 12 .
The building style of all accessory buildings will conform to the
style of the dwelling unit.
Mobile homes will not be allowed as temporary living quarters
while the dwelling unit is under construction.
Front yard landscaping must be installed prior to occupation of
the dwelling.
A final copy of all covenants and architectural controls will be
submitted at the time of the PUD plan.
2 . Non-commercial junkyards will not be allowed in the PUD District.
3. Submitted with this application is a preliminary study of soils
and geologic conditions, as Item #11 in our above report. A full
subsurface geotechnical investigation along with percolation
tests will be done at the PUD plan stage so both the systems and
the roads can be designed.
4 . As we previously mentioned, water service does not need to be
extended to the site because it is already adjacent to and inside
the property. Our discussions with the Little Thompson Water
District indicate their desire to loop water lines. This type of
final engineering designs will be completed with the PUD plan
application.
5. As requested by the Little Thompson Water District, we will
provide all appropriate easements for their water lines. These
easements will be shown on the PUD final plat.
6. Fire hydrants will be included in the development and their
location will be decided on in consultation with the
Windsor/Severance Fire Protection District. Minimum flows to the
fire hydrants will be studied and guaranteed by the developer.
520531
Mr. Chuck Cunliffe
Weld County Planning Services
March 24, 1992
Page 10
7 . The applicant does not object to cash in lieu of donation to the
school district in normally accepted amounts. These monies will
be paid at the time of building permit application for the
dwelling.
8 . The covenants of the development will include minimum square
footages for each dwelling of at least 1, 800 square feet.
Therefore, we have not problem in meeting the Weld County
Sheriff 's request.
9. We have also had discussions with David Lafferty, general manager
of the Great Western Railway Company. In our discussions with
him he indicated there are ways to safely accomplish a traffic
crossing for the two lots in Block 2 . Under separate cover we
will forward to you a copy of the legal access across private
property into the Block 2 area of the WindSong Ranch. Our wish
is to safely accomplish the railroad crossing for these two lots.
10 . Our PUD plan will show a 30 foot minimum lot frontage for Lots
9H, 10H, and 11H of Block 1.
Also included with this application is a vicinity map at 1" = 200 ' .
The map shows pertinent features on both the property and the
surrounding areas. Also you will find with this application the
Planned Unit Development district plat prepared according to County
requirements.
We look forward to a Planning Commission hearing on April 21, 1992 .
Cordially,
TUTTLE APPLEGATE, INC.
Gary
J. Tuttle
GJT/cr
Encs.
cc: File #92-102
Martin Lind
Kevin King
9x0531
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TUTTLE APPLEGATE, INC.
ComuRants lot lend and Resource Development
SOILSINFORMATION a£ 11990 Grant Street, Suite 410
Denier,Colorado 802339:)531
(3031452-5611 •Y
15—Colby loam, 1 to 3 percent slopes. This is a deep, Openland wildlife, such as pheasant, mourning dove,
well drained soil on uplands at elevations of 4,850 to 5,050 and cottontail, and rangeland wildlife, such as antelope,
feet. It formed in calcareous eolian deposits. cottontail, and coyote, are best suited to this soil. Under
Typically the surface layer is pale brown loam about 12 irrigation, good wildlife habitat can be established,
inches thick. The underlying material is very pale brown benefiting many kinds of openland wildlife. Forage
silt loam to a depth of 60 inches. production is typically low on rangeland, and grazing
Permeability is moderate. Available water capacity is management is needed if livestock and wildlife share the
high. The effective rooting depth is 60 inches or more. range. Livestock watering facilities also are utilized by
various wildlife species.
Surface runoff is medium, and the erosion hazard is This soil has good potential for urban and recreational
moderate.In irrigated areas this soildevelopment. Road design can be modified to compensate
is l suited all crops com-, for the limited capacity of this soil to support a load.
monly grown in the area, including corn, sugar beets, Capability subclass IIe irrigated, IVe nonirrigated;
beans, alfalfa, small rain, potatoes, and onions. An exam- Loamy Plains range site.
ple of a suitable cropping system is 3 to 4 years of alfalfa
followed by corn, corn for silage, sugar beets, small grain, 34—Kim loam, 5 to 9 percent slopes. This is a deep,
or beans. Land leveling, ditch lining, and installing well drained soil on plains and alluvial fans at elevations
pipelines may be needed for proper water application. of 4,900 to 5,250 feet. It formed in mixed eolian deposits I
All methods of irrigation are suitable, but furrow ir- and parent sediment from a wide variety of bedrock. In-
mercion is the most common. Barnyard manure and com- eluded in mapping are small areas of soils that have '
mercial fertilizer are needed for top yields. loamy sand underlying material.
In nonirrigated areas this soil is suited to winter wheat, Typically the surface layer is brown and pale brown
barley, and sorghum. Most of the acreage is planted to Iloam about 10 inches thick. The upper 25 inches of the un-
winter wheat. The predicted average yield is 28 bushels derlying material is pale brown loam. The lower part to a
• per acre.
The soil is summer fn alternate years I depth of 60 inches is pale brown fine sandy loam.
to allow moisture accumulation. Generally fallowed
precipitation is Permeability is moderate. Available water capacity is
too low for beneficial use of fertilizer. high. The effective rooting depth is 60 inches or more.
Stubble mulch farming, s blowing
g, and minimum til- Surface runoff is rapid, and the erosion hazard is
lage are needed to control soil blowin and water erosion. moderate.
Terracing may also be needed to control water erosion. This soil is suited to limited cropping. Intensive
The potential native vegetation is dominated by blue
grama. cropping is hazardous because of erosion. The cropping
Several mid grasses, such as western wheatgrass
and needleandthread, are also present. Potential produc- system should be limited to such close grown crops as al-
tion ranges from 1,600 pounds per acre in favorable years falfa, wheat, and barley. This soil also is suited to ir-
to 1,000 pounds in unfavorable years. As range condition rigated pasture. A suitable cropping system is 3 to 4
deteriorates, the mid grasses decrease; blue grama, buf- years of alfalfa followed by 2 years of corn and small
grain and alfalfa seeded with a nurse crop.
falograss, snakeweed, yucca, and fringed sage increase;
and Close grown crops can be irrigated from closely spaced
forage production drops. Undesirable weeds and an-
nuals invade the site as range condition becomes poorer. contour ditches or sprinklers. Contour furrows or sprin-
Management of vegetation on this soil should be based klers should be used for new crops. Applications of
on taking half and leaving half of the total annual produc- nitrogen and phosphorus help in maintaining good produc-
tion. Seeding is desirable if the range is in poor condition. tion.
Sideoats grama, little bluestem, western wheatgrass, blue The potential native vegetation is dominated by blue
•
grama, pubescent wheatgrass, and crested wheatgrass are grams. Sideoats grama, little bluestem, western wheat-
suitable for seeding. The grass selected should meet the grass, and sedge are also prominent. Potential production
seasonal requirements of livestock. It can be seeded into ranges from 1,800 pounds per acre in favorable years to
a clean, firm sorghum stubble or it can be drilled into a 1,500 pounds in unfavorable years. As range condition
firm prepared seedbed. Seeding early in spring has deteriorates, the sideoats grams and little bluestem
proven most successful. decrease; forage production drops; and blue grams, buf-
Windbreaks and environmental plantings of trees and falograss, and several perennial forbs and shrubs in-
shrubs commonly grown in the area are generally well crease. Undesirable weeds and annuals invade the site as
suited to this soil. Cultivation to control competing range condition becomes poorer.
vegetation should be continued for as many years as Management of vegetation should be based on taking
possible following planting. Trees,that are best suited and half and leaving half of the total annual production. Seed-
have good survival are Rocky Mountain juniper, eastern ing is desirable if the range is in poor condition. Sideoats
redcedar, ponderosa pine, Siberian elm, Russian-olive, and grams, little bluestem, western wheatgrass, and pu-
hackberry. The shrubs best suited are skunkbush sumac, bescent wheatgrass are suitable for seeding. The grass
selected should meet the seasonal needs of livestock. It
lilac, Siberian peashrub,and American plum.
can be seeded into a clean, firm sorghum stubble, or it
220531 "
can be drilled into a firm prepared seedbed. Plowing and Production of vegetation on this treeless soil is low,
drilling on the contour minimize runoff and soil losses. especially during drought, when annual production can be
Seeding early in spring has proven most successful. as low as 300 pounds per acre. Rangeland wildlife, such as Windbreaks and environmental plantings are generally antelope and scaled quail, can be attracted by managing I
well suited to this soil. Cultivation to control competing livestock grazing, installing livestock watering facilities,
vegetation should be continued for as many years as and reseeding where needed.
possible following planting.Trees that are best suited and This soil has poor potential for urban development. The
have good survival are Rocky Mountain juniper, eastern chief limiting feature is the shallow depth to sandstone.
redcedar, ponderosa pine, Siberian elm, Russian-olive, and Capability subclass VIe irrigated, VIe nonirrigated; Sand-
hackberry. The shrubs best suited are skunkbush sumac, stone Breaks range site.
lilac, Siberian peashrub, and American plum.
Wildlife is an important secondary use of this soil. The 79—Weld loam, 1 to 3 percent slopes. This is a deep,
cropland areas provide favorable habitat for ring-necked well drained soil on smooth plains at elevations of 4,850 to
pheasant and mourning dove. Many nongame species can 5,000 feet. It formed in eolian deposits. Included in
be attracted by establishing areas for nesting and escape mapping are small areas of soils that have a subsoil of
cover. For pheasants, undisturbed nesting cover is essen- loam and light clay loam. Also included are some leveled
tial and should be included in plans for habitat develop- areas.
ment, especially in areas of intensive agriculture. Range- Typically the surface layer of this Weld soil is brown
land wildlife, for example, the pronghorn antelope, can be loam about 8 inches thick. The subsoil is brown and pale
attracted by developing livestock watering facilities, brown heavy clay loam and light clay about 20 inches
managing livestock grazing, and reseeding where needed. thick. The substratum to a depth of 60 inches is silt loam.
This soil has good potential for urban and recreational Permeability is slow. Available water capacity is high.
development. Increased population growth in the survey The effective rooting depth is 60 inches or more. Surface
area has resulted in increased homesite construction. The runoff is slow, and the erosion hazard is low.
chief limiting soil feature for urban development and road In irrigated areas this soil is suited to all crops corn-
construction is the limited capacity of this soil to support monly grown in the area, including corn, sugar beets (fig.
a load. Septic tank absorption fields function properly, but 8), beans, alfalfa, small grain, and onions. An example of a
community sewage systems should be provided if the suitable cropping system is 3 to 4 years of alfalfa fol-
population density increases. Because of the permeability lowed by corn, corn for silage, sugar beets, small grain, or
of the substratum, sewage lagoons must be sealed. beans. Land leveling, ditch lining, and installing pipelines
Lawns, shrubs, and trees grow well. Capability subclass are needed for proper water applications.
IVe irrigated, VIe nonirrigated; Loamy Plains range site. All methods of irrigation are suitable, but furrow ir-
rigation is the most common. Barnyard manure and com-
- mercial fertilizer are needed for top yields.
61—Tassel fine sandy loam, 5 to 20 percent slopes.
This soil is well suited to winter wheat, barley, and
This is a shallow, well drained soil on upland breaks at
elevations of 4,850 to 5,200 feet. It formed in residuum sorghum if it is summer fallowed in alternate years.
from sandstone. Included in mapping are small areas of Winter wheat is the principal crop. The predicted average
sandstone outcrop and areas of noncalcareous soils. yield is 33 bushels per acre. If the crop is winterkilled,
Typically the surface layer of this Tassel soil is light spring wheat can be seeded. Generally precipitation is too
low for beneficial use of fertilizer.
yellowish brown fine sandy loam about 7 inches thick.The Stubble mulch farming, striperopping, and minimum til-
underlying material is light yellowish brown very fine lage are needed to control soil blowing and water erosion.
sandy loam. Sandstone is at a depth of about 11 inches. Terracing also may be needed to control water erosion.
Permeability is moderately rapid. Available water
capacity is low. The effective rooting depth is 10 to 20 The potential native vegetation is dominated by blue
inches. Surface runoff is medium, and the erosion hazard grama. Several mid grasses, such as western wheatgrass
is moderate. and needleandthread, are also present. Potential produc-
The potential native vegetation is dominated by tion ranges from 1,600 pounds per acre in favorable years
to 1,000 pounds in unfavorable years. As range condition
sideoats grama, little bluestem, blue grama, threadleaf
sedge, sand reedgrass, and needleandthread. Potential deteriorates, the mid grasses decrease; blue grama, buf-
production ranges from 1,750 pounds per acre in favors- falograss, snakeweed, yucca and fringed sage increase;
ble years to 950 pounds in unfavorable years. As range and forage production drops. Undesirable weeds and an-
condition deteriorates, the sideoats grama, little bluestem, nuals invade the site as range condition becomes poorer.
Management of vegetation on this soil should be based
and sand reedgrass decrease; yucca, sedge, and blue
grama increase; and forage production drops. on taking half and leaving half of the total annual produc-
tion. Seeding is desirable if the range is in poor condition.
