HomeMy WebLinkAbout952657.tiffCase Summary
Ordinance 147 ---- Comprehensive Plan
1. General Background Information
Public Meeting Schedule (32meetings)
Advisory Board Members
General Information
Minutes
2. Staff Recommendation
- - changes to text
- - proposed plan changes
- -Comprehensive Plan Revision Process
3. Planning Commission Minutes May 16, 1995
4. Exhibits-- Anderson Farms (letter)
St. Vrain Sanitation District (letter)
5. Letters submitted after Planning Commission
L and W Partnership (letter)
TuttleApplegate Inc (letter)
Robert Siegrist (letter)
6. Comprehensive Plan
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952657
COMPREHENSIVE PLAN MEETINGS
1994-1995
PUBLIC MEETINGS
1994 Public Meetings
Johnstown
Grover
Ault
Windsor
South Aims
Frederick
Greeley
March 14, 1994
March 16, 1994
March 21, 1994
March 28, 1994
March 31, 1994
April 12, 1994
April 13, 1994
Comprehensive Plan Advisory Meetings
April 13, 1994
April 19, 1994
May 3, 1994
May 17, 1994
June 7, 1994
June 21, 1994
July 19, 1994
August 2, 1994
August 16, 1994
September 6, 1994
September 20, 1994
October 4, 1994
October 18, 1994
November 29, 1994
December 6, 1994* No quorum
December 13, 1994
1995 Public Meetings
Comprehensive Plan Advisory Meetings
January 24, 1995
January 10, 1995
February 7, 1995
February 21, 1995
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I-25 Follow Up Meetings
January 26, 1995
January 31, 1995
February 2, 1995
February 23, 1995
Service Provider Meetings
Elected Officials Meeting
Citizen Meeting
Citizen Meeting
Planning Commission
May 16, 1995
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REVISED COMPREHENSIVE PLAN ADVISORY BOARD
Marie Koolstra
2538 E. Highway 56
Berthoud, CO 80513
John Valencia
1509 13th Avenue
Greeley, CO 80631
Jay Curtis
P.O. Box 53
Dacono, CO 80514
Jim Meyer
328 S. Park Avenue
Ft. Lupton, CO 80621
Gale Schick
706 Parkview Mountain Drive
Windsor, CO 80550
Cathy Schulte
EDAP
P.O. Box S
Greeley, CO 80632
Cristie Nicklas
P.O. Box 99
61005 Weld County Road 85
Grover, CO 80729
Bonnie Dean, Vice -Chairperson
1858 26th Avenue
P.O. Box 1406
Greeley, CO 80632
Ruth Pelton-Roby
P.O. Box 347
Keenesburg, CO 80643
Michael Hayes
2540 53rd Avenue
Greeley, CO 80634
John Donley, Chairman
811 10th Street
Greeley, CO 80631
Mike Veeman
23850 Weld County Road 7
Loveland, CO 80537
Kirk Goble
140 Denver Avenue
Ft. Lupton, CO 80621
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Schedule of Meetings
I-25 Community Profile Study
1. January 26, 1995
Service Provider Meeting
School District
Fire District
Law Enforcement
CDOT
Weld County Public Works
St Vrain Sanitation District
Water Districts
United Power
Telephone Service
2. January 31, 1995
Elected Officials Meeting
Division of Local Affairs is conducting this meeting
3. February 2, 1995
Citizen Meeting
United Power Office
323 Denver Avenue
Ft. Lupton, Colorado
11:30 a.m.
Mead Community Center
Mead Colorado
Time: Not Sure
Frederick Elementary School
555 8th Street
Frederick, Colorado 80580
7:00 -10:00 p.m.
Need: Chairs for 125 people
A number of maps and flip charts
Division of Local Affairs will help with this meeting.
Staff: Planning / Public Works /Legal /health
4. February 6, 1995
Planning Commission Meeting
Weld County Centennial Center
Commissioners Hearing Room
915 10th Street
Greeley, Colorado 80631
1:30 p.m.
5. February--- 1995 (To be Announced)
Follow Up Meeting
6. March 7, 1995
Planning Commission Meeting
Recommendation made
FOR MORE INFORMATION CALL MONICA DANIELS MIKA IN PLANNING EXT. 3559
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952657
I-25 Presentation
I-25mud2000
Here from the govt. TO HELP YOU FORGET TO LISTEN
WE ARE HERE TO LISTEN TO YOUR IDEAS AND CONCERNS FOR THIS
COMMUNITY.
Format:
Citizen Participation
Smaller groups ABOUT AN 1 HR.-- the solution is you--- facilitators recorder for group
Large group REPORT BACK YOUR IDEAS AND CONCERNS.
Next Meeting: 2-23-95 7:00---- WHAT WE THINK WE HEARD.
History:
Area developed 1985 as St. Vrain Sanitation District
Recognized by WC in 1987 as the I-25 Mixed Use Area
Amended in 1992
Conceptional Plan
MUD- Mixed Use Area
PUD- Planned Unit Development
Size Minimal Development
Location
Service Districts
Now: I-25 2000
WELD COUNTY IS Revising the Comprehensive Plan
Utility Providers Meeting
Citizen Meeting
Population
Readdressing the needs of the citizens
What is working, what is not working?
Too large, too small, too many people?
As technocrats we can develop a whole gamete of wonderful solutions to the opportunities
this area presents; however if we are not dealing with the same goals for this area our
wonderful solutions will not be so wonderful.
YOU ARE THE SOLUTION
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mtCOMPLAN/2-2-95
Questions for Discussion
I-25 Mixed Use Area
January 31, 1995
1. Is the I-25 Mixed Use Area working well now? If no, why?
2. Should the I-25 Mixed Use Area be expanded or decreased in size? If yes, how and
why?
3. What, if anything(s) would enhance this area?
4. Who should pay for increased services provided to this area--- when it starts to grow?
5. What type(s) of business and residential development do you want to see in the I-25
Mixed Use Area?
6. What type(s) of development do you not want to see in this area? Why?
7. Has this area been designed at too great, too little or at just the right density?
(2.5 person/household)
High Density (HDR)
Medium Density (MDR)
Low Density (LDR)
Mobile Home (MEI)
15 units per acre
8 units per acre
3 units per acre
8 units per acre
---- What is the ideal population for this area?
PRESENT POPULATION SIZE ABOUT 650 - 1000 PEOPLE
8. What should this area look like in the year 2000?
9. Should agricultural be a land classification considered in this area?
10. As the area grows to build -out who will pay for the transportation infrastructure? How
will this occur? By whom? When should this happen?
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2-1-95
FACILITATORS INFORMATION:
YOUR ROLE:
1. To get your group to discuss what they want and (even what they do not want) in the I-25
Area.
2. Be a secretary for your group/ record their thoughts and ideas.
3. Get your group to put something down on the map.
4. If your group diverges from the major emphasis let it happen, but try to get them directed
back to address the specifics of the area.
5. Disseminate the small groups (your group) ideas to the larger group or appoint a
spokesperson to report back to the larger group.
A GROUP FACILITATOR SHOULD:
BE OBJECTIVE
BE NEUTRAL
BE SUPPORTIVE OF GOOFY IDEAS (AS MUCH AS POSSIBLE)
BE HELPFUL ---PROVIDE INFORMATION
BE A GOOD LISTENER
BE NONCONDESCENDING
BE NONCONTROVERSIAL -- IMPARTIAL
BE REAL
PURPOSE- The purpose of the meeting is to acquire information from the citizen in the area.
To acquire a direction or directions from the citizens in this area.
FORMAT- General information will be given by Monica then the groups will be broken into
small groups. The small groups will come up with several suggestions. These suggestions will
then be shared with the larger group for consideration.
RESULTS- It will be necessary to have a follow up meeting to discuss the way in which staff
has or will incorporated the citizens' suggestions into goals for the area. The Staff at this time
will discuss possible tools for implementing these suggestions into land use decisions.
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VISION AND/OR ISSUES OF THE I-25 CORRIDOR IN THE NEXT 25 YEARS
1. Solid city
2. Open space/buffer zones
3. Big box warehouses
4. Parking lot on 1-25 (lack of transportation funding)
5. Haphazard jurisdictions
6. Disappearance of agricultural lands
7. Commercial development
8. Transportation issues
9. Redefining planning and growth issues
10. How do we turn it off? (New industry/growth)
11. Adequate planning to start with
12. Compact urbanization
13. Adequate infrastructure (utilities)
14. Balance between housing, commercial, retail uses
15. Commercial around interchanges
16. Limit the number of interchanges
17. Preserve open space and agricultural land between interchanges
18. Lack of everyday services (human and social services)
19. Lack of planning for schools (educational needs)
20. Continued annexations
21. Need for good infrastructure (adequate)
22. Expect more expertise in planning and population increases
23. Need to understand and identify what revenues are available
24. Need contiguous growth patterns
25. Consider recreational needs
26. Alternative transportation modes
27. Air quality
28. Plan parks now (while there is still time)
29. Mechanism to resolve growth issues
30. Establish and Comprehensive Plan and live within that plan
31. Employ planning staff/consultants
33. Develop intergovernmental agreements with each other (municipalities)
34. Need for compromise
35. Preserving the State Highway 119 corridor with open space
36. Preserving the St. Vrain River corridor
37. County subdivisions
38. 1-25 Mixed Use Development area
39. Resource needs - development map (1-25 MUD, zoning district, RE's, County subdivisions,
and enterprise zones)
1-25 CORRIDOR BOUNDARIES
North WCR 44
East WCR 19
South WCR 2 Adams/Weld County line
West WCR 1 Boulder/Weld County line.
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I-25 Notes from the Staff meeting 1-12-95
Staff Suggestions
Reduce the size of the area
Keep the area closer to the intersection of 1-25 and 119
Plan for the schools
Plan for the parks
Scale back the western portion of the delineated map area
Honor what the surrounding municipalities have requested
Develop stricter design standards
Include landscaping and open space standards in a more uniform pattern
Do an inventory of potential development out growth
Utilize concentric growth patterns based on the existing ability to provide service/ sewer
Extend WCR 7 north across the river
If extension of the road then an environmental assessment is a must
Cut off everything north of the river
Develop a tired system of land use
Get rid of the residential status and replace it with the PUD process
Make all land use compatible based on use not necessarily zoning
Get the Commissioners to buy off on the recommendations
Make sure the IGA's in the area stipulate that the municipality will not annex into the
DelCamino area.
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NOTES
QUESTIONS/DISCUSSION
1. Has the County looked at each communities comprehensive plan?
2. Would comprehensive plan be more descriptive in unincorporated area?
3. Does Weld County work with separate municipalities? Is there much
interest?
4. Does County Planning encourage or direct growth for each municipality?
5. Opinion
- Planning should preserve agricultural land
- We shouldn't cover fertile soil with urban sprawl
- Demand developers to be accountable, develop responsibly
sense of community
6. What is happening with the encroachment from the south.
7. What do the Commissioners and County Planning Commission intends to do
toward surface damage from oil companies.
8. Are the Planning areas going to change?
- Regional
- District
9. What do you mean more stringent land use regulations?
10. Will the M.U.D. be more likely to be developed?
11. Who do the Commissioners meet with in unincorporated land?
12. What are the feelings of the staff toward Fredericks takeover?
(Annexation).
13. Are neighbors notified for annexation? Do the property owners have input?
14. What did the County gain by allowing Broomfield, etc., to come into the
County.
15. What is the purpose of Planning if the County has no control?
16. Why was the 1/2 mile being considered?
17. Opinion - Keep the 3 -mile radius.
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18. Opinion - Apathy - we are all at fault. We don't participate in the
process unless we get mad.
19. Can anybody meet with the Commissioners?
21. P.U.D - What's up?
22 What is Weld County going to do about the D.I.A. questions? How are we
going to address economic development.
23. Opinion: Most people are worried about D.I.A.
24. Opinion: The Advisory Committee should represent more of the rural voice.
No 3 -A's
Start process over -- with representation from the Advisory Board
leaning toward County residents.
25. Is regionalization feasible?
Will the regionalization of Weld County will eventually delineate the boundaries
of new counties?
26. Opinion: Rural people must come and express their feelings.
Communication factor must increase.
27. Opinion: Should be compensation for not developing prime agricultural
land.
28. Would Weld County be what it is today without the 80 acre rule?
- What will our kids inherit?
- Will we prosper now for the downfall of the future?
29. Opinion: Lets find the best use for the land.
30. Opinion: Rural vs. Urbanism
31. Opinion: Site Specific Planning - case by case
32. Judge each case by previous use of land and the merits of the case.
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FREDERICK
Bogus "pre -parole" facility at Del Camino. Useless dangerous project. A
detriment to southwest Weld County. Will create no jobs, no economic benefits,
just lots of trouble.
Rights of absentee owners in voting from proposed uses. In order to direct
growth, some combination of lifestyle and livelihood should be taken into account
vs. mere economic interests e.g. Villa at Greeley vs. Del Camino. They have no
interest int he area beyond economic development to themselves.
Strict adherence to preservation guidelines re: farmland, wetlands, etc. The
County has been zoned long enough now that most grandfathering should have
already taken place.
Flag poling/annexation guidelines.
Each community be served justly, i.e., no favorites. Hazardous wastes controlled
uniformly - environmental research in depth, stricter controls, crime reduction,
injection well control.
Does Greeley really represent South Weld or could Adams County do it better?
Because Weld County ranks as one of the top agricultural producing Counties in
the United States, a high priority of this plan should be to set boundaries for
urban growth. California's prime farmland disappeared at an alarming rate during
the 70's and 80's. Someday if that type of urbanization continues across the
Country, our grandchildren may not have enough food to eat. In recent history
remarkable gains in crop yields have occurred. I don't think we can bank on
technology to develop higher yielding crops forever. Ranking agricultural zone
land for its productivity would be a way to determine if other uses of the land
should be allowed. Currently, the front range area is attractive for those
seeking a new place to live or build new commercial/industrial buildings. In the
near future maybe the growth should be shifted east to preserve the valuable
farmland in western Weld County.
Your meeting had a time limit. You underestimate our intelligence and
understanding. Get on with the information we need for southwest Weld County.
The prison in the Del Camino area will harm southwest Weld County and gives
nothing to local people. P.S. tape presentation was cone in California.
Everyone is leaving California for Colorado. What is the message here?
Have some control of annexation by some small towns.
Invasion of oil and gas industry without regard to the landowner. Respect should
be shown to the landowner. It seems lost in southwest Weld.
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FREDERICK - Continued
1. My opinion is that development should be directed to those areas annexed
to existing municipalities. Scattered and strip development should be
discouraged. Development should be directed to the least productive
soils. discourage offensive non-agricultural uses. We have enough refuse
dumps, etc. Del -Camino is the type of growth that should be discouraged.
Again, I stress, we have enough towns and cities existing in the county to
provide needed growth. Just for your information, I have spent over 40
years in the development and building business. I understand and
appreciate what you are attempting to accomplish.
2. I believe that development should only be done close to other towns or
cities. They should have rhyme and reason to them. Also, I would like to
see the soil tested - for building, such as prime, superior, good, or
poor. If it is a prime soil for productive facmground, then it shouldn't
be used for building development. I want to know how you chose POD
development. I believe everyone has a different view on it. Last but
not least - I think the meeting April 12, 1994, was a waste of your time
and mine. I was greatly disappointed in the meeting. We didn't even get
started. There was too much talking and not enough community input from
the people that were there.
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CITIZEN PARTICIPATION SURVEY - GREELEY
Protect pristine environments and consider how Weld County Policies affect other
Counties.
Too much more growth will destroy the reasons people live here now.
Environmental issues have to take priority over monetary gains.
I am not sure exactly where this fits in, but an issue that I would like to see
addressed is Recorded Exemptions. My belief is that an owner of a farm should
be able to amend a Recorded Exemption. I realize that there has to be
parameters, but there should be a method for allowing additional construction on
a Recorded Exemption if, for example, there has not been substantial building on
a site for a given period of time, say 10-15 years, or more. I am in a position
where my family has/will outgrow the house I am in, but I don't believe I can
build a new house on my 11 acres. The farm this Recorded Exemption is on has
been in my family for 50 years. No houses have been built on it for well over
30 years.
All vehicles in the County should have to be tested and maintain required
emissions standards, not just in Greeley. we all breathe the same air.
Growth impacts on Weld County due to D.I.A.7 This subject needs a special study
separate maybe from Comprehensive Plan changes. D.I.A. is probably the greatest
single impact on our area since the location of 1-25.
The amount of control that urban areas have over surrounding agricultural related
ground that is not incorporated. I feel that towns and cities are imposing rules
and regulations on neighboring farmground without consideration as to how this
will affect the farmers ability to support himself and his family.
County growth limits.
80 acre rule should be reduced to 35 acres (like Boulder County). Dry -up clauses
when water rights are sold.
Rights of large land owners to plan for the future of their property.
Dry -up land use when water rights are sold.
The conflicting views of the 2.3 acre landowner vs. the 200-400 acre land owners.
The pressure of growth from the Boulder/Denver area in the southwest corner of
the County.
Dictating to the landowner how he can utilize his land.
Forcing continued agricultural use on land dried up due to sale of water rights.
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No prisons, no more landfills, list to the people.
To stop letting the gas and oil companies use southwest Weld County as their
dumping ground, i.e., injection wells. To realize Dacono, Frederick, Erie, and
Ft. Lupton are an important growth area for Weld County.
In the I-25 Mixed Use Development Area, the race track land use designation
should be change to a more realistic use. This should be done through
consultation with the two involved landowners. In the I-25 Mixed Use Development
Area there is a requirement that zoning be utilized within 3 years. At the same
time, the "value added" concept of having property ready for development, for
economic development purpose, is defeated. So may businesses that want to
develop need to move rapidly for business reasons, and if zoning could be in
place they can shorten the development process by many months, say 4-8 months.
Public transportation - future routes - senior citizens.
Free plan of excessive regulations - freedom.
Safety/health/police services - piece of mind.
Noise limits - shooting range - race trach - D.I.A.
Odors - especially if draws insects - health.
Dust from traffic on unpaved roads - quality of life.
Public transporations - to help senior citizens get to town and doctor.
Safety/health/police and fire services.
Free plan of excessive regulations - County can't regulate everything.
Noise limits - D.I.A., shooting range, race track
Smell - expecially if draws flies, etc.
Dust from traffic on unpaved roads.
The pre -parole facility does not fit in the area where the Commissioners have
voted to allow it. There seems to be the idea that there aren't any homes around
it. Ther are 212 trailer homes with over 300 children!! I would like to see a
mass transit system set up expecially from Del Camino into Metro Denver. Get out
more information to the public if possible on property changes.
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AG COUNCIL
Feel very strongly that need regional Planning Area. Thins are very different
in the norther part of the County than south. Please make some allowances for
those differences.
Annexation of small towns, costs of permits, applying for lots of land? Prime.
I think that above all we need to always protect the property rights of the
property owners.
The distance that cities can influence land use. I recommend 1/2 mile from city
limits. Limit any urban development rights to complain or object to normal farm
activity or odors. That an Agricultural zone should be grandfathered-in so that
anyone wanting to continue in Agricultural uses cannot be denied that right.
AULT MEETING
Land fees, prison facilities.
Location of landfills, location of prison facilities.
Wildlife management.
Private property rights vs. government regulations. School districts.
Solid wastes, liquid wastes, traffic and transportation.
BOA MEETING
As part of the plan, road construction and paving, utility access, etc., need to
be verified, as long as water and waste problems are addressed.
Transportation, auto traffic will be too heavy. Will need alternative forms,
inter -urban transportation, even though none of us wants to use them.
Relationship between County and small towns. Small communities don't have larger
area resources.
FT. LUPTON
Our future generations need to enjoy Weld County's open spaces and want to live
here with as good a standard of living as their parents. Don't let large
corporations and developers do what they want. Hog farms, feed lots, railroad
yards, oil companies.
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FT. LUPTON - (Cont).
The relationship of Municipality Planning decisions and the County decisions.
Who has jurisdiction? Do Municipal and County Plans coincide/interweave/agree,
and how do we get there? What limit to urban development? Size limitations of
recorded exemptions/land use/zoning changes.
The rate of growth of population. Having moved from upstate New York, I can say
that the land -use in this area with housing and subdivisions being built is too
much. Slow it down or it will be another upstate New York, where housing costs
drove up land values then the economic area went down. Job costs (IBM, G.E.) in
your area went down. What goes up will come down. Then those that are left are
left with an economic mess.
Transportation: DIA corridor, Ft. Collins, Windsor, Greeley corridors. Southern
Weld development.
JOHNSTOWN
When all good farm ground is sold for development where will your food come from?
Where will agriculture get their irrigation water? Weld County is one of the
most productive agricultural counties in the U.S. I am damn proud to be a
farmer.
Natural catastrophe (earthquake, flood, meteors, extra -terrestrial reaction
procedures.
NEW RAYMER
We need to encourage new business for our economically declining arearather
than gouge us for large permits (in fees) which discourages the person wanting
to enhance the area. Regional Planning could help fit the rules to the
situation. The Special Use permits are too prohibitive for a small farmer or.
rancher to have to pay when they are trying to diversify.
The cities are difference from county life. Different ordinances for each. We
need different guidelines to promote new industry.
Waste disposal issues. Domestic oil and gas production and industrial.
Policies to address "humane, affordable" housing for seasonal farm workers.
Should we look at comprehensive solid waste Planning. Cost/benefit analysis,
limits?
Fair spending in rural towns and lands instead of so much going to larger cities.
Change is some rules that are meant for cities instead of small towns (less than
100) that we can't afford.
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NEW RAYMER (Cont).
Regional developments.
Bring in new business to small areas.
Small town economic growth. Remember Weld County is not just Greeley and
outlying areas. Accessibility to County services for small towns. Division of
funding for projects in all areas for economical, social and other development.
PLANNING COMMISSION MEETING
The transfer of water from farm ground to cities outside of the County.
Need to encourage decision made on basis of impacts not personalities. Need to
consider more creative approaches to rural residential development which allow
farming to continue, i.e., cluster of development, transfer development rights.
Urban Growth Boundaries in relation to Agriculture.
DEFINITIONS
RURAL - More agricultural land -farm -ranch, etc. Areas less populated,
that's rural. Services are limited and should not be anticipated.
An area dominated by Agricultural production and agricultural
support areas. Can be small towns, etc.
The out of city limit area. No sewer, paved roads. Open field,
farming, agricultural related activities. Uhere infra -structure is
in place for agricultural businesses. Irrigation, road structure,
drainage, etc.
Areas within which effective and timely development focuses on the
preservation of large portions of the land are maintained as
agricultural.
Outside Comprehensive Growth plan?
Areas outside of housing developments. Farming and ranching areas
with large acres.
URBAN: Situated closer to major areas and even to towns with services.
Such as some of the developments around various communities.
An area of a set number of persons/ square mile, and area with
municipal services provided.
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PLANNING COMMISSION DEFINITIONS (Cont).
Dense populated area within city limits. Primary purpose to house
people/families.
Areas within which effective and timely development focuses on the
preservation of portions of the land as residential with the health,
safety, and well-being of people maintained.
Within the Comprehensive Growth plan?
Areas next to the city limits with services of water and sewer
facilities. With greater law enforcement and quicker service.
EFFICIENT AND ORDERLY DEVELOPMENT:
What is going to work the best efficiently. Having a wish list is
one thing but you have to be realistic. Orderly is what comes next.
Try not to jump ahead of ourselves.
The development of an area to meet the demands of an expanding
population demands of an expanding population demands while trying
to protect the existing County environment and business enterprises.
Development is directed by cities outward but attached to a core
with the proper infra -structure to support the population (growth).
(Sewers. schools, law enforcement, etc). Systematic.
Effective and timely development.
Change to efficient and timely. Well thought out, good
organization.
To have a Comprehensive Plan that can address areas of housing,
business and farming areas. Thus everyone knows what the boundary
lines are in advance.
WINDSOR
Splitting water off of productive ground. Recorded Exemptions must be reviewed.
A critical mass of anything must exist before it will survive.
952657
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952657
AGENDA
WELD COUNTY COMPREHENSIVE PLAN ADVISORY COMMITTEE
Centennial Center - Commissioners Hearing Room - 5:00 p.m.
February 21, 1995
1. CALL MEETING TO ORDER
2. APPROVAL OF MINUTES - February 7, 1995
3. PUBLIC COMMENT
4. OLD BUSINESS
I Environmental Goals and Policies
NEW BUSINESS
I Second draft of the Comprehensive Plan
6. NEXT MEETING SCHEDULED FOR March 7, 1995 - Centennial Center, 915 10th Street,
Greeley, Colorado.
7. ADJOURN
NOTE: Copies of this agenda and of previous agendas or minutes are available upon request.
Additionally, any hand-out materials are available in the Department of Planning Services,
1400 N. 17th Avenue, Greeley, Colorado, Phone (303) 353-6100, Ext. 3540.
952657
MINUTES OF THE WELD COUNTY COMPREHENSIVE PLAN ADVISORY BOARD MEETING
February 21, 1995
A meeting of the Weld County Comprehensive Plan Advisory Board was held, February 21, 1995,
at 5:00 p.m., in the Commissioner's Hearing Room, 915 10th Street, Greeley, Colorado.
Additional copies of these minutes and of additional minutes are available upon request.
Additionally, any hand-out materials are available upon request. Additionally, any hand-out materials
are available in the Department of Planning Services, 1400 N. 17th Avenue, Greeley.
Roll Call
Jay Curtis
Bonnie Dean
Kirk Goble
Michael Hayes
Marie Koolstra
Jim Meyer
Cristie Nicklas
Cathy Schulte
Mike Veeman
Gale Schick
Ruth Pelton-Roby
John Valencia
Absent
Present
Present
Present
Present
Absent
Present
Present
Present
Absent
Present
Absent
John Donley was in attendance at the beginning of the meeting, he left shortly thereafter due to
another commitment.
Also present: Commissioner Dale Hall; Commissioner Connie Harbert; Pat Persichino, Director;
Monica Daniels -Mika, Long Range Planner; Lee Morrison, Assistant County Attorney; Robyn
Newbrey, Specialist, Weld County Health Department, Sharyn Frazer, Secretary.
NEW BUSINESS
Commissioner Dale Hall informed the group of the resignation of Chuck Cunliffe from the Planning
Department. He introduced Pat Persichino as the Interim Director.
OLD BUSINESS
The group reviewed the second draft of the Comprehensive Plan. Slight changes were made in the
Natural Resources and Environmental sections. The goals and policies of both these section were
accepted by the group with the proper changes.
Meeting adjourned at 7:30 p.m.
/Rcspectfullys4. itted,
OVA--
Sharyn Fr:.z
Secretary
952657
AGENDA
WELD COUNTY COMPREHENSIVE PLAN ADVISORY COMMITTEE
Centennial Center- Commissioners Hearing Room - 5:00 p.m.
February 7, 1995
**Ye************************_****************************....«
1. CALL MEETING TO ORDER
2. APPROVAL OF MINUTES - January 10, 1995
3. PUBLIC COMMENT
4. OLD BUSINESS
d Environmental Goals and Policies
NEW BUSINESS
d Parallel Tables
NEXT MEETING SCHEDULED FOR February 21, 1995 - Centennial Center, 915 10th Street,
Greeley, Colorado.
ADJOURN
NOTE: Copies of this agenda and of previous agendas or minutes are available upon request.
Additionally, any hand-out materials are available in the Department of Planning Services,
1400 N. 17th Avenue, Greeley, Colorado, Phone (303) 353-6100, Ext. 3540.
95265'7
MINUTES OF THE WELD COUNTY COMPREHENSIVE PLAN ADVISORY BOARD MEETING
February 7, 1995
A meeting of the Weld County Comprehensive Plan Advisory Board was held Tuesday, February 7, 1995, at
5:00 p.m., in the Commissioner's Hearing Room, 915 10th Street, Greeley, Colorado.
Additional copies of these minutes and of additional minutes are available upon request. Additionally, any
hand-out materials are available in the Department of Planning Services, 1400 N. 17th Avenue, Greeley,
Colorado.
Roll Call
Jay Curtis
Bonnie Dean
John Donley
Kirk Goble
Michael Hayes
Marie Koolstra
Jim Meyer
Christie Nicklas
Cathy Schulte
Mike Veeman
Gale Schick
Ruth Pelton-Roby
John Valencia
Absent
Present
Absent
Present
Present
Present
Absent
Present
Present
Present
Absent
Present
Absent
Also present: Commissioner Connie Harbert; Monica Daniels -Mika, Long Range Planner; Department of
Planning Services; John Pickle, Director, Robyn Newbury, Specialist, Weld County Health Department; Lee
Morrison, Assistant County Attorney; Sharyn Frazer, Secretary.
OLD BUSINESS
The group discussed the parallel tables. Staff explained how the parallel tables were constructed and
distributed and outlined proposing a structure for the natural resources and environmental sections of the
comprehensive plan. John Pickle explained the process the SWAB committee utilized to devise the goals and
policies they previously suggested to the Advisory Board. He was concerned with the perception that the
Advisory Board did not take the SWAB's recommendation into consideration. Several board members
explained they felt the SWAB document had a great deal of merit and they never intended to not consider it.
However, they realized that various suggestions for environmental and natural resources goals were presented,
all of these presentations deserved to be considered, and the parallel tables were the mechanism they chose
to review the similarities and dissimilarities of the various documents. Robyn Newbury presented to the group
a revision utilizing all four documents. The board considered this recommendation and made several
suggestions and deletions from Robyns' presented material. The board discussed in depth the policies and
goals and presented, particular those goals they believed were not appropriate to be addressed through this
comprehensive plan. The group concurred that solid waste management is an awesome arena and needed to
be addressed under separate cover. Monica went over the natural resource parallel tables and suggested that
the group review these these again to look for continuity with the environmental section.
952657
MINUTES OF THE WELD COUNTY COMPREHENSIVE PLAN ADVISORY BOARD
February 7, 1995
Page 2
Staff said they would received environmental goals and policies as well as a draft revision of the plan at the
February 21, 1995, meeting.
Meeting adjourned at 8:00 p.m.
Respectfully submitted,
haryn Fri
Secretary
952657
Agenda
WELD COUNTY COMPREHENSIVE PLAN
ADVISORY COMMITTEE
Centennial Center - Commissioners Hearing Room - 5:00 p.m.
January 10, 1995
1. CALL MEETING TO ORDER
2. APPROVAL OF THE MINUTES FOR: December 13, 1995
3. PUBLIC COMMENT
4. OLD BUSINESS
d Agricultural Related Information
d Agricultural Goals and Policies
5. NEW BUSINESS
6. NEXT MEETING SCHEDULED FOR January 24, 1995 - Centennial Center, 915 10th Street, Greeleym,
Colorado.
d Environmental Goals and Policies
d Urban Growth Boundaries
7. ADJOURN
NOTE: Copies of this agenda and of previous agendas or minutes are available upon request. Additionally, any hand-out
materials are available in the Department of Planning Services, 1400 N. 17th Avenue, Greeley, Colorado, Phone
(303) 353-6100, Ext. 3540.