Management of vegetation should be based on taking
half or less of the total annual production. Deferred graz- Sideoats grams little bluestem, western wheatgrass, blue
ing is practical in improving range condition. Seeding and grama, pubescent wheatgrass, and crested wheatgrass are
mechanical treatment are impractical. suitable for seeding. The grass selected should meet the
seasonal requirements of livestock. It can be seeded into
Windbreaks and environmental plantings are generally
not suited to this soil. Onsite investigation is needed to a clean, firm sorghum stubble, or it can be drilled into a
firm prepared seedbed. Seeding early in spring has
determine if plantings are feasible.
proven most successful. 320.531
Windbreaks and environmental plantings are generally
well suited to this soil. Summer fallow a year before
planting and continued cultivation for weed control are
needed to insure establishment and survival of plantings.
Trees that are best suited and have good survival are
Rocky Mountain juniper, eastern redcedar, ponderosa
pine, Siberian elm, Russian-olive, and hackberry. The
shrubs best suited are skunkbush sumac, lilac, Siberian
peashrub, and American plum.
Openland wildlife, such as pheasant, mourning dove,
and cottontail, are best suited to this soil. Wildlife habitat
development, including tree and shrub plantings and
grass plantings to serve as nesting areas, should be suc-
cessful without irrigation during most years. Under ir-
rigation, good wildlife habitat can be established, benefit-
ing many kinds of openland wildlife.
This soil has good potential for urban and recreational
development. The chief limiting soil features for urban
development are the shrink-swell potential of the subsoil
as it wets and dries and the limited capacity of the soil to
support a load. Lawns, shrubs, and trees grow well. Capa-
bility subclass Ile irrigated, IIIc nonirrigated; Loamy
Plains range site.
9,-0531
A
100 SOIL SURVEY
TABLE 6.--BUILDING SITE DEVELOPMENT
[Some of the terms used in this table to describe restrictive soil features are defined in the Glossary. See
text for definitions of "slight," "moderate," and "severe." Absence of an entry means soil was not
rated]
Soil name and ; Shallow Dwellings Dwellings Small I Local roads
map symbol excavations without with commercial and streets
basements basements buildings '
1
1 , 2 Severe: Moderate: Moderate: Moderate: Moderate:
Altvan cutbanks cave. shrink-swell. ! shrink-swell, shrink-swell. shrink-swell,
frost action.
3':
Aquolls Severe: Severe: :Severe: Severe: Severe:
•) floods, floods, ! floods, floods, floods,
• wetness. wetness. I wetness. wetness. wetness,
. ! frost action.
Aquents Severe: Severe: Severe: Severe: Severe:
floods, floods, floods, floods, floods,
wetness. wetness. wetness. wetness, wetness,
frost action.
4':
Aquolls Severe: Severe: Severe: Severe: Severe:
floods, floods, floods, floods, floods,
wetness, wetness. wetness. , wetness. wetness,
frost action.
Aquepts Severe: Severe: Severe: :Severe: Severe:
floods, floods, floods, ; floods, floods,
wetness. wetness. wetness. I wetness. wetness,
frost action.
•
5 Slight Moderate: Moderate: ;Moderate: Moderate:
Ascalon low strength. low strength. I low strength. frost action,
low strength.
6, 7 Slight Moderate: Moderate: :Moderate: Moderate:
Ascalon low strength. low strength. I slope, frost action,
low strength. low strength.
•
8, 9 Slight Moderate: Moderate: 'Moderate: Moderate:
Ascalon low strength. low strength. low strength. frost action,
low strength.
10 Severe: Severe: Severe: Severe: Severe:
Bankard cutbanks cave, floods. floods. floods, floods.
floods.
11 , 12 Slight Slight Slight Slight Moderate:
Bresser frost action.
13 Severe: Moderate: Moderate: Severe: Moderate:
Cascajo cutbanks cave, slope. slope, slope, slope.
small stones.
1 14, 15 !Slight Slight Slight Slight Moderate:
Colby low strength.
16, 17 !Slight Slight Slight Moderate: Moderate:
Colby ! slope, low strength.
i
1B': !
Colby ;Slight Slight Slight Moderate: Moderate:
I slope. low strength.
Adena ;Slight Moderate: Moderate: Moderate: Moderate:
I 44. low strength. low strength. I low strength, low strength.
Islope.
See footnote at end of table.
. 220531
WELD COUNTY, COLORADO, SOUTHERN PART 101
TABLE 6.--BUILDING SITE DEVELOPMENT--Continued
Soil name and 1 Shallow Dwellings Dwellings Small Local roads
map symbol 1 excavations without with , commercial and streets
basements basements buildings _ _____
19 Moderate: Severe: Severe: Severe: Severe:
Colombo floods. floods. floods. floods. floods.
20 Slight Moderate: Moderate: Moderate: Moderate:
Colombo low strength. low strength. low strength. low strength,
frost action.
21 , 22 Severe: Moderate: Slight Moderate: Severe:
Dacono cutbanks cave. low strength, low strength, shrink-swell,
shrink-swell. shrink-swell. low strength.
43, 24 Slight Moderate: Moderate: Moderate: Moderate:
•Fort Collins low strength. low strength, low strength. low strength.
shrink-swell.
25, 26 Severe: Severe: Severe: Severe: Severe:
Haverson floods. floods. floods. floods. floods.
27, 28 Severe: Severe: Severe: Severe: Severe:
Heldt too clayey. shrink-swell, shrink-swell, shrink-swell, shrink-swell,
low strength. low strength. low strength. low strength.
29, 30 Slight Moderate: Moderate: Moderate: Moderate:
Julesburg low strength. low strength. low strength. low strength,
frost action.
91 , 32 Slight Moderate: Moderate: Moderate: Moderate:
iKim low strength. low strength. low strength. low strength.
33, 34 Slight Moderate: Moderate: Moderate: Moderate:
Kim low strength. low strength. low strength, low strength.
slope.
35':
Loup Severe: Severe: Severe: Severe: Severe:
wetness, wetness, wetness, wetness, wetness.
cutbanks cave. floods. floods. floods.
Boel ' Severe: Severe: Severe: Severe: Severe:
wetness, wetness, wetness, wetness, wetness,
floods, floods. floods. floods. floods.
cutbanks cave.
36':
Midway Severe: Severe: Severe: Severe: Severe:
too clayey. shrink-swell, shrink-swell, slope, shrink-swell,
low strength. low strength. shrink-swell, low strength.
low strength.
Shingle Severe: Severe: Severe: Severe: Severe:
depth to rock. depth to rock. depth to rock. depth to rock, depth to rock.
slope.
37 Severe: Moderate: Severe: Moderate: Moderate:
Nelson depth to rock. depth to rock, depth to rock. depth to rock, depth to rock,
low strength. low strength. low strength.
38 Severe: Moderate: Severe: Moderate: Moderate:
Nelson depth to rock. depth to rock, depth to rock. slope, depth to rock,
low strength. depth to rock, low strength.
low strength.
39, 40, 41, 42, ,
43 Moderate: Severe: Severe: Severe: Severe:
Nunn too clayey. shrink-swell, shrink-swell, shrink-swell, shrink-swell,
low strength. low strength. low strength. low strength.
'ft
See footnote at end of table.
320531 '
a _
102 SOIL SURVEY
TABLE 6.--BUILDING SITE DEVELOPMENT--Continued
---r
Soil name and I Shallow Dwellings Dwellings commercial , and Local
ltroads
map symbol excavations without basements buildings ;
basements .
Slight Slight ;Moderate:
y4 'Slight Slight ; low strength.
Olney 4
Slight Slight Slight ;Moderate: ;Moderate:
4O ; slope. 1 low strength.
Olney ;
Slight Slight ;Slight Moderate:
4O, 47 Slight low strength.
Olney I
48 Slight Slight Slight ;Moderate: Moderate:
slope. low strength.
Olney ;
m9 Severe: Slight
Slight ;Slight Slight.
Osgood cutbanks cave. '
50, 51 Slight
Slight Slight ;Slight Slight.
Otero ;
52, 53 Slight Slight Slight ,Moderate: Slight.
slope.
Otero
Severe: Severe: ;Severe: Moderate:
5 Slight floods. floods. { floods. low strength,
Paoli frost action.
Slight Slight ;Slight Moderate:
55 Slight low strength,
Paoli frost action.
56 Moderate: Moderate:
Moderate: ;Moderate: Severe:
low ength, low Renohill depth to rock, low shrink-swell. depth ength, low t
orock,th, 1 shrink-swell. shrink-swell.
too clayey. shrink-swell.
Moderate: Moderate: Severe:
Renohill Moderate: Moderate:
R enohill depth to rock, low strength, low strength, slope, low strength,
too clayey. shrink-swell. depth to rock, low strength, shrink-swell.
shrink-swell. shrink-swell.
58, 59 Severe:
Severe: Severe: Severe: Severe:
Shingle depth to rock. depth to rock. depth to rock. depth to rock. depth to rock.
60': Severe:
Shingle Severe: Severe:
Severe: Severe:
depth to rock. depth to rock. depth to rock. depth to rock. depth to rock.
Moderate: Moderate: Severe:
Renohill Moderate: Moderate:
depth to rock, low strength, low strength, slope, low strat h,
too clayey. shrink-swell. depth to ellk, low strength, shrink-snail.
shrink-swell. shrink-swell.
Severe: Moderate:
I61 Moderate: Moderate: Moderate:
Tassel depth to rock. depth to rock. depth to rock. slope. depth to rock.
62 Severe:
Moderate: Severe: Moderate: Moderate:
Terry depth to rock. depth to rock. depth to rock. depth to rock. depth to rock.
63 Severe:
Moderate: Severe: Moderate: Moderate:
Terry depth to rock. depth to rock. depth to rock. depth ope to rock, depth to rock.
64 Moderate: Moderate: Moderate: Moderate: Moderate:
Thedalund depth to rock. low strength. depth to rock. low strength. low strength.
Moderate: Moderate: Moderate: Moderate:
65 ;Moderate: depth to rock. low strength, low strength.
Thedalund ; depth to roclb� low strength. p slope.
See footnote at end of table.
320531
WELD COUNTY, COLORADO, SOUTHERN PART 1O3
TABLE 6.--BUILDING SITE DEVELOPMENT--Continued
Soil name and , Shallow Dwellings Dwellings Small Local roads
map symbol excavations without ' with commercial and streets
basements basements buildings
66, 67 Moderate: Severe: Severe: Severe: Severe:
Ulm too clayey. shrink-swell. , shrink-swell. shrink-swell. low strength,
shrink-swell.
68• Severe: Moderate: Moderate: Moderate: Moderate:
Ustic small stones, slope. I slope. slope. slope.
Torriorthents cutbanks cave.
69 Severe: Slight Slight Slight Slight.
Valent cutbanks cave. .
70 Severe: Slight Slight Moderate: Slight.
Valent cutbanks cave. slope.
•
71':
Valent Severe: Slight Slight Moderate: Slight.
cutbanks cave. slope.
Loup Severe: Severe: Severe: Severe: Severe:
wetness, wetness, wetness, wetness, wetness.
cutbanks cave. floods. floods. floods.
72 Slight Slight Slight Slight ;Moderate:
Vona 1 low strength.
i 73, 7u Slight Slight Slight Moderate: ;Moderate:
Vona slope. ; low strength.
75, 76 Slight Slight Slight Slight Moderate:
Vona low strength.
77 Slight Slight Slight Moderate: Moderate:
Vona slope. low strength.
78, 79 Slight Moderate: Moderate: Moderate: Moderate:
Weld low strength, low strength, low strength, low strength,
shrink-swell. shrink-swell. shrink-swell . shrink-swell ,
frost action.
80 Slight Moderate: Moderate: ',Moderate: Moderate:
Weld low strength, low strength, I low strength, low strength,
shrink-swell. shrink-swell. slope, shrink-swell,
shrink-swell. frost action.
81' 82':
Wiley Slight Moderate: Moderate: Moderate: Moderate:
low strength, low strength, low strength, low strength,
shrink-swell. shrink-swell. shrink-swell. shrink-swell.
Colby Slight Slight Slight Slight Moderate:
low strength.
83':
Wiley Slight Moderate: Moderate: Moderate: Moderate:
low strength, low strength, low strength, low strength,
shrink-swell. shrink-swell. slope, shrink-swell.
shrink-swell.
Colby Slight Slight Slight Moderate: Moderate:
slope. low strength.
• See map unit description for the composition and behavior of the map unit.
4
•
920531
1
104 SOIL SURVEY
TABLE 7.--SANITARY FACILITIES
[Some of the terms used in this table to describe restrictive soil features are defined in the Glossary. See
text for definitions of "slight," "moderate," "good," "fair," and other terms used to rate soils.
Absence of an entry means soil was not rated)
Soil name and Septic tank Sewage lagoon Trench Area Daily cover
map symbol absorption areas sanitary sanitary for landfill
fields landfill landfill
1 , 2 Slight Severe: Severe: Slight ;Fair:
Altvan seepage. seepage. thin layer.
3':
Aquolls Severe: Severe: Severe: Severe: Poor:
floods, floods, floods, wetness. ; wetness.
wetness. wetness. wetness.
Aquents Severe: Severe: Severe: Severe: :Poor:
floods, floods, floods, wetness. I wetness.
wetness. wetness. wetness.
4':
Aquolls Severe: Severe: Severe: Severe: Poor:
floods, floods, floods, wetness. wetness.
wetness. wetness. wetness.
Aquepts Severe: Severe: Severe: Severe: Poor:
floods, floods, floods, wetness. wetness.
wetness. wetness. wetness.
1
5, 6 Slight Severe: Severe: Severe: Good.
Ascalon seepage. seepage. seepage.
;7 Slight Severe: Severe: Severe: Good.:,
' Ascalon slope, seepage. seepage.
seepage.
8, 9 Slight Severe: Severe: Severe: Good.
Ascalon seepage. seepage. seepage.
10 Severe: Severe: Severe: Severe: Fair:
Bankard floods. floods, floods, floods. too sandy.
seepage. seepage.
11, 12 Slight Severe: Severe: Severe: Good
Bresser seepage. seepage. seepage.
13 Moderate: Severe: Severe: Severe: Poor:
Cascajo slope. slope, seepage. seepage. small stones.
seepage,
small stones.
I14, 15, 16 Slight Moderate: Slight Slight Good.
Colby seepage.
17 Slight Severe: Slight Slight Good.
Colby slope.
18':
Colby Slight Severe: Slight Slight Good.
slope.
Adena Moderate: Moderate: Slight Slight Good.
percs slowly. seepage,
slope.
19 Moderate: Severe: Moderate: Moderate: Good.
Colombo floods. floods. floods. floods.
20 Slight L4---- Moderate: Slight Slight Good.
Colombo - slope,
seepage.
See footnote at end of table.
°'° 0531
WELD COUNTY, COLORADO, SOUTHERN PART 105
TABLE 7.--SANITARY FACILITIES--Continued
I
Soil name and Septic tank i Sewage lagoon Trench i Area ; Daily cover
map symbol absorption areas sanitary , sanitary I for landfill
fields landfill landfill
21 , 22 Severe: Severe: Severe: Slight IFair:
Dacono percs slowly. seepage. seepage. I too clayey.
23 Moderate: Moderate: Slight Slight Good.
Fort Collins percs slowly. seepage.
24 Moderate: Moderate: Slight Slight Good.
Fort Collins percs slowly. seepage,
slope.
25, 26 Severe: Severe: Severe: Severe: Good.
Haverson floods. floods. floods. floods.
27, 28 Severe: Moderate: Severe: Slight Poor:
Heldt percs slowly. slope. too clayey. too clayey.
29, 30 Slight Severe: Severe: Severe: Good.
Julesburg •
Jseepage. seepage. seepage.
31 Slight Moderate: Slight Slight Good.
Kim seepage.
32, 33 Slight Moderate: Slight Slight Good.
Kim seepage,
slope
i 34 Slight Severe: Slight Slight Good.
Kim slope.
35':
Loup Severe: Severe: Severe: Severe: Poor:
wetness, wetness, wetness, wetness, wetness.
floods. seepage, floods, floods,
floods. seepage. seepage.
Boel Severe: Severe: Severe: Severe: Poor:
wetness, wetness, wetness, wetness, too sandy.
floods. seepage, floods, floods.
floods. seepage.
36':
Midway Severe: Severe: Severe: Moderate: Poor:
percs slowly, depth to rock, depth to rock, slope. too clayey,
depth to rock. slope. too clayey. thin layer.
Shingle Severe: Severe: Severe: Moderate: Severe:
depth to rock. slope, depth to rock. slope. thin layer.
depth to rock.
37, 38 Severe: Severe: Severe: Severe: Fair:
Nelson depth to rock. depth to rock, depth to rock, seepage. thin layer.
seepage. seepage.
39 Severe: Moderate: Slight Slight Fair:
Nunn percs slowly. excess humus. too clayey.
40 Severe: Moderate: Slight Slight Fair:
Nunn percs slowly. excess humus, too clayey.
slope.
,
41 Severe: Moderate: Slight Slight Fair:
Nunn peres slowly. excess humus. I too clayey.
i
42 Severe: Moderate: ;Slight Slight Fair:
Nunn percs slowly. excess humus, I too clayey.
slope.
I
See footnote at end of table:
Pit, 0531
a ___. _.
106 SOIL SURVEY
TABLE 7.--SANITARY FACILITIES--Continued
Soil name and Septic tank Sewage lagoon Trench Area Daily cover
map symbol absorption areas sanitary sanitary for landfill
fields landfill ,, landfill
43 Severe: 'Moderate: Slight Slight Fair:
Nunn percs slowly. excess humus. too clayey.
44, 45, 46, 47, 48-- Slight Severe: Slight Slight Good.
Olney seepage.
49 Slight Severe: Severe: Severe: Fair:
Osgood seepage. seepage. seepage. too sandy.
50, 51 , 52 Slight Severe: Slight Slight Good.
Otero seepage.
1
53 Slight Severe: Slight Slight Good.
Otero slope,
seepage.
54 Slight Severe: Severe: Severe: Good.
Paoli seepage. seepage. seepage.
55 Slight Severe: Severe: Severe: Good.
Paoli seepage. seepage. seepage.
56, 57 Severe: Severe: Severe: Slight Fair:
Renohill percs slowly, depth to rock. depth to rock. too clayey,
depth to rock. thin layer.
58, 59 Severe: Severe: Severe: Slight Poor:
•
Shingle depth to rock. depth to rock. depth to rock. thin layer.
60":
Shingle Severe: ;Severe: Severe: ;Slight Poor:
depth to rock. ; depth to rock. depth to rock. I thin layer.
Renohill Severe: ;Severe: Severe: ;Slight Fair:
percs slowly, I depth to rock. depth to rock. I too clayey,
depth to rock. , I thin layer.
61 Severe: ;Severe: Severe: ;Severe: Poor:
Tassel depth to rock. ; depth to rock, depth to rock, I seepage. thin layer,
aapage eoopago area rorlaim
I slope.
62, 63 Severe: ;Severe: Severe: Slight Fair:
Terry depth to rock. ; depth to rock, depth to rock. thin layer,
I seepage. area reclaim.
64, 65 Severe: ;Severe: Severe: Slight Fair:
Thedalund depth to rock. I depth to rock. depth to rock. thin layer.
66 Severe: ;Slight Moderate: Slight Poor:
Ulm percs slowly. I too clayey. too clayey.
67 Severe: ;Moderate: Moderate: Slight Poor:
Ulm percs slowly. ; slope. too clayey. too clayey.
68" Moderate: ;Severe: Severe: Severe: Poor:
Ustic Torriorthents slope. I seepage, seepage, seepage. too sandy,
; small stones. too sandy. small stones.
69, 70 Slight ;Severe: Severe: Severe: Poor:
Valent I seepage. too sandy, seepage. too sandy.
seepage.
;
7111: ;
Valent Slight 'Severe: Severe: Severe: Poor:
seepage. too sandy, seepage. too sandy.
'i seepage.
See footnote at end of table.
.Si:+0531
WELD COUNTY, COLORADO, SOUTHERN PART 107
TABLE 7.--SANITARY FACILITIES--Continued
Soil name and Septic tank 1 Sewage lagoon Trench Area Daily cover
map symbol absorption areas sanitary sanitary landfill landfill for landfill
fields
718: Severe: Severe: Severe: Severe: Poor:
Loup wetness, wetness, wetness, wetness.
wetness, seepage,
floods. , seepage, seepage,
floods. floods. floods.
72, 73 Slight :Severe: Slight Slight Good.
Vona 1 seepage.
74 Slight ':Severe; Slight Slight Good.
, Vona seepage,
• slope.
75, 76, 77 Slight Severe: I Slight Slight Good.
Vona seepage.
78 Moderate: Moderate: Slight Slight Good.
Weld peres slowly. seepage.
79, G
Moderate: Moderate: Slight Slight Good.
Weld peres slowly. slope,
seepage.
81•:
Wiley Moderate: ;Moderate: Slight Slight Fair
:clayey.
peres slowly. 1 seepage.
t
Colby Slight :Moderate: Slight Slight Good.
1 seepage.
82', y3•: Moderate: :Moderate: Slight Slight Fair:
Wiley too clayey.
peres slowly. : seepage,
1 slope.
Colby Slight :Moderate: Slight Slight Good.
1 seepage.
• See map unit description for the composition and behavior of the map unit.
970531. •
116 SOIL SURVEY
TABLE 10.--RECREATIONAL DEVELOPMENT s re d in he ry.[Some text of t for t definitions of "slight,"table sligh "to"moderate describe restrictive
and "severe."il Absenceeofa an entryemeanst soil l wasano See
t
rated]
Soil name and Camp areas Picnic areas - Playgrounds Paths and trails
map symbol
1 Slight Slight Slight Slight.
Altvan
2 Slight Slight Moderate: Slight.
Altvan slope.
Sao •
Aquolls Severe: Severe: Severe: Severe:
wetness, • wetness, wetness, wetness,
floods. floods. floods. floods.
Aquents Severe: Severe: Severe: Severe:
wetness, wetness, wetness, wetness,
floods.
floods. floods. floods.
4a' Severe: Severe: Severe:
Aquolls Severe: wetness, wetness,
wetness, wetness,
floods. floods. floods. floods.
Aquepts Severe: Severe: Severe: Severe:
wetness, wetness, wetness, wetness,
floods.
floods. floods. floods.
5, 6 Slight Slight Moderate: . Slight.
slope.
p
7 Slight Slight Severe: Slight.
slope.
Ascalon
8 Slight Slight Slight Slight.
Ascalon
9 Slight Slight Moderate: Slight.
Ascalon slope.
10 Severe: Moderate: Severe: Slight.
Bankard kard
floods. floods, floods.
too sandy.
11 Slight Slight Slight Slight.
Bresser
12 Slight Slight Moderate: Slight.
slope.
Bresser
Moderate: Severe: Moderate:
Cascajo slope,
13 slope, small stones.
Cslope,
small stones. small stones. small stones.
14 Moderate: Moderate: Moderate: Moderate:
Colby dusty.
dusty. dusty. dusty.
115, 16 Moderate: Moderate: Moderate: Mate:
Colby dusty. dusty. slope, dusty.
%lusty.
Moderate: Severe: Moderate:
17 Moderate: slope dusty.
Colby dusty. dusty.
1a:
Colby Moderate:. " Moderate: Severe: Moderate:
dusty• dusty. slope. dusty.
See footnote at end of table.
• 320531
WELD COUNTY, COLORADO, SOUTHERN PART 117
TABLE 10.--RECREATIONAL DEVELOPMENT--Continued
Soil name and Camp areas Picnic areas Playgrounds Paths and trails
map symbol
•
•
•
18o: I
Adena Moderate: Moderate: Moderate: Moderate:
percs slowly, dusty. dusty, dusty.
dusty. slope.
19 Severe: Moderate: Moderate: Slight.
Colombo floods. floods. floods.
20 Slight Slight Moderate: Slight.
Colombo slope.
",21 Moderate: Moderate: Moderate: Moderate:
Dacono too clayey, too clayey. too clayey. too clayey.
22 Moderate: Moderate: Moderate: Moderate:
Dacono too clayey. too clayey. slope, too clayey.
too clayey.
23 Moderate: Moderate: Moderate: Moderate:
Fort Collins dusty. dusty. dusty. dusty.
24 Moderate: Moderate: Moderate: Moderate:
Fort Collins dusty. dusty. dusty, dusty.
slope.
. 25, 26 Severe: Moderate: Severe: Slight.
Haverson floods. floods. floods.
27, 28 Severe: Severe: Severe: Severe:
Heldt too clayey. too clayey. too clayey. too clayey.
29 Slight Slight Slight Slight.
Julesburg
30 Slight Slight Moderate: Slight.
Julesburg slope.
31 Moderate: Moderate: Moderate: Moderate:
Kim dusty. dusty. dusty. dusty.
32, 33 Moderate: Moderate: Moderate: Moderate:
Kim dusty. dusty. slope, dusty.
dusty.
34 Moderate: Moderate: Severe: Moderate:
Kim dusty. dusty. slope. dusty.
35':
Loup Severe: Severe: Severe: Severe:
wetness, wetness. wetness. wetness.
floods.
Boel Severe: Moderate: Moderate: Moderate:
wetness, wetness, wetness, wetness,
floods. floods. floods. floods.
360:
Midway Severe: Severe: Severe: Severe:
too clayey, too clayey. slope, too clayey.
percs slowly. too clayey,
depth to rock.
Shingle ;Moderate: Moderate: Severe: Moderate:
I too clayey. Slope, slope, too clayey.
too clayey. depth to rock.
37 ;Slight----J. Slight Slight Slight.
Nelson
See footnote at end of table.