95285'7
MINUTES OF THE WELD COUNTY COMPREHENSIVE PLAN ADVISORY BOARD MEETING
January 10, 1995
A meeting of the Weld County Comprehensive Plan Advisory Board was held, Tuesday, January 10, 1995, at
5:00 p.m., in the Commissioner's Hearing Room, 915 10th Street, Greeley, Colorado.
Additional copies of these minutes and of additional minute are available upon request. Additionally, any hand-
out materials are available in the Department of Planning Services, 1400 N. 17th Avenue, Greeley, Colorado,
Phone (303) 353-6100, Ext. 3540.
Roll Call
Jay Curtis
Bonnie Dean
John Donley
Kirk Goble
Michael Hayes
Marie Koolstra
Jim Meyer
Christie Nicklas
Cathy Schulte
Mike Veeman
Gale Schick
Ruth Pelton-Roby
John Valencia
Absent
Present
Absent
Present
Present
Present
Absent
Present
Absent
Present
Present
Present
Absent
Also present: Chuck Cunliffe, Director, Monica Daniels -Mika, Long Range Planner, Department of Planning
Services; Lee Morrison, Assistant County Attorney; Sharyn Frazer, Secretary.
OLD BUSINESS
The group discussed the agricultural goals and policies as presented by staff. Lee Morrison explain the prime
farmland definition as revised by staff. Mike Veeman asked about the mechanisms involved in TDR's. The
group discussed the right to farm draft covenant as proposed by staff. Lee explained the various ways of
incorporating this language into land use procedures, i.e., through implementation in a covenant or delineation
on a plat. The group accepted the agricultural goals and policies as presented by staff. Staff then handed out
the proposed changes to the Subdivision Ordinance and a draft of the recorded exemption check sheet.
Discussion followed. The group conveyed their acceptance of the recorded exemption check sheet and felt
it was a good tool to be implemented. The group discussed the changes to the Subdivision Ordinance and
there was some confusion over the inclusion of property owner notification. Staff concurred that the group did
not receive the most current revision of the Subdivision Ordinance , therefor the sign posting appeared in effect.
The group suggested that staff and the Board of County Commissioners consider notifying property owners
of a recorded exemption by sign posting, if they desired to notify the property owners at all. Kirk Goble stated
this board is not charged with rewriting the ordinance and perhaps some form of notice can be placed into the
ordinance. However, in his experience with a prior board, this issue was addressed and referred back to the
Board of County Commissioners who chose to delete the sign posting from the most current Subdivision
Ordinance. The group voted to instruct staff to send these revisions along with the revisions of the
Comprehensive Plan to the Board of County Commissioners. Kirk Goble abstained from voting.
Meeting adjourned at 7:00 p.m.
pectfully su L'lied,
Sharyn Fr
Secretary
952657
Agenda
WELD COUNTY COMPREHENSIVE PLAN
ADVISORY COMMITTEE
Centennial Center - Commissioners Hearing Room - 5:00 p.m.
December 13 ,1994
1. CALL MEETING TO ORDER
2. APPROVAL OF THE MINUTES FOR November 29, 1994 and December 6, 1994
3. PUBLIC COMMENT
4. STAFF COMMENT
4. I-25 MUD comments- Chuck Cunliffe, Director of Planning Services
5. NEW BUSINESS
+ Urban Growth Boundaries Goals and Policies - Commissioner Barbara Kirkmeyer and
Commissioner Dale Hall
6. OLD BUSINESS
+ Agricultural Goals and Policies
+ Environmental Goals and Policies
7. ADJOURN
NOTE: Copies of this agenda and of previous agendas or minutes are available upon request. Additionally, any hand-out
materials are available in the Department of Planning Services, 1400 N. 17th Avenue, Greeley, Colorado, Phone
(303) 353-6100, Ext 3540.
952657
MINUTES OF THE WELD COUNTY COMPREHENSIVE PLAN ADVISORY BOARD MEETING
December 13, 1995
A meeting of the Weld County Comprehensive Plan Advisory Board was held Tuesday, December 13, 1995,
at 5:00 p.m., in the Commissioner's Hearing Room, 915 10th Street, Greeley, Colorado.
Additional copies of these minutes and of additional minutes are available upon request. Additionally, any
hand-out materials are available in the Department of Planning Services, 1400 N. 17th Avenue, Greeley,
Colorado, Phone (303) 353-6100, Ext. 3540.
Roll Call
Jay Curtis
Bonnie Dean
John Donley
Kirk Goble
Michael Hays
Marie Koolstra
Jim Meyer
Christie Nickles
Cathy Schulte
Mike Veeman
Gale Schick
Ruth Pelton-Roby
John Valencia
OLD BUSINESS
Present
Present
Present
Present
Absent
Absent
Absent
Present
Absent
Present
Absent
Present
Absent
Chuck Cunliffe, Director, Department of Planning Services, recommended that the Board finish its review of
the I-25 MUD area. He suggested that the Board of County Commissioners determine the need to initiate
Standard 28 in the existing Comprehensive Plan which calls for a community profile to be established. Chuck
explained the need for additional information and concerns about providing services to the area at potential
buildout. Chuck said these neighborhood studies will be conducted in 1995, and taking into consideration the
demands and concerns of the people in the area. The group was generally pleased with this approach and
commended the Planning staff and Board of County Commissioners for seeing the need for future development
possibilities in this area.
NEW BUSINESS
Dale Hall updated the group concerning the Urban Growth Boundary Inter -governmental Agreements currently
taking place between Weld County and the municipalities. As per Dale, to date, all internal municipalities have
been contacted at least once and there have been several follow-up attempts made. Currently, there are no
Urban Growth Boundary agreements from any internal municipalities in hand, however, Berthoud has
submitted a proposed Urban Growth Boundary agreement for review by Weld County. The group questioned
the rationalities associated with formulating the Urban Growth Boundary and voiced their concern over
municipal sovereignty. The group looked at the existing Urban Growth boundary section in the Comprehensive
Plan, however, did not feet they had enough expertise to make comments at this time. The agricultural goals
and policies were quickly reviewed and the group concurred that Lee Morrison, should review the criteria
pertaining to water issued and make a formal recommendation concerning these issues to the Board at the
next meeting.
Meeting adjourned at 7:15 p.m.
Respectfully submitted,
41Naryn
952657
Proposed Agenda
WELD COUNTY COMPREHENSIVE PLAN
ADVISORY COMMITTEE
Centennial Center - Commissioners Hearing Room - 5:00 p.m.
November 29,1994
1. CALL MEETING TO ORDER
2. APPROVAL OF MINUTES - November 15, 1994.
3. PUBLIC COMMENT
4. OLD BUSINESS
d. I-25 Policies Goals and Policies
+ Agricultural Goals and Policies
5. NEW BUSINESS
6. NEXT MEETING SCHEDULED FOR: December 6, 1994 - Centennial Center, 915 10th Street, Greeley,
Colorado. Items for this meeting include:
- Draft Review
- Wrap Up
7. ADJOURN
NOTE: Copies of this agenda and of previous agendas or minutes are available upon request. Additionally, any hand-out
materials are available in the Department of Planning Services, 1400 N. 17th Avenue, Greeley, Colorado, Phone
(303) 353-6100, Ext. 3540.
952657 I
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
A meeting of the Weld County Comprehensive Plan Advisory Board was held Tuesday, November 29,
1994, at 5:00 p.m., in the Commissioners Hearing Room, 915 10th Street, Greeley, Colorado.
Additional copies of these minutes and of additional minutes are available upon request. Additionally, any
hand-out materials are available in the Department of Planning Services, 1400 N. 17th Avenue, Greeley,
Colorado, Phone (303) 353-6100, Ext. 3540.
Roll Call
Marie Koolstra
John Valencia
Jim Meyer
Gale Schick
Kathy Schulte
Christie Nickles
Bonnie Dean
Ruth Pelton-Roby
Michael Hayes
John Donley
Mike Veeman
Kirk Goble
Present
Absent
Present
Absent
Present
Present
Absent
Absent
Present
Present
Present
Absent
Also present: Chuck Cunliffe, Director, Monica Daniels -Mika, Long Range Planner, Department of
Planning Services; Jeff Stoll, Director, Robyn Newbury, Specialist, Environmental Protection Services,
Weld County, Health Department, Lee Morrison, Assistant County Attorney; Sharyn Frazer; Secretary.
OLD BUSINESS
The 1-25 Goals and Policies were discussed. Staff provided a general overview of the geographical
boundaries in the 1-25 MUD. As per a previous request staff provided the group with the activity
intersection analysis. Staff concluded there are only three activity centers which have not developed or
have not been annexed into a municipality. Jay Curtis expanded upon his vision for the 1-25 Mixed -Use
area. Mr. Curtis suggested that the area be increased in size. The Board debated his ideas and discussed
the possibility for implementing a performance based zoning concept. In particular, the idea of establishing
compatibilities between uses instead of delineating uses based on an established PUD criteria. The idea
of expanding the MUD appeared to have possibilities, however, concern was developed over the idea of a
consistent development corridor aligning 1-25. The group did not come to a consensus on any particular
item and suggested that they continue this discussion at the next meeting.
The group discussed the introduction of the Agricultural section as written in the draft. The group
presented several suggestions to staff concerning format, contextual changes, and wording. The Board
stated their satisfaction with the new information presented in the Comprehensive Plan but suggested to
staff to individualize several of the data sets.
The group briefly reviewed the information presented to them by the Solid Waste Advisory Board. Michael
Hayes volunteered to review this information and present it in a more compatible land -use fashion.
Michael suggested he would have this information available for the Comprehensive Advisory Board after
the first of the year.
Meeting adjourned at 8:10 p.m.
spectfully su s ' fitted,
Secretary
952657
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
A meeting of the Weld County Comprehensive Plan Advisory Board was held Tuesday, November 15, 1994, at 5:00
p.m., in the Commissioners Hearing Room, 915 10th Street, Greeley, Colorado.
Additional copies of these minutes and of additional minutes are available upon request. Additionally, any hand-out
materials are available in the Department of Planning Services, 1400 N. 17th Avenue, Greeley, Colorado, Phone (303)
353-6100, Ext. 3540.
Roll Call
Jay Curtis
Bonnie Dean
John Donley
Kirk Goble
Michael Hayes
Marie Koolstra
Jim Meyer
Christie Nicklas
Cathy Schulte
Mike Veeman
Gale Schick
Ruth Pelton-Roby
John Valencia
Also present:
OLD BUSINESS
Present
Present
Present
Present
Present
Present
Present
Present
Present
Present
Absent
Absent
Absent
Commissioner Barbara Kirkmeyer; Chuck Cunliffe, Director; Monica Daniels -Mika, Long Range
Planner, Department of Planning Services, Jeff Stoll, Director, Robyn Newbury, Environmental
Protection Services, Lee Morrison, Assistant County Attorney; Sharyn Frazer, Secretary.
The group discussed commercial/mineral resources policies and goals as presented by staff. The group wanted to
make sure that any additions or deletions to the existing policies and goals adhered to current Colorado State Law.
The group reviewed oil and gas policies and goals as presented by Weld County Assistant Attorney Lee Morrison.
The group discussed the environmental parameters pertaining to oil and gas development in Weld County. The group
suggested further clarification on specific word choices. Clarification for verbiage and contextual requirements was
given by Lee. The group made a revision to the oil and gas goals and policies as proposed.
Jeff Stoll and Robyn Newbury discussed the environmental goals and policies as amended by the Solid Waste
Advisory Board. The group was concerned with no mention of the use of irrigation water in the water section. The
group mention several disparencies in the policies and goals as written and asked staff to revise these. The group
expressed concern toward the heavy emphasis given to solid wastes in the National Resource section. John Donley
suggested the organization of this particular section in the Comprehensive Plan needed further research.
Chuck Cunliffe provided a general, brief orientation of the I-25 Mixed -Use Development Area. In particular he
discussed the historical application pertaining to the original implementation of the MUD. Lee Morrison provided the
group with additional information and answered their questions concerning the MUD.
Jay Curtis presented to the group his ideas regarding the MUD. The group discussed these ideas as well as additional
techniques to further strengthen the development code in the MUD.
952657
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
November 15, 1994
Page 2
Monica explained the implementation of performance zoning as utilized in surrounding counties. The idea of utilizing
zoning to insure compatibility of uses appeared to be a compelling concept for the group. The major transportation
routes and activity corridors were discussed along I-25. The expansion of the MUD to include additional activity
centers and performanced based zoning concepts were also discussed. Staff was asked to provide additional
information concerning present future development activity corridors along I-25.
Meeting adjourned at 8:22 p.m.
Respectfully submitted,
Sharyn Fr. % er
Secretary
952657
AGENDA
WELD COUNTY COMPREHENSIVE PLAN
ADVISORY COMMITTEE
Centennial Center - Commissioners Hearing Room
November 1, 1994
5:00
p.m.
1. CALL MEETING TO ORDER
2. APPROVAL OF MINUTES - October 18, 1994.
3. PUBLIC COMMENT
4. OLD BUSINESS
+ Comprehensive Plan schedule
• I-25 MUD Area
5. NEW BUSINESS
$ Open Space/Parks/Trails (Natural Resources) -- Larry Rogstad and
Danielle Steveson, Division of Wildlife
4. Transportation-- Drew Scheltinga Weld County Public Works
+ Mineral Resources
▪ Economic
6. NEXT MEETING SCHEDULED FOR November 15, 1994 - Centennial Center, 915 10th
Street, Greeley, Colorado.
7. ADJOURN
NOTE: Copies of this agenda and of previous agendas or minutes are available upon
request. Additionally, any hand-out materials are available in the
Department of Planning Services, 1400 N. 17th Avenue, Greeley, Colorado,
Phone (303) 353-6100, Ext. 3540.
952657
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
November 1, 1994
A meeting of the Weld County Comprehensive Plan Advisory Board was held Tuesday, November 1, 1994, at 5:00
p.m. in the Commissioners Hearing Room, and then moved to Room 350, Weld County Centennial Building, 915
10th Street, Greeley, Colorado.
Additional copies of these minutes and of additional minutes are available upon request. Additionally, any hand-out
materials are available in the Department of Planning Services, 1400 n. 17th Avenue, Greeley, Colorado, Phone
(303) 353-6100, Ext. 3540.
Roll Call
Jay Curtis
Bonnie Dean
John Donley
Kirk Goble
Michael Hayes
Marie Koolstra
Jim Meyer
Christie Nicklas
Ruth Pelton-Roby
Gale Schick
Cathy Schulte
John Valencia
Mike Veeman
Present
Present
Present
Absent
Present
Present
Absent
Present
Absent
Absent
Present
Present
Present
Also present: Commissioner Dale Hall; Commissioner Barbara Kirkmeyer; Chuck Cunliffe, Director, Monica
Daniels -Mika, Long Range Planner, Department of Planning Services; Drew Scheltinga, County Engineer, Public
Works Department; Larry Rogstadt, Division of Wildlife; Lee Morrison, Assistant County Attorney; Sharyn Ruff,
Secretary.
OLD BUSINESS
The group briefly discussed the 1-25 MUD. The group deferred any further discussion until the November 15,
1994, meeting.
NEW BUSINESS
Larry Rogstadt, Division of Wildlife, spoke to the group concerning pertinent wildlife and natural resources issues.
Larry presented several examples of other counties goals and policies concerning this issue. Larry also provided
information concerning the need to conserve specialized species as opposed to non -specialized species. Rogstadt
explained to the group the importance the agricultural environment plays in the ecosystem. he explained that the
vast magnitude and diversity of Weld County makes it an unprecedented natural environment which needs to be
protects and enhanced. The group unanimously voted to accept all of Larry's suggested goals and policies and
include them into the revision of the Comprehensive Plan.