S 053i
WELD COUNTY, COLORADO, SOUTHERN PART 119
TABLE 10.--RECREATIONAL DEVELOPMENT--Continued
Soil name and Camp areas Picnic areas Playgrounds 1 Paths and trails
map symbol
1
60*: $ '
Renohill Moderate: ;Moderate: :Severe: :Moderate:
percs slowly, 1 too clayey. : slope. I too clayey.
too clayey. ,
61 Moderate: :Moderate: :Severe: Slight.
Tassel slope. : slope. ; depth to rock,
slope.
62 Moderate: Moderate: Moderate: Moderate:
Terry dusty. dusty. dusty, dusty.
depth to rock.
63 Moderate: Moderate: Severe: Moderate:
Terry dusty. dusty. slope. dusty.
64 Moderate: Moderate: Moderate: Slight.
Thedalund dusty. dusty. slope,
depth to rock,
dusty.
65 Moderate: Moderate: Severe: Slight.
Thedalund dusty. dusty. slope.
65 Moderate: Moderate: Moderate: Moderate:
1 Ulm peres slowly, too clayey. percs slowly. too clayey.
too clayey.
67 Moderate: Moderate: Moderate: Moderate:
Ulm percs slowly, too clayey. percs slowly, too clayey.
too clayey. too clayey,
slope.
68* Severe: Severe: Severe: Severe:
Ustic Torriorthents small stones, small stones, slope, small stones,
too sandy. too sandy. small stones, too sandy.
too sandy.
69 Moderate: Moderate: Severe: Severe:
Valent too sandy, too sandy, too sandy. too sandy.
dusty. dusty.
70 Moderate: Moderate: Severe: Severe:
Valent too sandy, too sandy, too sandy, too sandy.
dusty. dusty. slope.
71*:
Valent Moderate: Moderate: Severe: Severe:
too sandy, too sandy, too sandy, too sandy.
dusty. dusty. slope.
Loup Severe: Severe: Severe: Severe:
wetness, wetness. wetness. wetness.
floods.
72 Moderate: Moderate: Moderate: Moderate:
Vona too sandy, too sandy, too sandy, too sandy,
dusty. dusty. dusty. dusty.
73 Moderate: Moderate: Moderate: Moderate:
Vona too sandy, too sandy, too sandy, too sandy,
dusty. dusty. slope, dusty.
dusty.
74 Moderate: Moderate: Severe: Moderate:
Vona too sands, too sandy, slope. too sandy,
dusty. dusty. dusty.
See footnote at end of table.
S20531
AR
120 SOIL SURVEY
TABLE 10.--RECREATIONAL DEVELOPMENT--Continued
_--,_ --T—_
Soil name and Camp areas Picnic areas Playgrounds Paths and trails
map symbol
75 Moderate: Moderate: Moderate: Moderate:
Vona dusty. dusty. dusty. dusty.
76, 77 Moderate: Moderate: Moderate: Moderate:
Vona dusty. dusty. slope, dusty.
dusty.
78 Moderate: Slight Moderate: Slight.
Weld percs slowly. percs slowly.
79, 80 Moderate: Slight Moderate: Slight.
Neld percs slowly. percs slowly,
slope.
81a:
Wiley ;Moderate: ;Moderate: Moderate: Moderate:
; dusty. ; dusty. dusty. dusty.
Colby ;Moderate: ;Moderate: Moderate: Moderate:
I dusty. ; dusty. dusty. dusty.
82• 83•:
Wiley ;Moderate: ;Moderate: Moderate: Moderate:
I dusty. ; dusty. dusty, dusty.
slope.
'Colby Moderate: ;Moderate: Moderate: Moderate:
; dusty. ; dusty. slope, dusty.
dusty.
a See map unit description for the composition and behavior of the map unit.
+4
(Nen X9533
a
LAND-USE APPLICATION
SUMMARY SHEET
Date: April 14, 1992
CASE NUMBER: Z-467
NAME: Lind Land Company
ADDRESS: 361 71st Avenue, Greeley, Colorado 80632
REQUEST: A Change of Zone from A (Agricultural) to P.U.D. (R-1 and A
uses) .
LEGAL DESCRIPTION: Part of the NE4 of Section 8, T5N, R67W of the 6th
P.M. , Weld County, Colorado.
LOCATION: Approximately 2 miles south of the Town of Windsor; south of
Weld County Road 60, and west of Weld County Road 17.
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS:
The criteria for review of this Special Review permit is listed in
Section 24.3 of the Weld County Zoning Ordinance. The Department of
Planning Services' staff has received specific recommendations from
Panhandle Eastern Pipeline Company; Department of the Army, Corps of
Engineers; the Weld County Health Department, and Windsor Fire
Protection District.
Referral responses have not been received from Weld County Engineering,
Great Western Railroad, Little Thompson Water District, Western Area
Power Association, Town of Windsor, Larimer County, and West Greeley
Soil Conservation District.
Three inquiries have been received by Department of Planning Services'
staff from surrounding property owners.
3:":0531
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FIELD CHECK
FILING NUMBER: Z-467 DATE OF INSPECTION: j ` J O_ 9 z.
APPLICANT' S NAME: Lind Land Company
CURRENT PLANNER: Brian A. Grubb
REQUEST: A Change of Zone from A (Agricultural) to P.U.D. (R-1 and Agricultural)
uses.
LEGAL DESCRIPTION: Part of the NE4 of Section 8, T5N, R67W of the 6th P.M. , Weld
County, Colorado.
LOCATION: Approximately 2 miles south of the Town of Windsor; west of Weld
County Road 17 and south of Weld County Road 60.
LAND USE; N ' ' ) ePV 6t "`
! (J
E Ctm Rat .1'1 (�.:4 A�.c�;t �iz�1 a 'e a-a'‘A" — je‘,02
s �}, �r:�„, w� .,Q + L- b() PA
ZONING: N A (Agricultural) EAV//A —5
E A (Agricultural) MAR :. 199
2
S A (Agricultural)
W A (Agricultural)
COMMENTS: , ,.G`..'�-. ( 2 .1, J- .,,� a
k., Q�,..�_�.P a�c cam- �-. r.) C -. z.
-14
I .
4?, 60 ,�. , o )t�i�,l^ 6 Vic-. :z a� , O'n ()t" 1 ,7
w,L , t- et i' O. }14.-14-A 4, r Dej
-
n 4„j st-
�\ d /r/ t U �. p�-o%C� , J6-4 AI /16 yj1/I
249531
REFERRAL LIST
NAME: Lind Land Company CASE NUMBER: Z-467
REFERRALS SENT: March 26, 1992 REFERRALS TO BE RECEIVED BY: April 9, 1992
COUNTY TOWNS and CITIES
_Attorney _Ault
N X Health Department _Brighton
N., X Extension Service _Broomfield
_Emergency Management Office Dacono
N X Sheriff's Office _Eaton
X Engineering Erie
_Housing Authority Evans
_Airport Authority Firestone
_Building Inspection _Fort Lupton
_Frederick
STATE Garden City
_Division of Water Resources Gilcrest
_Geological Survey N X Greeley -rei..ernzaii e044
_Department of Health Grover l � ��
_Highway Department Hudson
Historical Society _Johnstown
Water Conservation Board Keenesburg
N X Oil and Gas Conservation Commission _Kersey
La Salle
FIRE DISTRICTS Lochbuie
_Ault F-1 _Longmont
_Berthoud F-2 Mead
Brighton F-3 _Milliken
_Eaton F-4 New Raymer
_Fort Lupton F-5 _Northglenn
Galeton F-6 _Nunn
_Hudson F-7 _Platteville
_Johnstown F-8 _Severance
La Salle F-9 Thornton
_Mountain View F-10 X Windsor
Milliken F-11
_Nunn F-12 COUNTIES
_Pawnee F-22 Adams
_Platteville F-13 Boulder
_Platte Valley F-14 X Larimer
_Poudre Valley F-15
_Raymer F-23 FEDERAL GOVERNMENT AGENCIES
Southeast Weld F-16 N X US Army Corps of Engineers
'r X Windsor/Severance F-17 USDA-APHIS Veterinary Service
_Wiggins F-18 _Federal Aviation Administration
Western Hills F-20 Federal Communication Commission
OTHER SOIL CONSERVATION DISTRICTS
Central Colo. Water Conservancy Dist. _Brighton
N X Panhandle Eastern Pipe Line Co. _Fort Collins
_Tri-Area Planning Commission X Greeley
X Great Western Railroad Longmont
'W X Windsor School District RE-4 West Adams
X Little Thompson Water District
X Western Area Power Association COMMISSION/BOARD MEMBER
X Jean Hoffman
—'njt.
iiii:,c V: 1P4 DEPARTMENT OF PLANNING SERVICES
PHONE(303)358-4000,EXT.4400
91510th STREET
.I ij\>/' 4-, REELEY,COLORADO 80631
1111B i
119€
�`' MAR a 1992
COLORADO c,cit :ficG _:::;-q ) ,g 2 7 lot
a
March 26, 1992 CASE NUMBER: Z-467
TO WHOM IT MAY CONCERN:
Enclosed is an application from Lind Land Company for a Change of Zone from A
(Agricultural) to P.U.D. (R-1, Agricultural) uses. The parcel of land is
described as part of the NE4 of Section 8, T5N, 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 2 miles south of the Town of Windsor; west
of Weld County Road 17 and south of Weld County Road 60.
This application is submitted to you for review and recommendation. Any comments
or recommendation you consider relevant to this request would be appreciated.
Your prompt reply will help to facilitate the processing of the application and
will ensure prompt consideration of your recommendation. Please reply by April
9, 1992, so that we may give full consideration to your recommendation. Please
call Brian A. Grubb, Current Planner, if you have any questions about the
application.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it
does/does not) comply with our Comprehensive Plan for the
following reasons.
2. We do not have a Comprehensive Plan, but we feel this request
(is/is not) compatible with the interests of our town
for the following reasons:
3. //We have reviewed the request and find no conflicts with our
interests.
4. A formal recommendation is under consideration and will be
submitted to you prior to:
5._ _ Pleasee ref
/� to the enclosed letter.
Signed: _ �. / /� itte Agency: A2.6e/6l .. 4 �.�Q/ -22 y
Date: �l j/
3 053i
r-
S d14ga
® .... �c� , 71982
Ati.H.,
dPR 1 0 1992 D PARTMENT OF PLANNING SERVICES
PHONE(303)356-4000,EXT.4400
Weld County Planning 915 10th STREET
IIVc.
GREELEY COLORADO 80631
Ii I .i 1
COLORADO ,' , ;t,_s .1
March 26, 1992 CASE NUMBER: Z-467
TO WHOM IT MAY CONCERN:
Enclosed is an application from Lind Land Company for a Change of Zone from A
(Agricultural) to P.U.D. (R-1, Agricultural) uses. The parcel of land is
described as part of the NE4 of Section 8, T5N, 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 2 miles south of the Town of Windsor; west
of Weld County Road 17 and south of Weld County Road 60.
This application is submitted to you for review and recommendation. Any comments
or recommendation you consider relevant to this request would be appreciated.
Your prompt reply will help to facilitate the processing of the application and
will ensure prompt consideration of your recommendation. Please reply by April
9, 1992, so that we may give full consideration to your recommendation. Please
call Brian A. Grubb, Current Planner, if you have any questions about the
application.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it
does/does not) comply with our Comprehensive Plan for the
following reasons.
2. We do not have a Comprehensive Plan, but we feel this request
(is/is not) compatible with the interests of our town
for the following reasons:73. Y We have reviewed the request and find no conflicts with our
interests.
4. A formal recommendation is under consideration and will be
submitted to you prior to:
5. Please refer to the enclosed letter.
Signed: Agency: 7.,:�dLI-ate
Date: — D -
---
2:7.0531
DEP t4ENT FPI.�,NNING SERVICES
ii "'I `1,91 13IE 359SE VI ES
I�( _ �'� 91510th STREET
' �p p�® �` APR 1992 LEY,COLORADO 80631
rt,C MAR 2 7 1992
COLORADO
COLO.OIL&GAS CONS.COMM.
March 26, 1992 CASE NUMBER: Z-467
TO WHOM IT MAY CONCERN:
Enclosed is an application from Lind Land Company for a Change of Zone from A
(Agricultural) to P.U.D. (R-1, Agricultural) uses. The parcel of land is
described as part of the NE4 of Section 8, T5N, 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 2 miles south of the Town of Windsor; west
of Weld County Road 17 and south of Weld County Road 60.
This application is submitted to you for review and recommendation. Any comments
or recommendation you consider relevant to this request would be appreciated.
Your prompt reply will help to facilitate the processing of the application and
will ensure prompt consideration of your recommendation. Please reply by April
9, 1992, so that we may give full consideration to your recommendation. Please
call Brian A. Grubb, Current Planner, if you have any questions about the
application.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it
does/does not) comply with our Comprehensive Plan for the
following reasons.
2. We do not have a Comprehensive Plan, but we feel this request
(is/is not) compatible with the interests of our town
for the following reasons:
3. We have reviewed the request and find no conflicts with our
interests.
4. A formal recommendation is under consideration and will be
submitted to you prior to:
5. Plea e refer to the enclosed letter.
ALL; �-
Signed: 2Q#7Tat Agency: (). /1i- Gcs QDmpi/J- o*
Date: 37-)
Inke
0531
PANHANDLE EASTERN PIPE LINE COMPANY
635 No_ 7th
Brighton, Colorado80601
(303) 659-5922
April 7, 1992
Weld County Dept. of Planning Services
915th 10th Street -Room 342
Greeley, CO. 80231
Attn: Brian A. Grubb, Current Planner
RE: Case Number Z-467, Planned Unit Development - Lind Land Co.
Dear Mr. Grubb:
Please find attached a copy of our as-built map, which hi-lights
Panhandle Eastern's pipeline, 14-10-075-1422-4" , located in or
near the property described as part of of the Northeast Quarter
of Section 8, Township 5 North, Range 67 West, Weld County,
Colorado.
Panhandle does not foresee any conflicts with this request ,
however, before approval is given we request that a
Representative of Lind Land Company, and all contractors involved
in the construction of this project, contact us prior to plans of
construction. At that time , we may discuss their plans and
interpret the following stipulations.
Panhandle Eastern maintains a 50-foot wide right-of-way on all
pipelines and will not allow any building within that easement
area. Utility lines, streets, sidewalks, and driveways may be
installed at approximate right angles to the pipeline herein
authorized, provided, however, that all utilities cross under our
pipeline with a minimum clearance equal to the diameter of the
larger utility or 18" , whichever is greater . No paved or
traveled portion of any street, sidewalk, driveway, road, alley,
or curbing will be placed substantially parallel to and within
fifteen ( 15' ) feet of the pipeline , provided adequate working
space is available on the other side of the pipeline.
; 1531
In the event of a proposed crossing with a road or utility,
please contact Utility Notification Center of Colorado (UNCC) at
534-6700 (Local & Metro Denver) , or 1-800-922-1987 (Outside the
Metro area) , with two (2) business days notice , and at no cost to
you, we will locate and mark our lines to eliminate accidents
that can occur from foreign forces.
We will be more than happy to work with everyone involved,
however, it must be noted that if for any reason our lines must
be moved, it will be at the expense of the developer or the
person or persons asking for this movement _
If additional information is needed, please call me direct at
654-9222, or long distance at ( 303) 659-5922, ext_ 222_
Sincerely,
77
Larry E. Abston
Area Supervisor
attachments
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BARRETT-LINO I
M.S. 30743 * atv4B.r. AMOCO-U•P.R.R.-59 A-I
6/6' *M.S.848'�
.'s I ok 19-10-075-455-3"
I II I 19-IO-075-1138-3"
9-02-075-1421-3 4 —47 /5' 92°57'36"
- -I - - 14-10-075-1422-4"
$
/40.70' /729.75 w 2 Nit.422. Q.
16-10-075 74-4" EXT.42 •,, .;,.
I o29�6 �� r BARRETT-JEFFERS Nall
92 * M.S. 30744
96
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16-10-075-74-4-=E:t.-:-- -
920531
NT of
h,s 9 F� DEPARTMENT OF THE ARMY L
ae ��ia\z CORPS OF ENGINEERS,OMAHA DISTRICT D11
E C I
o fi I �'I TRI-LAKES PROJECT OFFICE,93O7 STATE HWY 121
LITTLETON,COLORADO 8O123-69O1
� ��% APR 3 1992
°' REPLVTO April 1, 1992 U
ATTENTION OF Weld County Planning
Denver Regulatory Office
Mr. Brian A. Grubb
Department of Planning Services
915 10th Street
Greeley, Colorado 80631
Dear Mr. Grubb:
Reference is made to case number Z-467, Lind Land Company
P.U.D. located in Section 8, Township 5 North, Range 67 West,
Weld County, Colorado.
This letter is to inform you that the proposed activity,
assigned number 199280145, will not require a Department of the
Army (DA) Permit.
Although a DA Permit will not be required for the project,
this does not eliminate the requirement that other applicable
federal, state, and local permits be obtained as required.
If a proposed activity requires the filling of the west
ponds at any time in the future, this office should be contacted
for proper Department of the Army permits.
If there are any questions concerning this matter, please
feel free to contact Mr. Terry McKee of this office at 303-979-
4120 or 4121.
Sincerely,
Timo by T. •are
Projec Manager
Enclosure
0AA3► 31
a"
• ,
4.--- G252G DEPARTMENT OF PLANNING SERVICES
Ifil
. sil 032 '? P\� PHONE(303)356-4000,EXT.4400
�f 11 '�O\ 915 10th STREET
WIIDc
iv i/ 1" GREELEY,COLORADO 80631
,,, ,,iv 1 tr.,
COLORADO
March 26, 1992 CASE NUMBER: Z-467
TO WHOM IT MAY CONCERN:
Enclosed is an application from Lind Land Company for a Change of Zone from A
(Agricultural) to P.U.D. (R-1, Agricultural) uses. The parcel of land is
described as part of the NE4 of Section 8, T5N, 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 2 miles south of the Town of Windsor; west
of Weld County Road 17 and south of Weld County Road 60.
This application is submitted to you for review and recommendation. Any comments
or recommendation you consider relevant to this request would be appreciated.
Your prompt reply will help to facilitate the processing of the application and
will ensure prompt consideration of your recommendation. Please reply by April
9 , 1992, so that we may give full consideration to your recommendation. Please
call Brian A. Grubb, Current Planner, if you have any questions about the
application.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it
does/does not) comply with our Comprehensive Plan for the
following reasons.
2. We do not have a Comprehensive Plan, but we feel this request
(is/is not) compatible with the interests of our town
for the following reasons:
3. We have reviewed the request and find no conflicts with our
interests.
4. A formal recommendation is under consideration and will be
submitted to you prior to:
5 . X Please refer to the enclosed letter.
Sig ned� �� �R-R� Agency: �F S N� O�� S
Date: ((�(� C \ \. 2>C> OckRZ
CAC
X0531
a t , , mEmORAf1DU(Yl 11-1\1 MAR 1992
Wilk ,am
O 7o Weld County Planning Dete MareTrii, 1992'. '...
COLORADO From John Pickle, Director, Environmental Protection Servicee/'
SubJect:Case Number: Z-467 Name: Lind Land Company
Environmental Protection Services has reviewed this proposal; the following
conditions are recommended to be part of any approval:
1. It is the policy of this Division not to recommend for approval of any lot
size less than one (1) acre which will utilize an Individual Sewage
Disposal System.
2. A preliminary study of soils and geologic conditions at the site,
including percolation data from separate sites in this subdivision, is
required before this Division can evaluate this proposal.
3. Facilities for housing and containment of large animals should be situated
away from septic tanks and subsurface disposal areas.
4. The applicant must use an existing approved public water supply, where
available.
JP/lam-E584
✓ nrz1
• 11
DEPARTMENT OF PLANNING SERVICES
PHONE(303)356-4000,EXT.4400
y •
. 91510th STREET
' ! 'I ;:ti [�1/^I f GREELEY,COLORADO 80631
"1 3 ''' 1992 t 1
C. \i s MAR
COLORADO Weld County Maxi,)
March 26, 1992 CASE NUMBER: Z-467
TO WHOM IT MAY CONCERN:
Enclosed is an application from Lind Land Company for a Change of Zone from A
(Agricultural) to P.D.D. (R-1, Agricultural) uses. The parcel of land is
described as part of the NE4 of Section 8, T5N, 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 2 miles south of the Town of Windsor; west
of Weld County Road 17 and south of Weld County Road 60.
This application is submitted to you for review and recommendation. Any comments
or recommendation you consider relevant to this request would be appreciated.
Your prompt reply will help to facilitate the processing of the application and
will ensure prompt consideration of your recommendation. Please reply by April
9, 1992, so that we may give full consideration to your recommendation. Please
call Brian A. Grubb, Current Planner, if you have any questions about the
application.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it
does/does not) comply with our Comprehensive Plan for the
following reasons.
2. We do not have a Co rehensive Plan, but we feel this request
(is s not compatible with the interests of our town
for the following reasons: y9 {re J ../4,O2 ts
/"r7j re N/ / i / e ere A,(A, ytn, /72—rev .' da rJii.v7v
3. We have reviewed the request and find no conflicts with our
interests.
4. A formal recommendation is under consideration and will be
submitted to you prior to:
5. Please r
fer to the enclosed letter.
Signed: IC` Agency: 71,://07549,0-- / 're 27,/.7,--
Date: 3 -2-7-
4-1'''''''-'451
DEPARTMENT OF PLANNING SERVICES
PHONE(303)356-4000,EXT.4400
915 10th STREET
WI
' GREELEY,COLORADO 60631
ee RICK _n:LL. ,, LMI EF:sHER:[FE
WE :ti CO I',i'! , E•thlf lr..r 9. E!` L-
COLORADO GREI Y r o 9 6
1s MAR 1992
March 26, 1992 CASE NUMBER: Z-4W/'-----
Weld G¢4:17 Ra7ni ig
TO WHOM IT MAY CONCERN:
Enclosed is an application from Lind Land Company for a Change of Zone from A
(Agricultural) to P.U.D. (R-1, Agricultural) uses. The parcel of land is
described as part of the NE4 of Section 8, T5N, 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 2 miles south of the Town of Windsor; west
of Weld County Road 17 and south of Weld County Road 60.
This application is submitted to you for review and recommendation. Any comments
or recommendation you consider relevant to this request would be appreciated.
Your prompt reply will help to facilitate the processing of the application and
will ensure prompt consideration of your recommendation. Please reply by April
9, 1992, so that we may give full consideration to your recommendation. Please
call Brian A. Grubb, Current Planner, if you have any questions about the
application.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it
does/does not) comply with our Comprehensive Plan for the
following reasons.
2. We do not have a Comprehensive Plan, but we feel this request
(is/is not) compatible with the interests of our town
for the following reasons:
3./ We have reviewed the request and find no conflicts with our
.SiU.ERIk F-'-
interests.
A formal recommendation is under consideration and will be
27 tdAR $? 7 : 3' 4.
submitted to you prior to:
5. 4eese efer to the enclosed letter.
Signed: , 4 / Agency: {-/C--21
Date: (]-3Z /7
CI Cric2a
Ncr+ � INTER - OFFICE MEMORANDUM
y e
\`` "Tay r T0: Brian A. Grubb, Current Planner
c oU"4 FROM: Sheriff Ed Jordan
DATE: February 12, 1992
RE: Wind Song Ranch, S 3
I have reviewed the materials for this proposed PUD. One of two
conditions need to be met in order to meet the growing demand
for Sheriff ' s services .
The minimum square footage of residences must be 1800 square
feet in order to receive sufficient revenue through property
taxes to off-set additional demand. This is the same
requirement we requested for a very similar development north of
Windsor. If the residences will be less than 1800 square feet,
I recommend the PUD be required to form a Law Enforcement
Authority prior to issuance of any building permits in order to
produce enough revenue to off-set additional service impacts .
If you have any questions, please contact me.
220531
;;;- ,
DEPARTMENT OF PLANNING SERVICES
PHONE(303)3564000,EXT.4400
915 10th STREET
GREELEY,COLORADO 80631
CRICK DILL, UNDERSHERIFF
•
COLORADO WELD COUNTY SHERIFF 'S OFFICE
GREELEY , CO 00A.:1
February 4, 1992 CASE NUMBER: S-320
TO WHOM IT MAY CONCERN:
Enclosed is a Sketch Plan application from Lind Land Company for a proposed
Planned Unit Development. The parcel of land is described as part of the NE4 of
Section 8, T5N, R67W of the 6th P.M. , Weld County, Colorado. The location of the
parcel of land for which this application has been submitted is south of the Town
of Windsor approximately 2 miles; west of Weld County Road 17, and south of Weld
County Road 60.
This application is submitted to you for review and recommendation. Any comments
or recommendation you consider relevant to this request would be appreciated.
Your prompt reply will help to facilitate the processing of the application and
will ensure prompt consideration of your recommendation. Please reply by
February 17 , 1992 , so that we may give full consideration to your recommendation.
Please call Brian A. Grubb, Current Planner, if you have any questions about the
application.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it
does/does not) comply with our Comprehensive Plan for the
following reasons .
2. We do not have a Comprehensive Plan, but we feel this request
(is/is not) compatible with the interests of our town
for the following reasons:
3. We have reviewed the request and find no conflicts with our
interests.
4. A formal recommendation is under consideration and will be
submitted to you prior to:
5. -- Pie refer to the enclosed letter.
Signed: 777(
.- p Agency: Si/' 1FF
Date : cZ/,92
320531
DEPARTMENT OF PLANNING SERVICES
PHONE(303)356-4000,EXT.4400
91510th STREET
' GREELEY,COLORADO 80631
C.
COLORADO
March 26, 1992
Martin Lind
Lind Land Company
361 71st Avenue
Greeley, CO 80632
Subject: Z-467 - Request for a Change of Zone from A (Agricultural) to P.U.D. (R-1,
Agricultural) use on a parcel of land described as part of the NE4 of
Section 8, T5N, R67W of the 6th P.M. , Weld County, Colorado.