Drew Scheltinga presented highlights concerning the transportation recommendations to the Advisory Board. Drew
spoke about a proposed change in Weld County road classification system. He explained adverse impacts occur
when subdivision are platted without paved streets. He also expanded upon the vast amount of mobility corridors
within Weld County. He asked the group to determine whether or not they felt it was appropriate for all subdivision
in Weld County to be serviced by paved roads. The group concurred feeling that it would ultimately save the
citizens of Weld County time and money.
952657
Chuck Cunliffe, presented to the group the goals and policies as presented by the Transportation Advisory Board.
The group had a few questions, with the exception of discussing the need for paved collectors for subdivisions.
NEW TOPIC
Monica presented the Economic Goals and Policies to the group. The group felt the majority of these goals and
policies have already been reiterated with the exception of one economic goals pertaining to agricultural economic
influences. The group advised Monica to move this particular goal to the agricultural section, and they would
discuss it in conjunction with this section.
Monica presented the mineral resources goals and policies to the group. Monica explicitly explained to the group
that the existing mineral resource section does not pertain to oil and gas production in Weld County. Monica
suggested that oil and gas policies should be included independent of the Class III mineral definition. The group
suggested two minor revisions to the existing mineral resource goals and policies and asked staff to bring these to
the next meeting.
Meeting ad' e . :' . 7:58 p.m.
haryn F. R
Secretary
952657
Proposed AGENDA
WELD COUNTY COMPREHENSIVE PLAN
ADVISORY COMMITTEE
Centennial Center - Commissioners Hearing Room - 5:00 p.m.
October 18, 1994
1. CALL MEETING TO ORDER
2. APPROVAL OF MINUTES - October 4, 1994.
3. PUBLIC COMMENT
Brein Schumacher, City of Longmont
Lee Lawson, St Vrain Sanitation District
Chris Wesche, Neenan Company
4. OLD BUSINESS
E I-25 MUD Area
E Agricultural Goals and Policies
5. NEW BUSINESS
M Environmental Goals and Policies
John Pickel, Weld County Health Department
Robin Newbrey, Weld County Health Department
Solid Waste Advisory Board Members
5. NEXT MEETING SCHEDULED FOR November 1, 1994 - Centennial Center, 915 10th
Street, Greeley, Colorado.
6. ADJOURN
NOTE: Copies of this agenda and of previous agendas or minutes are available
upon request. Additionally, any hand-out materials are available in the
Department of Planning Services, 1400 N. 17th Avenue, Greeley, Colorado,
Phone (303) 353-6100, Ext. 3540.
g5265'7
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
October 18, 1994
A meeting of the Weld County Comprehensive Plan Advisory Board was held Tuesday, October 18, 1994, at 5:00
p.m., in the Commissioners Hearing Room, Weld County Centennial Building, 915 10th Street, Greeley, Colorado.
Additional copies of these minutes and of additional minutes are available upon request. Additionally, any hand-out
materials are available in the Department of Planning Services, 1400 N. 17th Avenue, Greeley, Colorado, Phone
(303) 353-6100, Ext. 3540.
Roll Call
Jay Curtis
Bonnie Dean
John Donley
Kirk Goble
Michael Hayes
Marie Koolstra
Jim Meyer
Christie Nicklas
Ruth Pelton-Roby
Gale Schick
Cathy Schulte
John Valencia
Mike Veeman
Present
Present
Present
Present
Absent
Present
Present
Absent
Present
Absent
Absent
Absent
Absent
Also present: Chuck Cunliffe, Director; Monica Daniels -Mika, Long Range Planner; Department of Planning
Services; John Pickle, Director, Weld County Health Department; Jeff Stoll, Director, Robyn Newbury,
Environmental Protection Services, Lee Morrison, Assistant County Attorney; Sharyn Ruff, Secretary.
The minutes of the October 4, 1994, meeting were approved with a correction.
John Donley explained the 1-25 Mixed Use Development area concept. The group debated the difference between
zoning and the idea of a land area being designated for a specific type of development while requiring a change of
zone to activate it. The group discussed whether it was appropriate for them to amend the conceptual land -use map,
most felt the virtue of their positions allowed them the authority to change the map however, they were concerned
with by-passing the Planning Commission and Board of County Commissioners at this time. The group felt
confident in their responsibility for changing the existing goals and policies and decided to postpone any changes to
the conceptual land use map to a future meeting.
PUBLIC COMMENT
Marvin Dyer, Longmont, spoke in opposition to the City of Longmont's request for a change in the MUD area.
Brien Schumacher, Planner II, City of Longmont, officially presented the Longmont City Council's recommendation
for a change in the MUD. In reference to his letter, Brien explained the various facets of the City of Longmont's
recommendation. Discussion followed between Brien and the Board. Lee Lawson, St. Vrain Sanitation District,
provided the group with additional clarification concerning two letters submitted to the Board. Mr. Lawson
reiterated St. Vrain's Sanitation service area boundaries and explained the need for the proposed changes.
Mike Veeman arrived late.
Vern Nelson, representative for C& M Companies, and other local property owners, spoke in favor of an expansion
to the MUD area. Martin Dyer, Dyer Realty, spoke in favor of the existing plan. Mr. Dyer considers the existing
plan adequate with no need for expanded buffer zones to be established between the City of Longmont boundaries
and the existing MUD. He felt the current Weld County Comprehensive Plan's Mixed Use Development standards
have developed an attractive area in southwest Weld.
952657
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
October 18, 1994
Page 2
Chris Wesche, Neenan Company representative, formally requested that the Comprehensive Plan Advisory Board
extend the boundaries of the MUD to include a portion of land contiguous with and adjacent to the existing MUD
area. As stipulated by Mr. Wesche, the Neenan Company wishes to expand its operations onto this parcel.
John Donley thanked each speaker for their public input and assured them their participation in the process was
critical, and that a decision concerning the MUD by the Advisory Board would take into consideration the needs
and the wants of the Weld County citizens.
OLD BUSINESS
The advisory board decided to table the agricultural goals and policies until a later date. Staff discussed the
proposed schedule for completion of the Comprehensive Plan. Board members decided to take the schedule home
and add comments at the next meeting.
NEW BUSINESS
John Pickle, Director, Weld County Health Department and Robin Newbury, Environmental Health, presented the
Solid Waste Advisory Board's recommendation on solid waste to the Comprehensive Plan Advisory Board and
staff. The Comprehensive Advisory Board said they were impressed with the depth, quality and magnitude of the
recommendation presented to them by the Solid Waste Advisory Board. The Board felt comfortable with
information presented to them, however, they were concerned with any potential derogatory remarks regarding the
agricultural industries. Specifically, references made to the dairy and cattle industry. John Pickle explained to the
Board, with Lee Morrison's concurrence, that the arena of environmental law and regulations is incredibly complex
and difficult to understand. Several board members were concerned with the amount of specificity required to
carry out the goals presented by the Solid Waste Advisory Board. Staff discussed the possibility of including a
listing of all potential federal, state, and local regulations required to carry out the Solid Waste Advisory Board's
goals. Chairman John Donley thanked the Solid Waste Advisory Board and staff for their presentation and
recommendations and suggested that they look at their recommendation once again and consider potential
references to the agricultural industry and decide how they would like to see references made to state, federal, and
local regulations. Staff discussed potential topics for the next meeting which will include the 1-25 MUD, open
space and natural resources, transportation and mineral sections. Monica asked if November 15, 1994, would be an
appropriate time for the Solid Waste Advisory Board to respond back to the Comprehensive Plan Advisory Board
suggestions, Jeff Stoll concurred.
Meeting adjourned at 8:20 p.m.
Respectfully sub
4 Sharyn F. '' ff
Secretary
952657
Proposed AGENDA
WELD COUNTY COMPREHENSIVE PLAN
ADVISORY COMMITTEE
Centennial Center - Commissioners Hearing Room - 5:00 p.m.
October 4, 1994
1. CALL MEETING TO ORDER
2. APPROVAL OF MINUTES - September 20, 1994.
3. PUBLIC COMMENT
Brein Schumacher, City of Longmont
Lee Lawson, St Vrain Sanitation District
Gary Tuttle, Tuttle and Applegate
4. OLD BUSINESS
Prime Farmland definition
Industrial Goals and Policies
5. NEW BUSINESS
I-25 Mixed Unit Development Goals and Policies
5. NEXT MEETING SCHEDULED FOR October 18, 1994 - Centennial Center, 915 10th
Street, Greeley, Colorado.
6. ADJOURN
NOTE: Copies of this agenda and of previous agendas or minutes are available
upon request. Additionally, any hand-out materials are available in the
Department of Planning Services, 1400 N. 17th Avenue, Greeley, Colorado,
Phone (303) 353-6100, Ext. 3540.
952657
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
October 4, 1994
The following minutes are a brief synopsis of the actual meeting proceedings. Due to unforeseen
circumstances the audio reproduction of this meeting is not in existence. Therefore, the
following minutes do not attempt to replicate the actual verbal conversations but provide an
overview of the proceedings.
Additional copies of these minutes and of additional minutes are available upon request.
Additionally, any hand-out materials are available in the Department of Planning Services, 1400
N. 17th Avenue, Greeley, Colorado, Phone (303) 353-6100, Ext. 3540.
Roll Call
Jay Curtis
Bonnie Dean
John Donley
Kirk Goble
Michael Hays
Marie Koolstra
Jim Meyer
Christie Nicklas
Ruth Pelton-Roby
Gale Schick
Cathy Schulte
John Valencia
Mike Veeman
Present
Present
Absent
Present
Present
Present
Present
Present
Absent
Present
Present
Absent
Present
Also present: Commissioner Dale Hall; Commissioner Barbara Kirkmeyer; and Lee Morrison,
Assistant County Attorney..
NEW BUSINESS
The meeting was called to order by Bonnie Dean. Minutes from September 20, 1994, were
approved as read. Brien Schumacher, City of Longmont, spoke concerning the City of
Longmonts position on the I-25 Mixed -Use corridor. Mr. Schumacher was not able to comment
on Longmont's position because an official recommendation from the City Council was pending.
Mr. Schumacher stated he would attend the October 18, 1994, Comprehensive Plan Advisory
Board and present an official recommendation at this time.
Gary Tuttle, Tuttle -Applegate, Inc., presented a proposed amendment to the 1-25 Mixed -Use
Development Conceptual Map. Mr. Tuttle disseminated information concerning the impacts this
change would have in this area. Mr. Tuttle officially requested the Comprehensive Plan
Advisory Board consider this map revision. After much discussion and debate, the
Comprehensive Plan Advisory Board decided to table this request indefinitely and suggested that
Mr. Tuttle choose an alternative mechanism for amending the M.U.D. Map.
952657
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
October 4, 1994
Page 2
OLD BUSINESS
The Comprehensive Plan Advisory Board considered the revised Industrial Goals and Polices
and approved the proposed revisions. The Comprehensive Plan Advisory Board considered the
proposed changes in the Agricultural Goals and Policies specifically concerning prime farmland
definitions for Weld County. The Board instructed staff to incorporate these Soil Conservation
Service proposed changes into the existing proposed Agricultural Goals and Policies and present
these at the October 18, 1994, meeting.
Meeting adjourned at 7:47 p.m.
Respectfully submitted,
Monicaca Daniels-Mika/sfr
Long Range Planner
952657
REVISED AGENDA
WELD COUNTY COMPREHENSIVE PLAN ADVISORY COMMITTEE
Centennial Center - Commissioners Hearing Room - 5:00 p.m.
September 20, 1994
1. CALL MEETING TO ORDER
2. APPROVAL OF MINUTES - September 6, 1994.
3. CHAIRPERSON COMMENTS
4. OLD BUSINESS
- Agricultural Goals and Policies
- Review Recorded Exemption Goals and Policies
- Commercial and Industrial Goals and Policies
5. NEW BUSINESS
- Planned Unit Development Goals and Policies
Residential Goals and Policies
- Public Facilities Goals and Policies
6. PUBLIC COMMENT
5. NEXT MEETING SCHEDULED FOR October 4, 1994 - Centennial Center, 915 10th
Street, Greeley, Colorado.
6. ADJOURN
NOTE: Copies of this agenda and of previous agendas or minutes are available
upon request. Additionally, any hand-out materials are available in the
Department of Planning Services, 1400 N. 17th Avenue, Greeley, Colorado,
Phone (303) 353-6100, Ext. 3540.
952657
MINUTES OF' THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
September 20, 1994
A meeting of the Weld County Comprehensive Plan Advisory Board was held Tuesday, September 20, 1994, at 5:00 p.m.,
in the Commissioners Hearing Room, Weld County Centennial Building, 915 10th Street, Greeley, Colorado.
Additional copies of these minutes and of additional minutes are available upon request. Additionally, any hand-out
materials are available in the Department of Planning Services, 1400 N. 17th Avenue, Greeley, Colorado, Phone (303)
353-6100, Ext. 3540.
Roll Call
Jay Curtis
Bonnie Dean
John Donley
Kirk Goble
Michael Hays
Marie Koolstra
Jim Meyer
Christie Nicklas
Ruth Pelton-Roby
Gale Schick
Cathy Schulte
John Valencia
Mike Veeman
OLD BUSINESS
Present
Present
Present
Present
Present
Present
Present
Present
Absent
Absent
Present
Present
Present
The group reviewed the agricultural goals and policies. Staff distributed additional information which could be
incorporated into the definition of prime agricultural land. Staff suggested that the group read the information and
discuss it at the next meeting. Staff distributed the recorded exemption criteria checklist. The group made several
suggestions to the checklist. The group tried to come to a consensus concerning time limitations or restrictions
pertaining to the existing recorded exemptions. No consensus was made, therefore, Commissioner Dale Hall
suggested that the group table this issue and re -address it at a later date. The group then considered the proposed
commercial goals and policies. The group felt confident in the goals as written. Instead of considering the industrial
goals and policies as proposed, staff suggested that the group look at these at the next meeting and proceeded with
new business.
NEW BUSINESS
The group considered PUD goals and policies and made several suggestions and expressed their concern pertaining
to the existing goals and policies. The group considered the residential goals and policies. The group suggested
several minor changes to residential the goals and policies particularly in terminology pertaining to low income
housing. The group requested the term affordable housing instead of low income housing be used in the
Comprehensive Plan. The group then considered the Public Facilities goals and policies. The group debated the issue
of whether to include the I-25 activity corridor independently or to include references to future activity centers
throughout Weld County. After debate the group concurred that both the existing I-25 activity centers and any future
activity centers should be referenced.
Meeting adjourned at 8:00 p.m.
pectfully su
haryn F.
Secretary
952651
REVISED AGENDA
WELD COUNTY COMPREHENSIVE PLAN ADVISORY COMMITTEE
Centennial Center - Commissioners Hearing Room - 5:00 p.m.
September 6, 1994
****************************************************************
1. CALL MEETING TO ORDER
2. APPROVAL OF MINUTES - August 16, 1994.
3. CHAIRPERSON COMMENTS
4. OLD BUSINESS
Finish review of Agricultural Goals
- Review Agricultural Policies
Review Recorded Exemption Goals
5. NEW BUSINESS
- Industrial Goals and Policies
- Commercial Goals and Policies
6. PUBLIC COMMENT
5. NEXT MEETING SCHEDULED FOR September 20, 1994 - Centennial Center, 915
10th Street, Greeley, Colorado.
6. ADJOURN
NOTE: Copies of this agenda and of previous agendas or minutes are available
upon request. Additionally, any hand-out materials are available in the
Department of Planning Services, 1400 N. 17th Avenue, Greeley, Colorado,
Phone (303) 353-6100, Ext. 3540.