Dear Mr. Lind:
Your application and related materials for the request described above are complete
and in order at the present time. I have scheduled a meeting with the Weld County
Planning Commission for April 21, 1992, at 1:30 p.m. This meeting will take place
in the County Commissioners' Hearing Room, first floor, Weld County Centennial
Center, 915 10th Street, Greeley, Colorado. It is recommended that you and/or a
representative be in attendance to answer any questions the Planning Commission
members might have with respect to your application.
It is the policy of Weld County to refer an application of this nature to any town
or municipality lying within three miles of the property in question or if the
property under consideration is located within the comprehensive planning area of a
town or municipality. Therefore, our office has forwarded a copy of the submitted
materials to the City of Greeley and the Town of Windsor Planning Commissions for
their review and comments. Please call Greg Fleebe in Greeley at 350-9782 and Janet
Carpenter in Windsor at 686-7476 for further details regarding the date, time, and
place of this meeting. It is recommended that you and/or a representative be in
attendance at the City of Greeley and Town of Windsor Planning Commission Meetings
to answer any questions the Commission members may have with respect to your
application.
It is the responsibility of an applicant to see that a sign is posted on the property
under consideration at least 10 days preceding the hearing date. Sometime prior to
April 10, 1992, you or a representative should call me to obtain a sign to be posted
on the site no later than April 11, 1992. The sign shall 'be posted adjacent to and
visible from a publicly maintained road right-of-way. In the event the property
under consideration is not adjacent to a publicly maintained road right-of-way, the
applicant shall post one sign in the most prominent place on the property and post
a second sign at the point at which the driveway (access drive) intersects a publicly
maintained road right-of-way. Your sign posting certificate must be returned to the
Department of Planning Services' office on or before the date of the hearing.
D=7531
Martin Lind, Lind Land Company
Z-467
Page 2
The Department of Planning Services' staff will make a recommendation concerning this
application to the Weld County Planning Commission. This recommendation will be
available twenty-four (24) hours before the scheduled hearing. It is the
responsibility of the applicant to call the Department of Planning Services' office
before the Planning Commission hearing to make arrangements to obtain the
recommendation.
If you have any questions concerning this matter, please feel free to call me.
Respectfully,
" t
Brian A. Grubb
Current Planner
BAG/sfr
pc: Tuttle Applegate, Inc.
Attention: Gary Tuttle
11990 Grant Street
Denver, CO 80233
ea.
)-/ !ice r � .t �� -4 //Ad y/,y/
J/-1/4 / //. t/-7 /,� / .'"<` Y,dU/q 4 !, 4‘4",
/,
r
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Ye, .L, ` '( 7
arTh• DEPARTMENT OF PLANNING SERVICES
PHONE(303)358-4000,EXT.4400
' 915 10th STREET
GREELEY,COLORADO 80631
111 C.
COLORADO
April 9, 1992
Alma Zeiler
820 Foote Court
Loveland CO 8O537
Subject: Z-467
Dear Mrs. Zeiler:
Thank you for your inquiry regarding the proposed Change of Zone. The Department
of Planning Services' staff is more than willing to answer your questions
regarding uses allowed in the A and R-1 zone districts, however, this can best
be done if you contact us by phone or if you stop by our office and review the
file.
The uses allowed on the property will be more specific than those uses allowed
in the Agricultural zone district and the Low Density Residential zone district
as described in the Weld County Zoning Ordinance. A detailed description of uses
is included with the application materials and is available for review. Please
feel free to call our office.
Sincerely,
Brian A. Grubb
Current Planner
BAG/sfr
ci 4s,Jn
( if "\
DEPARTMENT OF PLANNING SERVICES
PHONE(303)356-4000,EXT.4400
91510th STREET
' GREELEY,COLORADO 80631
C.
COLORADO
TO: SURROUNDING PROPERTY OWNERS
CASE NUMBER: Z-467
There will be a Public Hearing before the Weld County Planning Commission on Tuesday,
April 21, 1992, at 1:30 p.m. , in the County Commissioners' Hearing Room, First Floor,
Weld County Centennial Center, 915 10th Street, Greeley, Colorado concerning the
request of:
NAME: Lind Land Company
FOR: A Change of Zone from A (Agricultural) to P.U.D. (R-1 and Agricultural) uses.
LEGAL DESCRIPTION: Part of the NE4 of Section 8, T5N, R67W of the 6th P.M. , Weld
County, Colorado.
LOCATION: Approximately 2 miles south of the Town of Windsor; west of Weld County
Road 17 and south of Weld County Road 60.
Your property is within five-hundred (500) feet of the property on which this request
has been made. For additional information write or telephone Brian A. Grubb, Current
Planner.
�lar
r I `31
v.'.s
CERTIFICATE OF MAILING
I hereby certify that I have placed a true and correct copy of the
surrounding property owners and owners and lessees of minerals in
accordance with the notification requirements of Weld County in Case Number
Z-467 for Lind Land Company in the United States Mail, postage prepaid
First Class Mail by letter as addressed on the attached list.
this 31st day of March, 1992.
220531
SURROUNDING PROPERTY OWNERS AND/OR
SUBSURFACE ESTATE, INTEREST OWNERS
LIND LAND COMPANY
Z-467
Martin Lind
1469 44th Avenue
Greeley, CO 80634
Thomas P. and Elizabeth M. Schmerge
7754 Weld County Road 60
Windsor, CO 80550
Eric and Heidi Ann Furuseth
7680 Weld County Road 60
Windsor, CO 80550
Kathie N. and Frank L. Platt
28607 Weld County Road 17
Windsor, CO 80550
Kathleen E. and Garry A. Weinmeister
28649 Weld County Road 17
Windsor, CO 80550
Zeiler Farms
820 Foote Court
Loveland, CO 80537
Bruce J. Thornton
1507 Peterson Street
Ft. Collins, CO 80521
Randy R. and Karen E. Burkhart
29098 Weld County Road 17
Windsor, CO 80550
Nevine and Annette L. Glassgow
1210 Ida Drive
Loveland, CO 80537
Elmer E. Lundvall and Jackie Moore
3490 W. 49th Avenue
Greeley, CO 80634
.9;10531
ATTACHMENT B
OWNER(S) AND/OR LESSEES OF MINERAL RIGHTS ON OR UNDER THE SUBJECT
PROPERTIES OF RECORD IN THE WELD COUNTY ASSESSOR'S OFFICE.
RALPH W. GAUSE RAYMOND H. FRANK
809 WEST 11TH STREET SOUTH BOX 56
NEWTON, IOWA 50208 BRIGGSDALE, CO 80611
DWIGHT W GAUSE GARY A. JEFFERS
36913 33RD AVENUE SOUTH MARILEE A. JEFFERS
AUBURN, WASH. 98002 1634 27TH AVENUE
GREELEY, CO 80631
LOWELL L. GAUSE
1601 WEST 13TH STREET SOUTH BUDDY BAKER
NEWTON, IOWA 50208 1429 LARIMER STREET
DENVER, CO 80202
LORY W. GAUSE
(NO STREET ADDRESS GIVEN) AEON ENERGY COMPANY
LYNNVILLE, IOWA 50153 405 URBAN STREET #302
LAKEWOOD, CO 80228
DOROTHY J. GAUSE
(NO ADDRESS GIVEN)
CLARA E. GAUSE
(NO ADDRESS GIVEN)
szos3i
PLANNED UNIT DEVELOPMENT DISTRICT CHANGE OF ZONE
AFFIDAVIT OF INTEREST OWNERS
SURFACE ESTATE
Commission expires
Legal Description: SEE ATTACHMENT "A"
STATE OF COLORADO.)
) SS
COUNTY OF WELD
THE UNDERSIGNED, being first duly sworn, states that to the best of his
or her knowledge the attached list is a true and accurate list of the names,
addresses, and the corresponding Parcel Identification Number assigned by the
Weld County Assessor of the owners' of property (the surface estate) within
five hundred feet of the property under consideration 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
days of the application's submission date.
The foregoing instrument was subscribed and sworn to before me this
rg
M , 19C n.. WITNESS my hand and official seal.ENotar P lic
� y
My Commission Expires: ��--
O9 - o9 -9L/
v:TOZ2
PLANNED UNIT DEVELOPMENT DISTRICT CHANGE OF ZONE
AFFIDAVIT OF INTEREST OWNERS
MINERALS AND/OR SUBSURFACE ESTATE
Legal Description: SEE ATTACHMENT "A"
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 under 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.
The foregoing instrument was subscribed and sworn to before me this
cVL_ &y of �x-r-VN , 1911, WITNESS my hand and official
seal.
tary Publ c
My Commission Expires:
fit _09 -9 1
a tua3j
APP 1 5 1992 )
To: Weld County Department of Planning Services Weld co,
From: Thornton Farms Partnership
(Bruce J. and Mildred L. Thornton)
Re: Case Number Z-467. Petition to rezone from Agriculture
to P.U.D (R-1 and Agricultural uses ) part of the NE4 sec-
tion, T5N, R67W of the 6th P.M. Weld County Colorado .
Dear Sirs:
As owners and operators, since 1895, of the Thornton farm
located adjacent to the area proposed for rezoning, we wish
to register our strong opposition to the rezoning petition.
Such rezoning must have a detrimental present and future im-
pact on the surrounding area whose best potential is realized
through the pursuit of agriculture .
We believe, for the following specific reasons, that the land
under discussion is not suitable for housing:
1. It lies close to a dairy farm, a cow-pasture and
a sheep-breeding operation.
2. A stream running through the adjacent pasture
would present a potential threat to children.
3. Because the area proposed for rezoning is dry
land the supply of an ample supply of water for
domestic and horse-pasture use is uncertain.
A "dust-bowl" type area is possible which would
be detrimental to the environment.
In general, it is our own and many other Weld County land-
owners concerned opinion that residential development in
Weld County should, as present zoning requirements recognize,
be established only as contiguous ramifications of present
population centers. Although the acres in question are few,
the precedent set by their residential development must be
construed as a forbidding prologue to future widespread en-
croachment upon Weld County agriculture.
Weld County agricultural land must not be considered ground
upon which real-estate speculation wealth may be freely cultivated.
Sincerely,(
c. Weld County Planning Commission Bruce J. and
Mildred L. Thornton
u nrric
28653 WCF, 17
Windsor, CO 80550
April 15, 1992
Department of Planning Services
915 10th St . 11P1.0..WW,N
GreeleY, CO 80631
Case Numbers Z-467 APR 1 7 1992
Dear Commissioners : Weld Ccv: iP123-;im
Please deny the request by Lind Land. Co. to change the
zone from A to P.U.D . on the land west of WCR 1'' and south of
WCh 60. If the request for a change is granted, it will help
set a precedent. Before we know it, our fertile irrigated land
will become housing developments too .
We need to reserve our land for growing food. That land
is capable of producing beautiful wheat. The existing utilities
will have to be upgraded. Being on the end of the lire, we
know the present 2" water line could not handle any more taps .
Water usage will be high. There are no sewer lines either.
Are we going to be required to change the status of our
road to a county road, or will a new easement be required?
Will it be county maintained? Who will be responsible for Snow
removal? What irrigating rights are being traded for city water
rights? Will the entire section's zone change?
The proximity of a dairy is not conducive to a housing
development . There are many unsupervised ponds in the area.
Children will be put In a potentially dangerous situation. The
traffic on WCR 17 is fast and heavy. The turn onto WCR 17 is
hazardous due to the lay of the land.
Thank you for your time. We hope you are able to make a
responsible decision by denying the request.
Sin erel --
(-14/1 "
:tarry and J'zd.v rartshorn
-
ANT Of
e�`�'`�atIN* DEPARTMENT OF THE ARMY
t 1 CORPS OF ENGINEERS,OMAHA DISTRICT
o ^, - I ;11,
TRI-LAKES PROJECT OFFICE,93O7 STATE HWY 121
�� �y` LITTLETON,COLORADO 8O123-69O1
l'i REPLY TO April 14 , 1992
ATTENTION OF **LL
%1
�
Mr. Brian A. Grubb 0 2 I,
Weld County AQ� 5 1
Department of Planning Services en n'n9
915 10th Street Greeley, Colorado 80631 �eidtee' d
Dear Mr. Grubb:
Reference is made to case number Z-467 , Lind Land Company
P.U.D. located in Section 8 , Township 5 North, Range 67 West,
Weld County, Colorado.
In our April 1, 1992 letter, this project was assigned
number 199280145. This number should be 199280154 .
If there are any questions concerning this matter, please
feel free to contact Mr. Terry McKee of this office at 303-979-
4120 or 4121.
Sincere y,
• .
Timo y T. Care
Projec Manager
ge,rna
06T,somHiS
I cal‘ DEPARTMENT OF PLANNING SERVICES
APR 1 ) 19nn PF IE(3011.358.4000,EXT.4400
M 1, APR 7G `.@15 10th STREET
ID
,MEELEV,COLORADO 80631
Weld Coe.^.ter?lancing
C.
COLORADO
March 26, 1992 CASE NUMBER: Z-467
TO WHOM IT MAY CONCERN:
Enclosed is an application from Lind Land Company for a Change of Zone from A
(Agricultural ) to P.TJ.D. (R-1, Agricultural) uses. The parcel of land is
described as part of the NE4 of Section 8, T5N, 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 2 miles south of the Town of Windsor; west
of Weld County Road 17 and south of Weld County Road 60.