952657
REVISED AGENDA
WELD COUNTY COMPREHENSIVE PLAN ADVISORY COMMITTEE
Centennial Center - Commissioners Hearing Room - 5:00 p.m.
August 16, 1994
****************************************************************
1. CALL MEETING TO ORDER
2. APPROVAL OF MINUTES - August 2, 1994.
3. CHAIRPERSON COMMENTS
4. OLD BUSINESS
- Continue to review existing Agricultural Goals and Policies.
5. NEW BUSINESS
- Unincorporated Communities, and Industrial Policies and Goals.
6. PUBLIC COMMENT
5. NEXT MEETING SCHEDULED FOR September 6, 1994 - Centennial Center, 915 10th
Street, Greeley, Colorado.
6. ADJOURN
NOTE: Copies of this agenda and of previous agendas or minutes are available
upon request. Additionally, any hand-out materials are available in the
Department of Planning Services, 1400 N. 17th Avenue, Greeley, Colorado,
Phone (303) 353-6100, Ext. 3540.
952657 "
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
August 16, 1994
A meeting of the Weld County Comprehensive Plan Advisory Board was held Tuesday,
August 16, 1994, at 5:00 p.m., in the Commissioners Hearing Room, Weld County
Centennial Building, 915 10th Street, Greeley, Colorado.
Additional copies of these minutes and of additional minutes are available upon
request. Additionally, any hand-out materials are available in the Department
of Planning Services, 1400 N. 17th Avenue, Greeley, Colorado, Phone (303) 353-
6100, Ext. 3540.
Roll Call
Jay Curtis
Bonnie Dean
John Donley
Kirk Goble
Michael Hays
Marie Koolstra
Jim Meyer
Christie Nicklas
Ruth Pelton-Roby
Gale Schick
Cathy Schulte
John Valencia
Mike Veeman
Present
Present
Present
Absent
Present
Present
Present
Present
Present
Absent
Absent
Absent
Present
Also present: Chuck Cunliffe, Director; Monica Daniels -Mika, Long Range Planner;
Lee Morrison, Assistant County Attorney; Jeff Stoll, Director, Environmental
Protection Services; Sharyn Ruff, Secretary.
The minutes from the August 2, 1994, meeting were approved, as read.
OLD BUSINESS
Commissioners Hall reiterated the time frame for the Comprehensive Plan
completion. The Board of County Commissioners would like to see a completed
document by the first of the year. The group discussed the previous field trip
and some of the thoughts generated by this trip. The group concurred with the
highlights provided by staff. There was some concern that the existing
agricultural policies are far too broad to benefit the agricultural community.
Though the group had not previously considered agricultural rights and their
impacts in the A (Agricultural) zone district, the group felt this issue should
be discussed at a later date. The group verbalized the need for regulations to
provide both incentives vs. disincentives (carrots & sticks). The group was
concerned with the need to provide appropriate infrastructure in the A
(Agricultural) zone district.
952657 '
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
August 16, 1994
Page 2
The group finished addressing the existing agricultural goals and policies and
instructed staff to formalize these suggestions into a draft to be reviewed at
the next meeting (a copy of this draft is available in the Department of Planning
Services).
The group reviewed the existing unincorporated communities goals and policies and
concurred the existing goals and policies adequately address today's concerns (a
copy of this draft is available in the Department of Planning Services).
The group suggested that staff incorporate several existing agricultural policies
into more appropriate sections of the Comprehensive Plan (i.e. Environmental).
Meeting adj.. -. .t 7:55 p.m.
Respectful
Secretary
952657
REVISED AGENDA
WELD COUNTY COMPREHENSIVE PLAN ADVISORY COMMITTEE
Centennial Center - Commissioners Hearing Room - 5:00 p.m.
August 2, 1994
1. CALL MEETING TO ORDER
2. APPROVAL OF MINUTES - July 19, 1994.
3. OLD BUSINESS
Continue to review existing Agricultural Goals and Policies.
Existing Unincorporated Communities Goals and Policies.
4. PUBLIC COMMENT
5. NEXT MEETING SCHEDULED FOR August 16, 1994 - Centennial Center, 915 10th
Street, Greeley, Colorado.
6. ADJOURN
NOTE: Copies of this agenda and of additional agenda and minutes are available
upon request. Additionally any hand-out materials are available in the
Department of Planning Services, 1400 N. 17th Avenue, Greeley, Colorado,
Phone (303) 353-6100, Ext. 3540.
952657
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
August 2, 1994
A meeting of the Weld County Comprehensive Plan Advisory Board was held Tuesday,
August 2, 1994, at 5:00 p.m., in the Commissioners Hearing Room, Weld County
Centennial Building, 915 10th Street, Greeley, Colorado.
Additional copies of these minutes and of addition minutes are available upon
request. Additionally, any hand-out materials are available in the Department
of Planning Services, 1400 N. 17th Avenue, Greeley, Colorado, Phone (303) 353-
6100, Ext. 3540.
Roll Call
Jay Curtis
Bonnie Dean
John Donley
Kirk Goble
Michael Hays
Marie Koolstra
Jim Meyer
Christie Nicklas
Ruth Pelton-Roby
Gale Schick
Cathy Schulte
John Valencia
Mike Veeman
Present
Present
Absent
Present
Absent
Present
Present
Present
Present
Present
Present
Present
Present
Also present: Chuck Cunliffe, Director; Monica Daniels -Mika, Long Range Planner;
Lee Morrison, Assistant County Attorney; Sharyn Ruff, Secretary.
The minutes from the July 19, 1994, meeting were approved with a correction that
Bonnie Dean was absent, not present for this meeting.
OLD BUSINESS
Monica asked if the committee was satisfied with the content and quality of the
previous minutes of the Comprehensive Plan Advisory Board minutes. The committee
members said yes.
The Vice -Chairperson suggested that the last agricultural goals and policies be
discussed first. Staff was then asked to explain the recorded exemption process.
Monica explained that recorded exemptions create two legal parcels and provided
additional information concerning the recorded exemption process. Monica asked
the group to consider what they felt the intent of the recorded exemption process
should be. Currently a recorded exemption in the agricultural zone is considered
to provide low density residential housing, and the group needed to consider if
this still was true. Monica suggested that the group keep in mind the use and
intensity of a parcel and its impact on surrounding properties when considering
952657
recorded exemptions. Bonnie asked staff and Lee Morrison to explain the
differences between the major and minor subdivision process. Lee explained to
the group the legalities associated with a 35 acre land split. Chuck Cunliffe
explained the necessity for retaining the recorded exemption process and also
encouraged the group to consider the impact that recorded exemptions currently
have on the county. Lee Morrison expressed a need for the group to consider the
process and not dwell on the tools involved in looking at recorded exemption
criteria. Lee Morrison suggested that the group perhaps consider a point
criterion system when considering applications for recorded exemptions. Bonnie
asked staff to generate and develop this list and distribute it at the next
meeting.
Chuck Cunliffe suggested to the group that they needed to try to adhere to the
established schedule. He suggested weekly meetings or extending the time of the
by -weekly meetings. The committee members unanimously voted to extend the by -
weekly meeting until 8:00 p.m. Chuck Cunliffe also invited group members to
attend a Weld County "Road Trip" to look at present development throughout the
county. Discussion followed. The group decided to meet on August 9, 1994, at
the Department of Planning Services, Weld County Administrative Offices, 1400 N.
17th Avenue, Greeley, Colorado, at 10:00 a.m.
Meeting adjourned at 7:15 p.m.
Respectfully su'
haryn F. Ruff
Secretary
952657
AGENDA
WELD COUNTY COMPREHENSIVE PLAN ADVISORY COMMITTEE
Centennial Center - Commissioners Hearing Room - 5:00 p.m.
July 19, 1994
1. CALL MEETING TO ORDER
2. APPROVAL OF MINUTES - June 21, 1994.
3. OLD BUSINESS
Continue Review of Agricultural Goals and Policies
4. NEW BUSINESS
5. PUBLIC COMMENT
6. NEXT MEETING SCHEDULED FOR August 2, 1994 - Centennial Center, 915 10th
Street, Greeley, Colorado.
Topics: Finish Agricultural Policies and Goals (if needed),
Unincorporated Communities, and Industrial Policies and Goals.
7. ADJOURN
952657
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
July 19, 1994
A meeting of the Weld County Comprehensive Plan Advisory Board was held Tuesday, July 19,
1994, at 5:00 p.m., in the Commissioners Hearing Room, Weld County Centennial Building,
915 10th Street, Greeley, Colorado.
Additional copies of these minutes and of additional minutes are available upon request.
Additionally any hand-out materials are available in the Department of Planning Services,
1400 N. 17th Avenue, Greeley, Colorado, Phone (303) 353-6100, Ext. 3540.
Roll Call
Jay Curtis
Bonnie Dean
John Donley
Kirk Goble
Michael Hays
Marie Koolstra
Jim Meyer
Christie Nickles
Ruth Pelton-Roby
Gale Schick
Cathy Schulte
John Valencia
Mike Veeman
Present
Present
Absent
Present
Present
Absent
Present
Present
Present
Present
Absent
Absent
Present
Also present: Commissioner Dale Hall; Commissioner Barbara Kirkmeyer; Lee Morrison,
Assistant County Attorney; Keith Schuett, Current Planner II; Monica Daniels -Mika, Long
Range Planner, Department of Planning Services; Sharyn Ruff, Secretary.
The minutes from the July 5, 1994, meeting were approved.
OLD BUSINESS
The Advisory Board held a discussion about the presentation given by Martin Zeller. The
general consensus of the group was very favorable. The group weighted the merits of the
various agricultural preservation techniques Mr. Zeller spoke about. Kirk Goble asked
Lee Morrison to comment on the possibility of a right to farm law for Weld County. Mr.
Morrison said that a right to farm law had possible merits for being implemented in Weld
County. The severing of water rights from agricultural parcels was also discussed.
NEW BUSINESS
Staff presented the existing agricultural goals and policies to the Comprehensive Plan
committee for review. The committee decided to look at the existing goals and delay
reviewing the existing policies. The committee reviewed the first three goals as
presented by staff, and the committee chose to further review the existing goals
independently with a "keep it simple" concept. The committee decided to reconvene at the
next meeting with individualized comments pertaining to the existing agricultural goals
and policies. Staff reiterated to the committee that the time lines for making
recommendation to the Board of County Commissioners on the update of the Comprehensive
Plan need to be adhered to.
Meeting adjourned at 7:00 p.m.
ectfully submitted
haryn F. Ruff
Secretary
952657
AGENDA
WELD COUNTY COMPREHENSIVE PLAN ADVISORY COMMITTEE
Centennial Center - Commissioners Hearing Room - 5:00 p.m.
June 21, 1994
1. CALL MEETING TO ORDER
2. APPROVAL OF MINUTES - MAY 17, 1994 AND JUNE 7, 1994
3. OLD BUSINESS
4. NEW BUSINESS
Michael Shay
District -Soil Conservation Service
Greeley, Colorado
Continue reviewing Agricultural Goals and Policies
5. PUBLIC COMMENT
6. NEXT MEETING SCHEDULED FOR July 12, 1994 - Centennial Center, 915 10th
Street, Greeley, Colorado, Martin Zellar, Design Workshop, 4:00 p.m. -
6:30 p.m.
7. NO MEETING JULY 5, 1994.
8. ADJOURN
952657
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
June 21, 1994
A meeting of the Weld County Comprehensive Plan Advisory Board was held Tuesday,
June 21, 1994, at 5:00 p.m., in the Commissioners Hearing Room, Weld County
Centennial Building, 915 10th Street, Greeley, Colorado.
Roll Call
Jay Curtis
Bonnie Dean
John Donley
Kirk Goble
Michael Hays
Marie Koolstra
Jim Meyer
Christie Nicklas
Ruth Pelton-Roby
Gale Schick
Cathy Schulte
John Valencia
Mike Veeman
Present
Absent
Present
Present
Present
Present
Present
Present
Present
Absent
Present
Present
Present
Commissioner Dale Hall and Commissioner Barbara Kirkmeyer were both absent.
Also present: Chuck Cunliffe, Director, Keith Schuett, Current Planner II;
Monica Daniels -Mika, Long Range Planner; Department of Planning Services; Lee
Morrison, Assistant County Attorney; and Sharyn Ruff, Secretary.
The minutes from May 17, and June 7, 1994, were approved as read.
Michael Shay, West Greeley Soil Conservation District, provided facts and figures
concerning present day agricultural uses and practices. The following
information highlights pertinent information from his presentation:
Definition of prime farmland: Prime farmland is land that has the best
combination of physical and chemical characteristics for producing food, feed,
forage, fiber, and oilseed crops, and is also available for these uses (the land
could be cropland, pastureland, rangeland, forest land, or other land, but not
urban built-up land or water). It has the soil quality, growing season, and
moisture supply needed to economically produce sustained high yields of crops
when treated and managed, including water management, according to acceptable
farming methods. In general, prime farmlands have an adequate and dependable
water supply from precipitation or irrigation, a favorable temperature and
growing season, acceptable acidity or alkalinity, acceptable salt and sodium
content, and few or no rocks. They are permeable to water and air. Prime
farmlands are not excessively erodible or saturated with water for a long period
of time, and they either do not flood frequently or are protected from flooding.
(U.S. Department of Agriculture, Soil Conservation Services).
952657
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
June 21, 1994
Page 2
2,581,120
TOTAL ACRES IN WELD COUNTY
365,000
PRIME FARMLAND
118,000
NON -PRIME FARMLAND - IRRIGATED
417,000
HIGH - POTENTIALLY DRY FARMLAND
323,000
PRIME FARMLAND - IF IRRIGATED
28,300
URBAN
Farmlands of state-wide importance (1979). Soil Conservation Service
Mr. Shay presented information, Peterson, "Impermanence Syndrome" (August, 1993).
JAPA
Reasons for preservation: 1. Agricultural production
2. Provision of certain public goods
a. Flood protection
b. Air cleansing
c. Water filtration
3. Open space protection
For every dollar paid by an urban dweller in taxes $1.36 is received in services.
For every dollar paid in taxes by a farmer $ .26 is received in services. One
point five million acres of agricultural land nationwide are lost per year, which
equates to 3 acres of agricultural land lost (developed) per minute. Also 56%
of all prime agricultural land is located within 50 miles of the Country's 100
largest urban areas. Weld County has 18% of all prime agricultural land in the
State of Colorado.
Cathy Schulte asked what recommendations for agricultural preservation in Weld
County Mr. Shay would have. Mike listed possibilities such as: transportation
corridors - to allow development in non -prime areas, higher densities in
subdivisions with more shared open space, and agricultural conservation
easements. Mr. Shay did caution the Board about potential problems associated
with water usage.
The Board thanked Mike. The Board continued to review agricultural policies and
goals. Monica provided the group with a copy of the existing policies and goals.
She explained the rationality for the existing policies and goals. She also
pointed out that several of the existing goals do not have policies and vice -
versa. She explained the current recorded exemption procedural process and how
it presently influences the agricultural zone district. The group specifically
addressed goals 1-3 and made recommendations to staff. Discussion followed.
Marie Koolstra cautioned against situations where subdivisions are developed far
from services which makes people rely upon personal transportation. The Board
was concerned with air emissions and mass transportation options as related to
agricultural policies. The group reiterated that social and financial
responsibility related to subdivision development should be placed on the developer.
952657
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
June 21, 1994
Page 3
Mike Veeman expressed fustration over policies which allow a parcel being to
small to plow and too large to mow.
Clair Orr asked the group to consider the underlying motivation for government
to preserve prime agricultural land. Mr. Orr stated if land is productive ground
then the farmer wouldn't want to sell it.
Meeting adjourned at 7:50 p.m.
ectfully ubmitt
4
Sharyn F. Ruff
Secretary
952657 '
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
June 7, 1994
A meeting of the Weld County Comprehensive Plan Advisory Board was held Tuesday,
June 7, 1994, at 5:00 p.m., in the Commissioners Hearing Room, Weld County
Centennial Building, 915 10th Street, Greeley, Colorado.
June 7, 1994
Roll Call
Jay Curtis
Bonnie Dean
John Donley
Kirk Goble
Michael Hays
Marie Koolstra
Jim Meyer
Christie Nicklas
Ruth Pelton-Roby
Gale Schick
Cathy Schulte
John Valencia
Mike Veeman
Present
Present
Present
Present
Absent
Present
Present
Present
Present
Present
Absent
Absent
Present
Also present: Commissioners Dale Hall; Commissioner Barbara Kirkmeyer; Lee
Morrison, Assistant County Attorney; Monica Daniels -Mika, Long -Range Planner,
Department of Planning Services; and Sharyn Ruff, Secretary.
OLD BUSINESS
Commissioner Hall gave an update on Urban Growth Boundaries. Committee members
expressed concerns about their role in public information input concerning Urban
Growth Boundary development.
NEW BUSINESS
Monica Daniels -Mika gave the committee members an opportunity to both verbally
and graphically express areas they felt needed to be addressed or readdressed in
the update of the Comprehensive Plan. Kirk Goble wrote these issues for the
group to see. The committee then grouped the key issues or words under the pre-
established Comprehensive Plan sections. The group attempted to develop or look
at issue statements from which to guide the policy and goals development for each
section of the existing Comprehensive Plan. Committee members expressed concerns
regarding their role in the update of the Comprehensive Plan. Committee members
asked that additional public news releases be made and that staff make every
available attempt in continually informing the public about updates.
PUBLIC COMMENT
Jack Davis encouraged the committee members to look at sustainable systems and
biodiversity when dealing with future updates to the Comprehensive Plan.
Meeting adj.urned .. 7:15 p.m.
Sharyn FRuff
Secretary
pectf submit d
952657 1
AGENDA
WELD COUNTY COMPREHENSIVE PLAN ADVISORY COMMITTEE
Centennial Center - Commissioners Hearing Room - 5:00 p.m.
May 17, 1994
****************************************************************
1. CALL MEETING TO ORDER
2. APPROVAL OF THE MINUTES OF THE APRIL 19, AND MAY 3, 1994 MEETING .
3. OLD BUSINESS
4. NEW BUSINESS
Water Presentation - Kim Lawrence
Transportation Presentation - Weld County Public Works Department
5. PUBLIC COMMENT
6. OTHER
7. NEXT MEETING SCHEDULED FOR MAY 17, 1994 - Centennial Center, 915 10th
Street, Greeley, Colorado, June 7, 1994 at 5:00 p.m.
TOPIC: Goals and Policies
S. ADJOURN
952657 1
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
May 17, 1994
haryn F. Ruff
Secretary
A meeting of the Weld County Comprehensive Plan Advisory Board was held Tuesday,
May 17, 1994, at 5:00 p.m., in the Commissioners Hearing Room, Weld County
Centennial Building, 915 10th Street, Greeley, Colorado.
Roll Call
Jay Curtis
Bonnie Dean
John Donley
Kirk Goble
Michael Hays
Marie Koolstra
Jim Meyer
Christie Nicklas
Ruth Pelton-Roby
Gale Schick
Cathy Schulte
John Valencia
Mike Veeman
Present
Absent
Present
Present
Present
Present
Present
Present
Present
Absent
Present
Present
Present
Also present: Commissioner Dale Hall; Commissioner Barbara Kirkmeyer; Bruce
Barker, County Attorney; Lee Morrison, Assistant County Attorney; George Cicoff,
Director, Public Works; Drew Scheltinga, County Engineer, Public Works; Monica
Daniels -Mika, Long -Range Planner, Department of Planning Services; and Sharyn
Ruff, Secretary.
NEW BUSINESS
Kim Lawrence, Attorney, Lind, Lawrence, and Ottenhof gave a presentation on water
issues. He expounded upon current water rights laws in Colorado. He presented
information on the Thornton water case. He also spoke about the City of
Greeley's water issues in relation to their federal Use by Special Review
permits.
George Cicoff gave a presentation on comparisons of existing road design and
standards. He correlated these standards with current national, state, and
proposed usage criteria.
Drew Scheltinga spoke about the ISTEA legislation in relationship to Weld County
role in the MPO. Drew delineated the various proposed projects to be funded by
the North Front Range MPO. Drew explained the crisis our nation is facing with
the lack of funding to improve our nations infra -structure. He explained that
I-25 is presently at capacity and the outlook for the future is bleak. He also
explained some traffic issues related to the development of DIA.
Carolyn Bulthaup spoke to the committee with her concerns about future
development in southern Weld County. In particular, she requested that the Board
carefully look at criterion for allocating Recorded Exemptions. She commented
that Barry Kramer with the Department of Planning Services, whom she worked with
in the past, was an outstanding employee.
Meeting adjour.-. . :10 p.m.
pectful submitted
95265'
AGENDA
WELD COUNTY COMPREHENSIVE PLAN ADVISORY COMMITTEE
Centennial Center - Commissioners Hearing Room - 5:00 p.m.
May 3, 1994
iiik***************,k,Yxi *******,F*********,ki,****dig****ir*,ki,&********
1. CALL MEETING TO ORDER
2. APPROVAL OF THE MINUTES OF THE APRIL 19, 1994 MEETING.
3. OLD BUSINESS
4. NEW BUSINESS
- Oil and Gas Presentation - Lee Morrison
- Annexation Presentation - Lee Morrison
5. PUBLIC COMMENT
6. OTHER
7. NEXT MEETING SCHEDULED FOR MAY 17, 1994 - Centennial Center, 915 10th
Street, Greeley, Colorado.
TOPIC: Transportation Presentation - Drew Scheltinga
Water Presentation - Kim Lawrence
8. ADJOURN
952657
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
May 3, 1994
A meeting of the Weld County Comprehensive Plan Advisory Board was held Tuesday,
May 3, 1994, at 5:00 p.m., in the Commissioners Hearing Room, Weld County
Centennial Building, 915 10th Street, Greeley, Colorado.
Roll Call
Marie Koolstra
John Valencia
Jay Curtis
Jim Meyer
Gale Schick
Cathy Schulte
Cristie Nicklas
Bonnie Dean
Ruth Pelton-Roby
Michael Hayes
John Donley
Mike Veeman
Kirk Goble
Present
Present
Present
Present
Present
Present
Absent
Present
Present
Present
Present
Present
Present
Also present: Commissioner Dale Hall, George Cicoff, Director, Public Works;
Jeff Stoll, Director, Environmental Protection Services; Lee Morrison, Assistant
County Attorney; Monica Daniels -Mika, Long Range Planner, Department of Planning
Services; Sharyn Ruff, Secretary.
OLD BUSINESS
Monica Daniels -Mika distributed Weld County population counts/dependency ratios
to the Board. She explained building permit breakdowns for the unincorporated
area of the County. Agricultural assessed values and facts for Weld County were
also discussed. A telephone list was also given to each Board member.
952657
MINUTES OF THE COMPREHENSIVE PLAN ADVISORY BOARD MEETING
May 3, 1994
Page 2
Marie Koolstra showed a Soil Conservation Service Farmland of State Wide
Importance map which delineates prime cropland areas. Discussion followed.
Koolstra also stated based on relative data forty thousand acres of cropland per
year is going out of production in the U.S.
NEW BUSINESS
Lee Morrison gave a presentation on oil and gas production in relationship to the
proposed oil and gas regulations. Lee analyzed the difference between state and
local regulations and the pertinent impacts on Weld County. Morrison provided
information concerning appointed personnel to the State Oil and Gas commission.
Discussion followed.
He also presented information regarding annexation. Graphically, he presented
an organizational chart of current annexation procedures. He expounded upon
different types i.e., forced vs. voluntary annexations, and how these types
influence County procedures.
Meeting adjourned at 7:05 p.m.
Respectfully
Sharyn F. Ruff
Secretary
952657
AGENDA
WELD COUNTY COMPREHENSIVE PLAN ADVISORY COMMITTEE
Centennial Center - Commissioners Hearing Room - 5:00 p.m.
April 19, 1994
******************************************************************************
1. CALL MEETING TO ORDER
2. OLD BUSINESS
3. NEW BUSINESS
- Tax Limitations and Impact - Don
- Statutory Authority
- Comprehensive Plan Definitions
- Principal Plan
- Amendment Procedures
- County Population
- Existing Land Use
5. OTHER
6. NEXT MEETING SCHEDULED FOR MAY 3, 1994
TOPIC: Water Presentation
Oil and Gas Presentation
Transportation Presentation
Annexation Presentation
7. ADJOURN
Warden
952657
COMPREHENSIVE PLAN ADVISORY BOARD MEETING
April 19. 1994
A meeting of the Weld County Comprehensive Plan Advisory Board was held Tuesday,
April 19, 1994, at 5:00 p.m., in the Commissioners Hearing Room, Weld County
Centennial Building, 915 10th Street, Greeley, Colorado.
Roll Call
Marie Koolstra
John Valencia
Jay Curtis
Jim Meyer
Gale Schick
Cathy Schulte
Cristie Nicklas
Bonnie Dean
Ruth Pelton-Roby
Michael Hayes
John Donley
Mike Veeman
Kirk Goble
Present
Present
Present
Present
Present
Present
Present
Present
Present
Absent
Present
Present
Present
Also present: Commissioner Dale Hall and Commissioner Barbara Kirkmeyer; Don
Warden, Finance; Lee Morrison, Assistant County Attorney; George Cicoff, Public
Works; Monica Daniels -Mika, Long Range Planner, Department of Planning Services;
Trevor Jiricek, Environmental Protection Services Supervisor; Sharyn Ruff,
Secretary.
The minutes of the April 19, 1994, meeting were approved as read.
OLD BUSINESS
The Board decided to set aside a specific time each agenda for general public
input. Public input will be accepted after the new business for each meeting.
Don Warden presented tax limitation and impacts to the committee. Bonnie Dean
asked for clarification concern the 10% issue. Kathy Schulte was asked by Don
Warden to give her input on Enterprise Zones. Discussion followed.
Monica Daniels -Mika discussed the Statutory Authority Comprehensive Plan
definitions, Principal Plan Definitions and Existing Amendment Procedures. The
Board felt confident in the existing sections. Staff suggested Lee Morrison
would review these sections for any new legal standards. Discussion followed.
Monica Daniels -Mika also explained the linear math model population projection.
Staff explained the concern regarding reliance upon 1990 Census data for
population projections. The Board conceded this concern and advised staff to
seek out the most valid and concrete data for County population and land use.
Staff and the Board discussed having a demographic section that was updated
yearly. Staff suggested the possibility of incorporating a demographic profile
such as the one developed by EDAP.
952657
COMPREHENSIVE PLAN ADVISORY BOARD MEETING
April 19, 1994
Page 2
Kathy Schulte said she was concerned that staff should not duplicate anything
EDAP was currently undertaking. Kathy suggested she and staff should combine
efforts on this issue and bring the information back to the committee. The
general consensus of the Board was to obtain more individualized data based on
the inhabitants of Weld.
Staff distributed materials for future discussion.
Meeting adjourned at 7:05 p.m.
Respectfu . • s ' . •'' tted,
Sharyn Ru f
Secretary
952657
COMPREHENSIVE PLAN ADVISORY BOARD MEETING
April 13, 1994
A meeting of the Weld County Comprehensive Plan Advisory Board was held,
Wednesday, April 13, 1994, at 4:00 p.m., in Training Room #104, Weld County
Centennial Building, 915 10th Street, Greeley Colorado.
Commissioner Dale Hall introduced himself, Commissioner Barbara Kirkmeyer; Chuck
Cunliffe, Director; Monica Daniels -Mika, Long Range Planner, Department of
Planning Services; George Cicoff, Director; Drew Scheltinga, Engineer, Public
Works Department; and Lee Morrison, Assistant County Attorney. Individual
notebooks were handed out to each member and discussion followed to establish
format for future meetings.
Introductions were made by members of the Advisory Board as follows: Marie
Koolstra, John Valencia, Jay Curtis, Jim Meyer, Gale Schick, Cristie Nicklas,
Bonnie Dean, John Donley, Mike Veeman, Kirk Goble, and Ruth Pelton-Roby. Cathy
Schulte and Michael Hayes were not in attendance.
Barbara Kirkmeyer explained this Board would meet every other week for the next
six to nine months until a complete proposed update of the Comprehensive Plan is
accomplished.
John Valencia nominated John Donley as Chairman of the Weld County Comprehensive
Plan Advisory Board. Christie Nicklas seconded the motion. Motion carried
unanimously.
John Valencia nominated Bonnie Dean as Vice -Chairperson of the Weld County
Comprehensive Plan Advisory Board. Gale Schick seconded the motion. Motion
carried unanimously.
John Donley, Chairman, explained the first order of business would be to set
meeting dates and times. Discussion followed and it was determined the meetings
would be held on the first and third Tuesdays of the month at 5:00 p.m. Meeting
dates were scheduled as follows: April 19, May 3, May 17, June 7, June 21, July
5, July 19, August 2, August 16, September 20, October 4, and October 18. The
group agreed to try to limit future meetings to 90 minutes.
Chuck Cunliffe explained the Department of Planning Services would furnish the
existing Comprehensive Plan for review in four sections. He explained there is
an extensive mailing list of interested individuals, groups and public agencies
who will receive copies of agendas and minutes. He also explained there will be
special presentations scheduled and the importance of keeping the lines of
communication open to the public.
952f
COMPREHENSIVE PLAN ADVISORY BOARD MEETING
April 13, 1994
Page 2
John Donley explained this is a large committee and requirements of staff should
be addressed at the meetings whenever possible. Individual questions may be
directed to Monica Daniels -Mika as they occur. He stated there will be a lot of
public scrutiny and stressed the importance of remaining civil and showing
respect among individual committee members at all times.
Monica Daniels -Mika gave an overview of the notebooks furnished. Dale Hall
reiterated the committee is not limited to only discuss what exists, but new
ideas can be included and components of the Comprehensive Plan can be done
differently.
Further discussion followed regarding transportation issues, common type growth
areas, and water issues. Lee Morrison briefly explained State wide regulations
regarding water interests.
Each member of the Board addressed views and concerns in a closing statement.
Meeting adjourned at 5:10 p.m.