This application is submitted to you for review and recommendation. Any comments
or recommendation you consider relevant to this request would be appreciated.
Your prompt reply will help to facilitate the processing of the application and
will ensure prompt consideration of your recommendation. Please reply by April
9, 1992, so that we may give full consideration to your recommendation. Please
call Brian A. Grubb, Current Planner, if you have any questions about the
application.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it
does/does not) comply with our Comprehensive Plan for the
following reasons.
2. We do not have a Comprehensive Plan, but we feel this request
(is/is not) compatible with the interests of our town
for the following reasons:
3. .- We have reviewed the request and find no conflicts with our
interests .
4. A formal recommendation is under consideration and will be
submitted to you prior to:
5. Please refer to the enclosed letter.
y J/� 1
Signed: ( �C/AvAJ /"? /LL-t-�.2fLi9 Agency: 1/\-/Cf.-761•22(.4._
Date: �y'�/Si/iA,
uy
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Aft 2 1992 (ts ,11 , 66 . �^n� n�6��`r,e(
Litchi County Manning
820531
DONALD W. LINDAUER
2308 MOUNTAIR LANE
GREELEY, COLORADO 80631
April 20, 1992
Weld County Department of Planning Services
915 10th Street
Greeley, CO 80631
Re: Case Number Z-467
Dear Planning and Zoning Staff:
I acknowledge reading a copy of your preliminary report, dated April 21, 1992,
in regards to the above mentioned case number.
I oppose the request to change zoning in the subject area from "A
(Agriculture) to P.U.D. (R-1 and A uses) " for the same reasons that you
outline in your preliminary report.
I am a Weld County resident and live in Greeley, Colorado. My occupation is
farm and ranch management; I am employed with Peterson Agri-Management
Company, Inc. , in Greeley, Colorado. I currently manage agricultural
properties within a mile and one-half of the proposed rezoning request
mentioned in Case Number Z-467.
Sincerely yours,.
Donald W. Lindauer
DWL/lw
4,'..LJar.�>311
TUTTLE APPLEGATE, INC.
Consultants for Land and Resource Development
April 20, 1992
Mr. Brian Grubb
Weld County Planning Services
915 Tenth Street
Greeley, CO 80631
RE: Z-467 ; WindSong Ranch P.U.D.
Dear Brian:
In our discussions with you there were questions about the validity
of the access to Block 2 of WindSong Ranch PUD. We are providing
the following information to show compliance with Section 28. 7 . 1 . 6
of the Weld County Zoning Ordinance. In addition, this letter will
serve as our separate proposal for off-site road improvements.
Block 2 of our development contains two (2 ) residential lots. We
expect these lots will generate from ten to twenty ADT. Presently
access to this portion of the property is by an existing gravel
drive which proceeds south from Weld County Road 60 (gravel road) ,
crosses the Great Western railroad tracks, and then enters the
property. This gravel drive varies from 17 feet to 23 feet in
width.
In order to provide adequate, safe, and convenient access to the
two residential lots, Lind Land Company proposes to widen the
access drive to a uniform width of 20 feet. A minimum of six
inches of base coarse will be installed on the road.
In discussions with the Great Western Railroad management, we have
agreed the railroad track crossing will also be improved to 20 feet
in width and the cross buck railroad warning signs will be
relocated from Weld County Road 17 to the drive.
In addition, the intersection of this drive with Weld County Road
60 will be improved with 30 foot curve returns.
With this letter you will find a copy of a road easement between
the former owners of the property and the former owners of the gas
well. This document has been recorded in Weld County. As part of
the closing on this property, Lind Land Company was conveyed this
permanent easement as a property right. A fully signed copy will
be forthcoming to you.
✓ 0.531
11990 Grant Street, #410 Telephone: ( 303 ) 452-6611
Denver, Colorado 80233 Facsimile: ( 303 ) 452-2759
Mr. Brian Grubb
Weld County Planning Services
April 20, 1992
Page 2
This existing access drive has been the historical entry into this
section of the property for many years. The Lind's have used this
access both as agricultural tenants and now as owners of the
property.
The Lind Land Company, applicant of this zoning case, is willing
and financially capable of upgrading this drive to standard
conformance with the Transportation Section of the Weld County
Comprehensive Plan. The improvements will be guaranteed by the
submission of a public improvement bond with Weld County as the
beneficiary. In the PUD plan stage, the exact amount of the off-
site road improvements will be calculated.
Cordially,
TUTTLE APPLEGATE, INC.
i 61-Prof �'�
Gary J. Tuttle
GJT/cr
Encs.
cc: File #92-102
Martin Lind, Lind Land Company
Lif 40 eirmr-44
• - BIZ lot
l7r) Cl
EASEMENT
KNOW ALL MEN BY THESE PRESENTS, that:
WHEREAS, GARY A. JEFFERS and MARILEE A. JEFFERS, as joint tenants, own
part of the Northeast Quarter (NE1/4) of Section Eight (8) , Township Five (5)
North , Range Sixty-seven (67) West of the 6th P.M. , Weld County, Colorado,
being more particularly described as follows:
Beginning at the Northeast Corner of said Section 8, and
considering the North line of said Section 8 as bearing
South 89°25'36" West with all other bearings contained
herein relative thereto;
Thence South 89°25'36" West, 1600 feet along the North line
of said Section 8;
Thence South 00°15'00" East, 20.74 feet to the True Point of
Beginning;
Thence continuing South 00°15'00" East, 346.26 feet;
Thence South 15°32'47" East, 126.00 feet to a point on the
West right-of-way line of the Great Western Railroad;
Thence along a curve to the left whose radius is 1427.7 feet
and whose long chord bears South 40°01'46" West, 213.89 feet
along the West right-of-way line of the Great Western
Railroad;
Thence South 35°51 ' 54" West , 1547 . 16 feet along the west
right-of-way line of the Great Western Railroad;
Thence North 00°15'00" East, 1814.57 feet;
Thence North 84°57'48" East, 532.69 feet;
Thence North 83°43'24" East, 296.30 feet;
Thence South 87°14'23" East, 175.86 feet to the True Point
of Beginning. (Hereinafter referred to as the "Real
Property".)
WHEREAS, Gary A. Jeffers and Marilee A. Jeffers, the owners of the Real
Property did grant an easement to Aeon Energy Company, 405 Urban, #302,
Lakewood , Colorado, on or about January 17, 1981, but failed at the time of
the conveyance thereof to record the existence or location of said easement;
NOW, THEREFORE, in order to describe and place of record with the Weld
County Clerk and Recorder a written metnorandun of the existence and location
of said existing road right-of-way, Gary A. Jeffers and Marilee A. Jeffers,
the owners of said Real Property, do herein set forth the following with
regard to said eascinent.
I . The easement right-of-way is a presently existing graveled roadway
located upon the Real Property and catrnencing on the north boundary line of
the Real Property nt a point approximately 95 feet west of the Northeast
corner of the Real Property ( i .e. approximately 1 ,600 feet went of the
Northeast corner of Section 8, Township 5 North, Range 67 West of the 6th P.M.
along the north line of said Section 8) and proceeding clue south for approxl -
mately 110 foot ; thence angling off to the southwest a: roughly n 2f° angle
fur a dlslanre of ;ipproxlmately 340 feet to it point on Lite (;rent Western
Nil i I t'nad right -of-way.
2. The easement right-of-way is non-exclusive.
3. The width of the roadway varies from approximately 17 feet at its
narrowest, to approximately 23 feet at its widest.
4. The easement is for the benefit of land located to the south of the
Real Property where operating oil and gas wells are located. The easement
road is used for the purpose of operating and maintaining said oil and gas
wells located to the south of the Real Property.
IN WITNESS WHEREOF, the owners of the Real Property have executed this
Memorandum of Easement this day of , 1985.
Gary A. Jeffers
Marilee A. Jeffers
STATE OF COLORADO )
) ss.
COUNTY OF )
Subscribed and sworn to before me this ; day of
1985, by Gary A. Jeffers and Marilee A. Jeffers.
WITNESS my hand and official seal.
My Coimission Expires:
Notary Public
1
1
t'a^ r
mmommismaimpi
• 2�
AR2017912 B 1077 REC 02017912 07/22/85 13:59 $6.00 1/002
F 1216 MARY ANN FEUERSTEIN CLERK ; RECORDER WELL' CO, CO
EASEMENT
KNOW ALL MEN BY THESE PRESENTS, that:
WHE Y A. JEFFERS and part of the�Northeast Quarter (NE1/4)oflLEE A.Section Eight (8),as Toint tenants, own
ownship Five (5)
North, Range Sixty-seven (67) West of the 6th P.M., Weld County, Colorado,
being more particularly described as follows:
Beginning at the Northeast Corner of said Section 8, and
considering the North line of said Section 8 as bearing
South 89°25'36" West with all other bearings contained
herein relative thereto;
Thence South 89°25'36" West, 1600 feet along the North line
of said Section 8;
Thence South 00°15'00" East, 20.74 feet to the True Point of
Thence Beginning;
South 00°15'00" East, 346.26 feet;
Thence South 15°32'47" East, 126.00 feet to a point on the
West right-of-way line of the Great Western Railroad;
Thence along a curve to the left whose radius is 1427.7 feet
and whose long chord bears South 40°01'46" West, 213.89 feet
along the West right-of-way line of the Great Western
Railroad;
Thence South 35°51'54" West, 1547.16 feet along the west
right-of-way line of the Great Western Railroad;
Thence North 00'15'00" East, 1814.57 feet;
Thence North 84°57'48" East, 532.69 feet;
Thence North 83°43'24" East, 296.30 feet;
Thence South 87°14'23" East, 175.86 feet to the True Point
of Beginning. (Hereinafter referred to as the "Real
Property".)
WHEREAS, Gary A. Jeffers and Marilee A. Jeffers, the owners of the Real
Property did grant an easement to Aeon Energy Company, 405 Urban, #302,
Lakewood, Colorado, on or about January 17, 1981, but failed at the time of
the conveyance thereof to record the existence or location of said easement;
NOW, THEREFORE, in order to describe and place of record with the Weld
County Clerk and Recorder a written memorandum of the existence and location
of said existing road right-of-way, Gary A. Jeffers and Marilee A. Jeffers,
the owners of said Real Property, do herein set forth the following with
regard to said easement.
1. The easement right-of-way is a presently existing graveled roadway
located upon the Real Property and ccomenci on the north boundary line of
the Real Property etsy.951;:t.eeeser.-ef—t-he—Reaser (i.e. w of o`..ttnrlhekY.aaot /j)
fif .g
Northeast corner of Section 8, Township approximately Rangy Range 67 1,600 feet t
West of the 6th P.M of .
along the north line of said Section 8) and proceeding due south for approxi-
mately 310 feet; thence angling off to the southwest at roughly a 23
for a distance of approximately 340 feet to a point on the Great We..tern
Railroad right-of-way.
1
320531
•
• B 1077 REC 02017912 07/22/85 13:59 $6.00 2/002
F 1217 MARY ANN FEUERSTEIN CLERK & RECORDER WELD CO, CO
2. The easement right-of-way is non-exclusive.
3. The width of the roadway varies from approximately 17 feet at its
narrowest, to approximately 23 feet at its widest.
4. The easement is for the benefit of land located to the south of the
Real Property where operating oil and gas wells are located. The easement
road is used for the purpose of operating and maintaining said oil and gas
wells located to the south of the Real Property.
IN WITNESS WHEREOF, the owners of ttea Property have executed this
Memorandum of Easement this „2() day of U.. ,� , 1985.
103..40
4tL vLP 4: a4,'
r
` ieffers • r In ti fi Je .
STATE OF COLORADO )
COUNTY OF Iv:e ) se.
Subscribed and sworn to before me this °d-o�day of , /9irur--
1985, by Gary A. Jeffers and Marilee A. Jeffers.
WITNESS my hand and official seal.
My Commission Expires: A/.fZc Act /711
P 9! 4 tary Public
r
i
2 820531
FIELD CHECK
FILING NUMBER: Z-467 DATE OF INSPECTION: February 5, 1992
APPLICANT'S NAME: Lind Land Company
REQUEST: A Change of Zone from A (Agricultural) to P.U.D. (R-1 and A uses) .
LEGAL DESCRIPTION: Part of the NE4 of Section 8, T5N, R67W of the 6th P.M. ,
Weld County, Colorado.
LOCATION: Approximately 2 miles south of the Town of Windsor; west of Weld
County Road 17, and south of Weld County Road 6.
LAND USE: N 2 residences, Great Western Railroad.
E Dryland pasture.
S Dairy and sheep confinement operations.
W 1 residence and agricultural production.
ZONING: N A (Agricultural)
E A (Agricultural)
S A (Agricultural)
W A (Agricultural)
COMMENTS:
The property was used to raise wheat during the last growing season. The subject
parcel is sloping and drains primarily to the north. Weld County Road 17 is
paved. Weld County Road 60 is graveled. The view of the proposed access is
limited from the south.