Respectfully
Sharyn F. uff
Secretary
952657
'13o,4 meesAi tcci
COMPREHENSIVE PLAN
CITIZEN PARTICIPATION SURVEY
I would like to see the Comprehensive Plan address:
Rank in order of (9 Demographic trends and projections _ Oil and gas issue(s)
importance
1 -most important 3 Development Corridors % Open space
'K I Economic development issues Regional Planning Areas
Z Efficient and orderly development 9 Urban growth boundaries
t3- Farm ground preservation L Water issues
Growth issues Other
2. What do you want the Comprehensive Plan to do?
Rank in order of To protect and enhance the environment
importance
1=most important To protect productive farm ground
To set community goals
To promote economic development
(0 To prepare the community for anticipated changes
i1 To coordinate development activities and efforts
l To guide the growth of the County
7 To be a useful policy document
Other
3. What other policies should be reviewed? (Why are these important?)
952657
COMPREHENSIVE PLAN
CITIZEN PARTICIPATION SURVEY
,. I would like to see the Comprehensive Plan address:
Rank in order of
importance
1=most important
Demographic trends and projections
Economic development issues
Farm ground preservation
1 0 Oil and gas issues
,5 Regional Planning Areas
RWater issues
5
y
1
Development Corridors
Efficient and Orderly
development
Growth issues
Open space
Urban growth boundaries
Other
2. What do you want the Comprehensive Plan to do?
Rank in order of 14 To protect and enhance the environment
importance
1=most important r) To protect productive farm ground
To set community goals
(g To promote economic development
5 To prepare the community for anticipated changes
3 To coordinate development activities and efforts
To guide the growth of the County
14 To be a useful policy document
Other
3. What other policies should be reviewed? (Why are these important?)
952657 '
)0\funsAptAin
VT)tif ,a4
COMPREHENSIVE PLAN
CITIZEN PARTICIPATION SURVEY
1. I would like to see the Comprehensive Plan address:
Rank in order of 1 Demographic trends and projections 5 Development Corridors
importance
1=most important 2 Economic development issues Efficient and Orderly
development
3
10
Farm ground preservation
Oil and gas issues
Regional Planning Areas
(p Water issues
Growth issues
1 Open space
3 Urban growth boundaries
Other
2. What do you want the Comprehensive Plan to do?
Rank in order of I To protect and enhance the environment
importance
1 -most important S To protect productive farm ground
To set community goals
3 To promote economic development
4 To prepare the community for anticipated changes
2. To coordinate development activities and efforts
To guide the growth of the County
5 To be a useful policy document
Other
3. What other policies should be reviewed? (Why are these important?)
952657
NeAD r
COMPREHENSIVE PLAN
CITIZEN PARTICIPATION SURVEY
1. I would like to see the Comprehensive Plan address: C,
Rank in order of b Demographic trends and projections f Development Corridors
importance
1=most important 3 Economic development issues j0 Efficient and Orderly
development
1 Farm ground preservation
-3 _ Oil and gas issues
2 Regional Planning Areas
5
Water issues
2. What do you want the Comprehensive Plan to do?
C
7
Rank in order of To protect and enhance the environment
importance
1=most important To protect productive farm ground
To set community goals
j To promote economic development
To prepare the community for anticipated changes
To coordinate development activities and efforts
To guide the growth of the County
To be a useful policy document
Other
3. What other policies should be reviewed? (Why are these important?)
3
5
I]
Growth issues
Open space
Urban growth boundaries
Other
\C\W"° --
95265'7
COMPREHENSIVE PLAN
CITIZEN PARTICIPATION SURVEY
coil (1jf-
A. I would like to see the Comprehensive Plan address: Rank in order of l Demographic trends and projections ":(1 Oil and gas issue(s)
importance
1=most important (4 Development Corridors 5 Open space
-K 3 Economic development issues 5 Regional Planning Districts
7 I Efficient and orderly development / Urban growth boundaries
; Farm ground preservation 6 Water issues
Growth issues Other
2. What do you want the Comprehensive Plan to do?
Rank in order of To protect and enhance the environment
importance
1=most important *2.. To protect productive farm ground
5
i
3
I
3
7
To set community goals
To promote economic development
To prepare the community for anticipated changes
To coordinate development activities and efforts
To guide the growth of the County
To be a useful policy document
Other
3. What other policies should be reviewed? (Why are these important?)
95265?
LL)I I°a_SCA2-
COMPREHENSIVE PLAN
CITIZEN PARTICIPATION SURVEY
1. I would like to see the Comprehensive Plan address:
Rank in order of (0 Demographic trends and projections
importance
1=most important 5 Economic development issues
2. Farm ground preservation
Oil and gas issues
(p Regional Planning Areas
3 Water issues
2. What do you want the Comprehensive Plan to do?
Rank in order of 7 To protect and enhance the environment
importance
1=most important 4 To protect productive farm ground
7 To set community goals
5 To promote economic development
Development Corridors
Efficient and Orderly
development
Growth issues
Open space
Urban growth boundaries
Other
Co To prepare the community for anticipated changes
,3 To coordinate development activities and efforts
I. To guide the growth of the County
To be a useful policy document
Other Dev elopflad Reoiet)
3. What other policies should be reviewed? (Why are these important?)
95265'7
1.
COMPREHENSIVE PLAN
CITIZEN PARTICIPATION SURVEY
I would like to see the Comprehensive Plan address:
Rank in order of
importance
1=most important
2. What do you
Rank in order of
importance
l=most important
city
Demographic trends and projections
5
9
Economic development issues
Farm ground preservation
Oil and gas issues
Regional Planning Areas
Water issues
want the Comprehensive Plan to do?
2
5
1
3
tf/
2.
z
Development Corridors
Efficient and Orderly
development
Growth issues
cOpen space
J� Urban growth boundaries
Other
To protect and enhance the environment
To protect productive farm ground
To set community goals
To promote economic development
To prepare the community for anticipated
To coordinate development activities and
To guide the growth of the County
To be a useful policy document
Other
changes
efforts
3. What other policies should be reviewed? (Why are these important?)
95265'7
COMPREHENSIVE PLAN
CITIZEN PARTICIPATION SURVEY
I. I would like to see the Comprehensive Plan address:
Rank in order of
importance
1=most important
I Demographic trends and projections
LI Economic development issues
Farm ground preservation
"1 Oil and gas issues
3 Regional Planning Areas
.3 Water issues
v
Development Corridors
Efficient and Orderly
development
Growth issues
5.Open space
A --
;,,7S Urban growth boundaries
Other TEISC'N
2. What do you want the Comprehensive Plan to do?
2anKin order of 3 To protect and enhance the environment
importance
i=-^st important � To protect productive farm ground
To set community goals
__5L To promote economic development —
(Courui s)
To prepare the community for anticipated changes
3 To coordinate development activities and efforts
To guide the growth of the County
- To be a useful policy document
Other
What other policies should be reviewed? (Why are these important?)
A ket.-Lt IA9
COMPREHENSIVE PLAN
CITIZEN PARTICIPATION SURVEY
1. I would like to see the Comprehensive Plan address:
Rank in order of 7 Demographic trends and projections
importance
1=most important LI" Economic development issues 3
5
3
Farm ground preservation
Oil and gas issues
Regional Planning Areas
Water issues
3
Cf
Development Corridors
Efficient and Orderly
development
Growth issues
Open space
Urban growth boundaries
Other VACISyc Acl-41v°--
2. What do you want the Comprehensive Plan to do?
Rank in order of 4 To protect and enhance the environment
importance
1=most important Q To protect productive farm ground
4 To set community goals
1 To promote economic development
To prepare the community for anticipated changes
To coordinate development activities and efforts
To guide the growth of the County
41 To be a useful policy document
Other
3. What other policies should be reviewed? (Why are these important?)
L.Gc.nrnev--\S
952657
COMPREHENSIVE PLAN
CITIZEN PARTICIPATION SURVEY
I, I would like to see the Comprehensive Plan address:
Rank in order of Demographic trends and projections
importance
1 -most important C5 Economic development issues
Farm ground preservation
3 Oil and gas issues
Regional Planning Areas
ri Water issues
2. What do you want the Comprehensive Plan to do?
Rank in order of
importance
1 -most important
4
10
Development Corridors
Efficient and Orderly
development
Growth issues
Open space
Urban growth boundaries
Other
ThWIL R rtklIzes
To protect and enhance the environment
1 To protect productive farm ground
i To set community goals
3 To promote economic development
5 To prepare the community for anticipated changes
3 To coordinate development activities and efforts
Z To guide the growth of the County
z To be a useful policy document
Other
3. What other policies should be reviewed? (Why are these important?)
952657
BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF ADOPTION AND RECOMMENDATION TO THE BOARD OF COUNTY
COMMISSIONERS
Moved by Judy Yamaguchi that the following resolution be introduced for passage by the Weld County
Planning Commission. Be it resolved by the Weld County Planning Commission that the application for the
revision of the Weld County Comprehensive Plan:
be adopted by the the Planning Commission and Recommended to the Board of County Commissioners for
the following reasons:
Well over two years ago the County Commissioners realized the need to update the Weld County
Comprehensive Plan. The Commissioners foresaw the impending influence of growth on Weld County. In
January of 1994, the Weld County Board of County Commissioners appointed a 13 member board
(Comprehensive Plan Advisory Board) to update the existing Comprehensive Plan. This Advisory Board
represented members from every facet of the Weld population. Seven public meetings were held throughout
Weld County to introduce the concept of revising the Comprehensive Plan. These meeting were conducted
in Johnstown, Grover, Ault, Windsor, South Aims Campus, Frederick and Greeley. Attendance at these
meetings included staff from several departments, advisory board members, elected officials, and citizens.
The most highly attended meeting was held on April 12, 1994, in Frederick.
The Comprehensive Plan Advisory Board met at least twice a month to consider updates to the Plan. These
meetings were publicized and open to the public. Additionally, agendas and copies of staff materials were
distributed to a mailing list of 200 plus people. As the Advisory Board worked its way through the Plan it
became apparent that special attention was needed to adequately consider the specific issues presented in
the Transportation, I-25 MUD, and Environmental Sections. Three subcommittees (TAC- Transportation
Advisory Committee, SWAB- Solid Waste Advisory Committee, and Citizen Meeting Input) were utilized to
make recommendations concerning these specific issues to the Advisory Broad. The subcommittees were
composed of staff and concerned citizens. The TAC and Citizen Meeting Input information was presented and
accepted by the Advisory Board for inclusion into the Plan. To date, the Environmental Section is still
undergoing additional enhancements which will not be reflected in this revision of the Plan.
Representatives from the Division of Wildlife, Soil Conservation Service, and county personnel were relied
upon to assist with the development of new policies and goals. While this effort aimed at merely updating the
Plan; several sections have been greatly enhanced. These sections include: Agricultural, Urban Growth
Boundaries, Open Space, Natural Resources, Oil and Gas Resources, and Transportation.
Motion seconded by Jack Epple.
VOTE:
For Passage Against Passage
Curt Moore
Judy Yamaguchi
Jack Epple
Marie Koolstra
Shirley Camenisch
Richard Kimmel
Ron Sommer
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.
952657
Wendi Swanson
Secretary
RESOLUTION
Comprehensive Plan Revision
Page 2
CERTIFICATION OF COPY
I, Wendi Swanson, Recording Secretary for 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 May 16, 1995.
Dated the 16th May, 1995.
952857 '
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, May 16, 1995
A regular meeting of the Weld County Planning Commission was held May 16, 1995, in the County
Commissioners' Hearing Room (Room #101), Weld County Centennial Building, 915 10th Street, Greeley,
Colorado. The meeting was called to order by Chairman, Richard Kimmel.
Tape 481
Richard Kimmel
Ron Sommer
Daniel Lere
Shirley Camenisch
Curt Moore
Judy Yamaguchi
Bud Clemons
Jack Epple
Marie Koolstra
Present
Present
Absent
Present
Present
Present
Absent
Present
Present
Also Present: Pat Persichino, Director; Monica Daniels -Mika, Long Range Planner; Todd Hodges, Current
Planner; Shani Eastin, Current Planner, Department of Planning Services; Trevor Jiricek, Weld County Health
Department; Don Carroll, Public Works; Lee Morrison, Assistant County Attorney; Sharyn Frazer, Secretary;
Wendi Swanson, Secretary.
CASE NUMBER: USR-1080 - continued from the May 2, 1995 meeting
APPLICANT: Clifford D. Morgan and Patricia A. Mahoney
REQUEST: A Site Specific Development Plan and a Special Review Permit for a Boarding Kennel (60
dogs/15 cats) in the A (Agricultural) zone district.
LEGAL DESCRIPTION: Lot A of RE -435, being part of the SW4 of Section 23, T5N, R66W of the 6th P.M.,
Weld County, Colorado.
LOCATION: East of and adjacent to 47th Avenue and approximately 1/2 mile south of Highway 34.
Shani Eastin, Department of Planning Services, gave an overview of the case stating all comments that have
been received from concerned citizens and Cities of Greeley and Evans, had been included into the
recommendation.
Patricia Mahoney, applicant, spoke for the application. She stated that they have planned for 60 dogs/15 cats,
and have no intent to go beyond that number. The cats will be kept indoors, and the dogs would be in exercise
runs with no more than 5 outside at a time during the day. She also stated that they plan to keep things as
pleasant as possible since they also live on the same property. Ms. Mahoney was in agreement with staff
recommendations.
The Chairman asked if there was anyone in the audience who wished to speak for or against the application.
Bonnie Carwin spoke against the application stating concerns such as the noise level, traffic, the fact that it
may devalue property, and the loss of peace and quiet.
Mike Beeman and Janette Stewart also spoke against the application with the same concerns of both noise,
odor, and traffic.
Ms. Mahoney asked where decibel levels were taken from, Trevor Jiricek of the Weld County Health
Department, stated that decibel levels were taken from the property line.
Marie Koolstra moved that Case USR-1080, be forwarded to the Board of County Commissioners with Planning
Commissions recommendation for approval. Judy Yamaguchi seconded the motion.
952657 '
WELD COUNTY PLANNING COMMISSION MEETING
PAGE 2
Judy Yamaguchi stated that concerns that the surrounding property owners have were addressed in the
Developmental Standards. She stated the copy of those standards are available at the Department of Planning
Services for review.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Ron
Sommer, yes; Curt Moore, yes; Judy Yamaguchi, yes; Jack Epple, yes; Marie Koolstra, yes; Shirley
Camenisch, yes; and Richard Kimmel, yes. Motion carried.
CASE NUMBER: USR-1081
APPLICANT: Melvin and Janice Callen
REQUEST: A Site Specific Development Plan and a Special Review Permit for an airstrip in the A
(Agricultural) zone district.
LEGAL DESCRIPTION: Lot B of RE -966, located in Section 27, T5N, R67W of the 6th P.M., Weld County,
Colorado.
LOCATION: South of and adjacent to Weld County Road 54 and west of and adjacent to State Highway
257.
Todd Hodges, Department of Planning Services, spoke to the board on the use being used as private only, and
that the Federal Aviation Administration was in approval along with staff recommendations.
Melvin Callen, applicant, spoke in favor of the application. Mr. Callen is in agreement with staff
recommendations.
Questions from the board included the amount of flying that would be coming in and out of the airstrip. Mr.
Callen stated that he would be flying two to three times and would be for personal use only.
The Chairman asked if their was in the audience who wished to speak for or against the application. No one
wished to speak.
Ron Sommer moved that USR-1081 be forwarded to the Board of County Commissioners with Planning
Commissions recommendation for approval. Marie Koolstra seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Ron
Sommer, yes; Curt Moore, yes; Judy Yamaguchi, yes; Jack Epple, yes; Marie Koolstra, yes; Shirley
Camenisch, yes; and Richard Kimmel, yes. Motion carried.
CASE NUMBER: AmUSR-881
APPLICANT: Lakeview Village, Inc.; c/o Doris Pavlick
REQUEST: A Site Specific Development Plan and Special Review Permit for a recreational facility in the
A (Agricultural) zone district.
LEGAL DESCRIPTION: Located in the NE4 of Section 13, T2N, R68W of the 6th P.M., Weld County,
Colorado.
LOCATION: Approximately 1/4 mile south of Weld County Road 22 and west of and adjacent to
Weld County Road 13.
Todd Hodges, Department of Planning Services, asked that Development Standards 19 through 21 be deleted
and renumbered subsequently, due to the standards not being applicable. He also recommended three ski
competitions per year, two days each, be allowed.
Doris Pavlick, applicant, spoke in favor of the application. They are asking to hold skiing competitions during
the summer months. Ms. Pavlick was in agreement with staff recommendations.
Questions from the board included overnight camping, which Ms. Pavlick replied by stating that there was
some overnight camping. Another question was how many participants would be involved, the reply being 50
to 80.
The Chairman asked if their was anyone in the audience who wished to speak for or against the application.
952657
WELD COUNTY PLANNING COMMISSION MEETING
PAGE 3
Howard Wogel, spoke against the application. He stated that the applicant had not complied with the
conditions of the original Use by Special Review permit. He stated that trailers sat on the property year round
instead of seasonally, the noise level was not complied with, no trees had be placed to keep the noise down,
weeds have not been properly kept up, and the amount of toilets had not been supplied. Mr. Wogel also stated
that many structures had been put up without obtaining the proper permits, and there were questions on
fencing around oil tanks.
Another concern was with the water, Trevor Jiricek, Weld County Health Department, stated that the water is
tested weekly and there have been no problems.
The board then asked Ms. Pavlick to address the other concerns. The weeds are controlled two to three times
per year, the trailers are stored through the off season and are put up for the ski months. She also stated that
at the present time Gerrity Oil and Gas is capping the wells and the fences will be put back up when complete.
All structures have been properly permitted.
Curt Moore moved that Case AmUSR-881 be forwarded to the Board of County Commissioners with Planning
Commissions approval and corrections. Shirley Camenisch seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Ron
Sommer, yes; Curt Moore, yes; Judy Yamaguchi, yes; Jack Epple, yes; Marie Koolstra, yes; Shirley
Camenisch, yes; and Richard Kimmel, yes. Motion carried.
CASE NUMBER: USR-1082
APPLICANT: Sekich Equipment Company
REQUEST: A Site Specific Development Plan and Special Review Permit for an Agricultural and Sugar
Beet Receiving Station.
LEGAL DESCRIPTION: Lot B of RE -1590, being part of the NW4 of Section 19, T3N, R67W of the 6th P.M.,
Weld County, Colorado.
LOCATION: East of and adjacent to Weld County Road 13 and south of and adjacent to Weld County
Road 32.
Shani Eastin, Department of Planning Services, gave an overview of the application. She stated that all
complaints and concerns that have been received were attached in the packets and noted by the Department
of Planning Services. Referral agency comments have been received and incorporated into the
recommendation.
Ken Lind, representative for the applicant, spoke in favor of the application. He has reviewed staff comments
and does not agree with #4 and #7a of the Condition's of Approval. Mr. Lind gave an overview of the project
and why they plan on relocating. The concern of ownership of the ditch was also discussed.
The Chairman asked if their was anyone in the audience who wished to speak for or against the application.
Kent Wiemer, Western Sugar Company, spoke in favor of the application and gave background information
and an explanation of traffic noise, safety issues, and the amount of harvesting that goes on in a 20 day period.
They plan on closing one dumping site and relocating one site and consolidating the two.
Shani Eastin further asked why the BUDA dump site had not been included as part of the original application
and asked since this was not included, was the current traffic count correct. The applicant responded that
this did included the BUDA dump site and would not affect the traffic count.
Susan Anis spoke in favor of the application. She stated that the site is centrally located and would be
beneficial to surrounding users.
Jim Gustafson, representing surrounding property owners, the Fiechtner's, spoke against the application.
Again there was much discussion focusing around the Fietctner Ditch and the safety for surrounding property
owners. He also asked would be responsible for the maintenance when the sugar beets clog up the ditch.
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WELD COUNTY PLANNING COMMISSION MEETING
PAGE 4
Arvid and Barbara Fiechtner both spoke against the application stating similar concerns, and the amount of
traffic that would be coming in and out of the proposed station.
Don Carroll, Public Works Department, expressed concerns regarding culverts, easements, and accesses.
Ken Lind explained the accesses to existing site are not owned by Sekich and that they had no control over
closing them.
Ron Sommer moved that Condition of Approval #7a be deleted and #4 to say: Operator shall not unreasonably
interfere with the use, maintenance and operating of Fiechtner Lateral. Operator shall maintain the crossing
culverts in accordance with Weld County Oridinace 4.2, Section 180. Deposit of sugar beets in the Fiechtner
Lateral shall be considered an unreasonable interference of operation of the Fiechtner Lateral. Also for
Developmental Standard #13 be added at the end to say: Type and design shall be allowed and approved
before construction by Weld County Public Works.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Ron
Sommer, yes; Curt Moore, yes; Judy Yamaguchi, yes; Jack Epple, yes; Marie Koolstra, yes; Shirley
Camenisch, yes; and Richard Kimmel, yes. Motion carried.
Jack Epple moved that USR-1082 be forwarded to the Board of County Commissioners with Planning
Commissions recommendation for approval. Marie Koolstra seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Ron
Sommer, yes; Curt Moore, yes; Judy Yamaguchi, no; Jack Epple, yes; Marie Koolstra, yes; Shirley Camenisch,
yes; and Richard Kimmel, yes. Motion carried.
Comprehensive Plan Revision
Monica Daniels -Mika introduced the advisory committee in attendance; Bonnie Dean, John Donley, Kirk
Goble, Mike Veeman, Cristie Nicklas, Marie Koolstra, and also included the names of the other members. She
then read the recommendation into the record and indicated that changes to the various sections of the plan
had been highlighted.
Monica then gave an overview of the Comprehensive Plan by saying that well over two years ago the County
Commissioners realized the need to update the Weld County Comprehensive Plan. The Commissioners
foresaw the impending influence of growth on Weld County. In January of 1994, the Weld County Board of
County Commissioners appointed a 13 member board (Comprehensive Plan Advisory Board) to update the
existing Comprehensive Plan. This Advisory Board represented members from every facet of the Weld
population. Seven public meetings were held throughout Weld County to introduce the concept of revising the
Comprehensive Plan. These meeting were conducted in Johnstown, Grover, Ault, Windsor, South Aims
Campus, Frederick and Greeley. Attendance at these meetings included staff from several departments,
advisory board members, elected officials, and citizens. The most highly attended meeting was held on April
12, 1994, in Frederick.
The Comprehensive Plan Advisory Board met at least twice a month to consider updates to the Plan. These
meetings were publicized and open to the public. Additionally, agendas and copies of staff materials were
distributed to a mailing list of 200 plus people. As the Advisory Board worked its way through the Plan it
became apparent that special attention was needed to adequately consider the specific issues presented in
the Transportation, 1-25 MUD, and Environmental Sections. Three subcommittees (TAC- Transportation
Advisory Committee, SWAB- Solid Waste Advisory Committee, and Citizen Meeting Input) were utilized to
make recommendations concerning these specific issues to the Advisory Broad. The subcommittees were
composed of staff and concerned citizens. The TAC and Citizen Meeting Input information was presented and
accepted by the Advisory Board for inclusion into the Plan. To date, the Environmental Section is still
undergoing additional enhancements which will not be reflected in this revision of the Plan.
Representatives from the Division of Wildlife, Soil Conservation Service, and county personnel were relied
upon to assist with the development of new policies and goals. While this effort aimed at merely updating the
Plan; several sections have been greatly enhanced. These sections include: Agricultural, Urban Growth
Boundaries, Open Space, Natural Resources, Oil and Gas Resources, and Transportation.
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WELD COUNTY PLANNING COMMISSION MEETING
PAGE 5
Monica then gave an overview of the goals and policies, the numbering sequence, and the six different
chapters numbered accordingly.
John Donley explained how they dealt with goals and policies and not with regulations. He also stated that
they would like to continue to review the plan after it has been heard by the Board of County Commissioners.
Kirk Goble emphasized how the group had been diverse and that the final product was document of
compromise.
Richard Kimmel then commended Monica and the committee for all the hard work they have done the last 16
months.
The Chairman asked if there was anyone who wished to make public comments.
Carol Bulthaup did not have any concerns at the present time, but did state how she liked the fact the work had
been a compromise.
Chad Phillips, City Planner for the City of Evans, supported the draft and particularly the Urban Growth
Boundary section. They are currently holding city meetings to come up with a new Comprehensive Plan for
Evans.
Lee Lawson of Saint Vrain Sanitation District felt the staff and committee have done a wonderful job. They are
opposed to the reductions of the 1-25 MUD. A service plan (regulated under state law) has been approved.
Monica stated that St. Vrain service area is larger in the Mixed Use area.
Marvin Hopper thanked Monica for controlled development, and the committee for all their hard work. He
stated that this was the first time in 25 years the community has had an input and that the plan will be good for
industrial development at a later date.
Jack Dillon feltthe committee had done a good job but felt the area does not make for good residential areas,
but agreed with industrial and commercial section, but would like to see a percentage of the open space left
open.
Jim Wiggan spoke asking why there was a need to expand. He felt by shaping the development you could
leave open space between Del Camino. Mr. Wiggin was a little nervous about further annexation with Mead
and would like for the board to listen to what others have to say. Also had concerns with current services not
being adequate, and also the concern of schools in the area.
Marvin Dyer commended the Weld County Planning Department for the exceptionally good job they have done.
He has lived in Longmont for 28 years and stated how he had observed Longmont not being receptive to
change or communication with Weld County.
Sharon Hopper spoke on how their services have been satisfactorily to the area and have been more than
satisfied.
Lee Morrison advised the board to continue the plan for 2 weeks or to be forwarded to the Board of County
Commissioners.
Bonnie Dean explained how they did not want to make policies changes, they wanted to change the style, not
content.
Lee Morrison explained the Plan can go forward to the Board of County Commissioners and the changes that
occur there can be recommended to the Planning Commission and then come back. The Board of County
Commissioners does three more readings and then the Planning Commission would adopt the plan. The
Advisory Committee had no problem with that. The meeting will still be public and comments can still be made
and heard. They fill things should move forward since the existing plan is outdated. Lee Morrison explained
how until we see changes, we cannot determine how much more review would be necessary. They also feel
more people would turn out for the Board of County Commissioners meeting.
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WELD COUNTY PLANNING COMMISSION MEETING
PAGE 5
Judy Yamaguci moved to adopt and recommend the amendments of the Weld County Comprehensive Plan
dated May 2, 1995 with the exception of Section 5. Jack Epple seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Ron
Sommer, no; Curt Moore, yes; Judy Yamaguchi, yes; Jack Epple, yes; Marie Koolstra, yes; Shirley Camenisch,
yes; and Richard Kimmel, yes. Motion carried.
Meeting adjourned at 5:45 p.m.
Respectfully submitted
Wadi
Wendi Swanson
Secretary
952657
952657
ANDERSON.
F A R M S-
AND CATTLE COMPANY
3042 Weld County Rd. 28 Home (303) 772-8504
Longmont, CO 80504 James E. Anderson Office (303) 776-8628
May 9, 1995
Board of County Commissioners
Weld County
P. O. Box 758
Greeley, Colorado 80632
Re: Proposed Amendment to the Weld County Comprehensive Plan Deleting
Territory North of WCR-28 from the I-25 Mixed Use Development Area
Dear County Commissioners:
My family has farmed and raised cattle directly west of Interstate 25 on both
sides of Weld County Road 28 since 1911. Our property is presently within
the I-25 Mixed Use Development Area. We have also supported the creation of
St. Vrain Sanitation District as we want any future development to be of the
highest quality, including being served by a proper wastewater collection and
treatment system.
•
We are particularly concerned about Section 27, which lies north of WC -28,
of which we own the south half, and Foster Reservoir. It is an especially
beautiful area with its south and west facing slopes and magnificent view of
the Rockies and Foster Reservoir. We do not want to see the area developed
in an environmentally unsound manner. We are concerned that development on
septic systems might occur, as allowed by the Town of Mead around Mulligan
Reservoir directly to the North. This practice will certainly lead to the
future pollution of the reservoir and degradation of the area. We feel that
Weld County will require a much higher standard of land planning and control,
and therefore wish that the area remain in the I-25 Mixed Use Development
Area.
At such time as a high quality and proper land development opportunity
presents itself, and at such time as the character of the area changes to the
degree that continued farming no longer makes sense, we want to be able to
see this land develop in a high quality and responsible manner. We prefer to
remain within the jurisdiction of Weld County rather than be forced to annex
to Mead in order to accomplish that. Removing our property, and that north
of it, fran the I-25 Mixed Use Development Area would deny us that option.
Choice Colorado Beef
952657
Board of County Gca.tdssioners
May 9, 1995
Page 2
Accordingly, we hereby request that the northern tier of the I-25 Mixed Use
Development Area be retained in its present configuration. This does not
deny Mead from annexing into the area with willing landowners, as it has
done, but it provides the alternative for responsible landowners to develop
within the I-25 Mixed Use Development Area under the land use stewardship of
Weld County.
Very
truly yours,
S/ 1 c1ntes E. A1Vierson
James E. Anderson
952657
fe fr
(3O3) 776-9570
cSt. (Main cSanitation L�istzieL
(cSaint cSan)
May 1, 1995
515 Kimbark Street
Suite 1„097
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longmoni, £0 8o,o,
Board of County Commissioners
Weld County
P. O. Box 758
Greeley, Colorado 80632
Re: Proposal for the Elimination of Area North of WCR-28 from the I-25
Mixed Use Development Area
Dear County Commissioners:
Approximately ten years ago, Weld County and The Colorado Department of Health
advised landowners that there would be no further development along the I-25
and Highway 119 corridors without a municipal type wastewater collection and
treatment system to assure protection of the surface and groundwater resources
in the area. There followed a series of landowner meetings leading to the
organization of St. Vrain Sanitation District to address this requirement. A
Service Plan was submitted to and approved by Weld County as part of the
Section 32, C.R.S., Special District creation process. This Service Plan
defined a "service area" which was and is the basis for capacity and financial
planning.
The District thereupon issued General Obligation Bonds, Series 1981, for
$3,545,000.00 to construct the core collection and treatment facilities. About
this same time, the landowners of the area proposed and Weld County adopted the
I-25 Mixed Use Development Area in its Comprehensive Plan. This debt was then
refinanced in 1991 in the amount of $4,465,000.00. The I-25 Mixed Use
Development Area provided the St. Vrain Sanitation District a thoughtful
long-range land use plan which would allow reasonable development while
protecting the environment. The District's long-range plan and investment were
made with the understanding and expectation that the Comrehensive Plan would be
followed. Landowners in the area relied and planned similarly.
This District's public investment is secured by the full faith and credit of
all property within the District. Debt repayment is predicated upon the
collection of connection fees throughout the service area, with property tax
revenues providing coverage for periods of too little development. Debt
payments extend over twenty years, increasing each year from $340,938.00 to
$497,970.00 in the anticipation of increasing development over time. A total
of $9,314,926.00 is to be paid in interest and principal.
EXHIBIT
I
g 1401.0h,n754-
952657
Board of County Commissioners
May 1, 1995
Page 2
Certain locations within the I-25 Mixed Use Development Area have the potential
for early development to meet the needs of early year debt repayment, while
other areas will not develop for years. One of these early development areas
is the northern tier of the I-25 Mixed Use Development Area. It needs to
remain in the I-25 Mixed Use Development Area to contribute to the financial
viability of the District. Portions of this area have already been annexed by
the Town of Mead and permitted to develop utilizing septic systems. This has
already been a significant deviation from the long-range plan and detrimental
to the District and its property owners. We believe that when public
investment has been made based on the County's approval of the District's
Service Plan, including its financial plan and corresponding service area, the
plan needs to be carried out.
Accordingly, to help ensure the financial integrity of St. Vrain Sanitation
District, as well as ensure the highest standards of public health and
environmental stewardship, it is strongly urged and requested that the northern
tier of the I-25 Mixed Use Development Area be maintained in its present
configuration.
Very truly yours,
$
ST. VRAIN SANITATION DISTRICT
By
llace . Grant
, resident
952657
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