Current Planner
220531
mEmoRAnDum
To Brian Grubb, Planning pate April 21, 1992
COLORADO From Drew Scheltinga, County Engineer
subject: Lind Land Company/Wind Song Ranch Z-467
In my memo of March 12, 1992, in reviewing the sketch plan, I indicated there
should be access to Block 2 provided across public rights of way.
Section 28.7.1.6 of the Weld County Zoning Ordinance requires adequate access
to property. In my opinion, the applicant has not demonstrated adequate access
to Block 2. Further, I still contend access to lots in any platted subdivision
should be provided by public rights-of-way.
I do not think 17 residential lots will have an impact on Weld County Road 17.
Detailed engineering plans and designs are not required at the zone change
stage. Detail engineering and review will be performed when the PUD is applied
for.
DS/gb:z467
cc: Commissioner Webster
Planning Referral File - Lind Land Company/Wind Song Ranch Z-467
o cl
APR 2 3 1992 ;
t_!
. .
Weld Comte Pla,tht3 . .
820531
THE SIGN SHALL BE POSTED ADJACENT TO AND VISIBLE FROM A PUBLICLY
MAINTAINED ROAD RIGHT-OF-WAY. IN THE EVENT THE PROPERTY UNDER
CONSIDERATION IS NOT ADJACENT TO A PUBLICLY MAINTAINED ROAD RIGHT-
OF-WAY, THE APPLICANT SHALL POST ONE SIGN IN THE MOST PROMINENT
PLACE ON THE PROPERTY AND POST A SECOND SIGN AT THE POINT AT WHICH
THE DRIVEWAY (ACCESS DRIVE) INTERSECTS A PUBLICLY MAINTAINED ROAD
RIGHT-OF-WAY.
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 10 DAYS
BEFORE THE PLANNING COMMISSION HEARING FOR CASE
Z - t&'t7 THE
SIGN WAS POSTED BY:
411 74 At 1-1'52 'PAN i- 1 x.
NAME OF PERSON POSTING SIGN
0-aiviLps p, - u tI-0. RiC
AYPLic.ANATURE OF APPLICANT
STATE OF COLORADO )
ss.
COUNTY OF WELD )
SUBSCRIBED AND SWORN TO ME THIS .6„...t DAY OF ;'1
19 _.
SEPT, 0r\ 146, rrestion
NOTARY PUBLIC C
MY COMMISSION EXPIRES C'7 - O`7 -9 - • a4A4
LAST DAY TO POST SIGN IS: JrA�ly 1,/
19 �r-,
PLEASE RETURN THIS FORM TO THE DEPARTMENT OF PLANNING SERVICES' Q,e+VuAJl
OFFICE ON OR BEFORE THE DATE OF THE HEARING.
\d i
COMMUNITY;Q JELQPIAENT
,
City of 1000 10TH STREET, GREELEY, COLORAM731 (303) 350-9780
Greeley 1 0 "
» 10, 1992
Mr. Brian Grubb
Weld County Dept. of Planning Services
915 10th Street
Greeley, Colorado 80631
Dear Brian:
The Greeley Planning Commission, at its regularly scheduled
meeting on April 14, 1992 reviewed Weld County Case Z-467, a
request for a change of zone from A (Agriculture) to P.U.D. (R-1,
Agriculture) uses for a parcel of land that is west of WCR 17 and
south of WCR 60. The Greeley Planning Commission found that the
Greeley Comprehensive Plan does not directly address the issue of
subdivisions located outside of the Long-Range Expected Growth
Area; therefore, the proposal is not in conflict with it. The
Planning Commission also requests that Weld County consider the
policies presented in Resolution 7, 1985, and attempt to realize
the spirit and intent of these policies in its deliberation and
findings.
Resolution 7, 1985 was adopted by the Greeley Planning Commission
in response to the Weld County Commissioners adoption of
subdivision regulations in 1985 for the unincoproated portions of
the county. This resolution directs the City of Greeley Planning
staff to ensure that the following standards are forwarded to
the Weld County Planning Department: (1) there is adequate
dedication of appropriate right of way; (2) that the overall
gross density of a projects does not exceed one dwelling unit per
20 acres outside the 2010 growth ring and one dwelling unit per
10 acres within the 2010 growth ring; and (3) appropriate
setbacks are maintained. In addition, Resolution 7, 1985,
suggests the following standards: (1) development should be
located within urban areas where a full complement of services
are provided; and (2) development should be clustered so as to
preserve agricultural lands and to accommodate future potential
urban development.
Thank you for the opportunity to review and comment on this item.
If you have any questions, please do not hesitate to contact our
office.
Sincerel ,
-0 4-0-PIXWMcr
G e Flebbe
Pl nner II JUN 10 1992
Weld County Planning
9205,E J
Exh;bi+ -F
(4) C`E'a;
06- 11-92
UNIVERSAL
FOREST Weld County Commissioners
P. O . Box 758
PRODUCTS, Greeley , CO 80632
INC. Subject : Windsong Ranch
Southwest Company Dear Weld County Commissioners :
P.O Box 389
Windsor, CO 80550 I am presently a homeowner in the city of Fort Collins .
Telephone 86-9676-563t My family and I are looking to relocate in the Weld
FAX 303/686-9670
County area .
A nationwide network of
building material
nufacturi I would like for my children to attend and be involved
tion centers. manufacturing
facilities. and wood treat- in a smaller school district and Windsor seems to be
mentplantsservingthe the ideal location . We are interested in building a
housing, commercialand home around the Windsor area and the only suitable site
industrial markets is the Windsong Ranch. I would definitely buy a parcel
of this development and build a home if this project
was passed .
Please take into consideration and support this
project .
Sincerely ,
Brian K Niess
CC : George Kennedy
Connie Harbert
Gordon Lacy
Bill Kirby
Bill Webster
92O531
A BRIAN K. NIESS
:; Universal A PLANT MANAGER
Company
9NIY_ERSAtFOR R CTSJNC:=
. S LNUT"STREET, P.O. BOX 389, WINDSOR. CO
PNl1NF• LMA199E5851•. FAX. PIM, SMARM
'IG l✓t
EASEMENT
KNOW ALL MEN BY THESE PRESENTS, that:
WHEREAS, GARY A. JEFFERS and MARILEE A. JEFFERS, as joint tenants, own
part of the Northeast Quarter (NE1/4) of Section Eight (8) , Township Five (5)
North , Range Sixty-seven (67) West of the 6th P.M. , Weld County, Colorado,
being more particularly described as follows:
Beginning at the Northeast Corner of said Section 8, and
considering the North line of said Section 8 as bearing
South 89°25'36" West with all other bearings contained
herein relative thereto;
Thence South 89°25'36" West, 1600 feet along the North line
of said Section 8;
Thence South 00°15'00" East, 20.74 feet to the True Point of
Beginning;
Thence continuing South 00°15'00" East, 346.26 feet;
Thence South 15°32'47" East, 126.00 feet to a point on the
West right-of-way line of the Great Western Railroad;
Thence along a curve to the left whose radius is 1427.7 feet
and whose long chord bears South 40°01'46" West, 213.89 feet
along the West right-of-way line of the Great Western
Railroad;
Thence South 35°51' 54" West , 1547 . 16 feet along the west
right-of-way line of the Great Western Railroad;
Thence North 00°15'00" East, 1814.57 feet;
Thence North 84°57'48" East, 532.69 feet;
Thence North 83°43'24" East, 296.30 feet;
Thence South 87°14'23" East, 175.86 'Feet to the True Point
of Beginning. (Hereinafter referred to as the "Real
Property".)
WHEREAS, Gary A. Jeffers and Marilee A. Jeffers, the owners of the Real
Property did grant an easement to Aeon Energy Company, 405 Urban, #302,
Lakewood, Colorado, on or about January 17, 1981, but failed at the time of
the conveyance thereof to record the existence or location of said easement;
NOW, THEREFORE, in order to describe and place of record with the Weld
County Clerk and Recorder a written memorandum of the existence and location
of said existing road right-of-way, Cary A. Jeffers and Marilee A. Jeffers,
the owners of said (teal Property, do herein set forth the following with
regard to said casonent.
1 . The easement right-of-way is a presently existing graveled roadway
located upon the (teal Property and cnnnencing on the north boundary line of
the Real Property at a point approximately 95 feet west of the Northeast
corner of the Real Property ( i .e. approximately 1 ,600 feet west of the
Northeast corner of Section 8, Township 5 North, Range 67 West of the 6th P.M.
along the north line of said Section 8) and proceeding clue south for aly,roxi-
'` mately dIU feel ; thence angling off to the southwest at roughly a 2'1° angle
fur a cIlra :woo of approximately 340 feet to a point tin the Great. Western
Railroad right -of-wary,
G I Wan".
Pr
2. The easement right-of-way is non-exclusive.
3. The width of the roadway varies from approximately 17 feet at its
narrowest, to approximately 23 feet at its widest.
4. The easement is for the benefit of land located to the south of the
Real Property where operating oil and gas wells are located. The easement
road is used for the purpose of operating and maintaining said oil and gas
wells located to the south of the Real Property.
IN WITNESS WHEREOF, the owners of the Real Property have executed this
Memorandim of Easement this day of , 1985.
Gary A. Jeffers
Marilee A. Jeffers
STATE OF COLORADO )
) ss.
COUNTY OF )
Subscribed and sworn to before me this I day of
1985, by Gary A. Jeffers and Marilee A. Jeffers.
WITNESS my hand and official seal.
My Carmission Expires:
Notary Public
- 1
1
920531
i
1
TUTTLE APPLEGATE, INC.
Consultants for Land and Resource Development
April 20, 1992
r �,X
,fit
Mr. Brian Grubb >Weld County Planning Services
915 Tenth Street
Greeley, CO 80631
RE: Z-467 ; WindSong Ranch P.U.D.
Dear Brian:
In our discussions with you there were questions about the validity
of the access to Block 2 of WindSong Ranch PUD. We are providing
the following information to show compliance with Section 28.7 . 1 .6
of the Weld County Zoning Ordinance. In addition, this letter will
serve as our separate proposal for off-site road improvements.
Block 2 of our development contains two (2 ) residential lots. We
expect these lots will generate from ten to twenty ADT. Presently
access to this portion of the property is by an existing gravel
drive which proceeds south from Weld County Road 60 (gravel road) ,
crosses the Great Western railroad tracks, and then enters the
property. This gravel drive varies from 17 feet to 23 feet in
width.
In order to provide adequate, safe, and convenient access to the
two residential lots, Lind Land Company proposes to widen the
access drive to a uniform width of 20 feet. A minimum of six
inches of base coarse will be installed on the road.
In discussions with the Great Western Railroad management, we have
agreed the railroad track crossing will also be improved to 20 feet
in width and the cross buck railroad warning signs will be
relocated from Weld County Road 17 to the drive.
In addition, the intersection of this drive with Weld County Road
60 will be improved with 30 foot curve returns.
With this letter you will find a copy of a road easement between
the former owners of the property and the former owners of the gas
well. This document has been recorded in Weld County. As part of
the closing on this property, Lind Land Company was conveyed this
permanent easement as a property right. A fully signed copy will
be forthcoming to you.
920531
11990 Grant Street, #410 Telephone: ( 303 ) 452-6611
Denver, Colorado 80233 Facsimile: (303 ) 452-2759
Mr. Brian Grubb
Weld County Planning Services
April 20, 1992
Page 2
This existing access drive has been the historical entry into this
section of the property for many years. The Lind's have used this
access both as agricultural tenants and now as owners of the
property.
The Lind Land Company, applicant of this zoning case, is willing
and financially capable of upgrading this drive to standard
conformance with the Transportation Section of the Weld County
Comprehensive Plan. The improvements will be guaranteed by the
submission of a public improvement bond with Weld County as the
beneficiary. In the PUD plan stage, the exact amount of the off-
site road improvements will be calculated.
Cordially,
TUTTLE APPLEGATE, INC.
Gary J. Tuttle
GJT/cr
Encs .
cc: File #92-102
Martin Lind, Lind Land Company
920531
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920531
NcLD COMITY
ONIIIMIIINNIMINI NIL ".0..MEM
MITY
TUTTLE APPLEGATE, INC.
Consultants for Land and Resource Development 1992 APR 24 PH 5: 00
CLERK
TO THE BOARD
April 23, 1992
Mr. Brian Grubb
Weld County Planning Service
915 Tenth Street
Greeley, CO 80631
RE: Case #Z-467; WindSong Ranch PUD
Dear Brian:
After conferring with the applicant, we wish to
request you schedule WindSong Ranch PUD before the Board
of County Commissioners as soon as possible.
we are available to pick up the posting sign at your
earliest convenience.
Cordially,
TUTTLE APPLEGATE, INC.
(11. 1'11--
Gary V. Tuttle
GJT/cr
cc: File #92-102
Martin Lind
APR 2 4 1992
Weld Counts Planning
11990 Grant Street, #410 Telephone: (303 ) 452-6611 990531
Denver, Colorado 80233 Facsimile: (303 ) 452-2759
�X f1/ 61-1- p
PL0867
920531
ORIGINAL FILE CONTAINS PHOTOS -
PLEASE SEE ORIGINAL FILE
Hello