HomeMy WebLinkAbout991667.tiff St. Vrain Concerned Citizens
1435 Weld County Road 16 Y2 j 2 " ('s: ! O
Longmont, CO 80504
Phone- (303) 772-1297 _
E-Mail-SHAWRANCHE5@prodigy.net RE
•
July 6, 1999
To: Weld County Board of County Commissioners
From: St. Vrain Concerned Citizens
In response to your letter to Ginny Shaw dated June 29, 1999;we would like to reply in the fact that
this group (now calling themselves St. Vrain Concerned Citizens, in accordance to the request from
the Commissioners that we could not become an Impact District), wishes to remain in the same
status as we had previously been thought we were. Our request for review came only because we
felt we were not receiving all referrals from the SW part of the county.
In our original requests to the Commissioners,we were trying to become more of an awareness group
in SW Weld. It was our intentions to be a representative force for the entire SW Weld areaee
copies of our original requests). With the overlapping of all the Urban Growth Boundaries to an
extent of over 100 sq. miles in the MUD, Frederick, Firestone, Dacono, &Erie boundaries (not to
mention Broomfield and Mead),this group feels it mandatory to be aware of as much of the area as
possible. Information from only the MUD area would serve as only a small part of the information
line.
Also note that many of the citizens who are in our group -- do not live in the MUD area. With the
enormity of the area involved,we wish to keep our original request of that we be sent referrals from
the entire SW Weld area. (Please note that since you did start this referral process, you had sent us
referrals outside the MUD area, and only recently had you not).
We thank you for your commitment to do this for us. It has been a most appreciated response in
keeping information lines open in the SW Weld area. We only hope that some day our responses
might actually be weighed in on the referral process— and not just done as a courtesy jester(as was
referred by one of your planners).
Sincerely,
The St. Vrain Concerned Citizens Group
9 E'AelosGtes : Cop(es
Oric/i/1 i?l ref-02575 -
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991667
St. Vrain Rural Impact District
1435 Weld County Road 161/2
Longmont, CO 80504 fHl
Phone- (303) 772-1297
E-Mail-SHAWRANCHES@prodigy.net
June 19, 1998
TO: Weld County Planning Commission and Weld County Board of Commissioners
RE: St. Vrain Rural Impact District Statement of Purpose
We, as land owners and residents of SW Weld County,would like to request that the Weld
County Planning Commission and the Weld County Board of Commissioners consider the following
changes in their PUD (Planned Unit Development) process including any existing and new zone-
changing documents that may come before you in the future.
In view of the fact that the substantial urban growth boundaries of the Tri-Town area
(Frederick, Firestone, and Dacono) and the County's Mixed Use Development (MUD) area
encompass a geographic area approximately 10 miles long by 10 miles wide (over100 sq. miles
including the city ofLongmont's annexations on the West). We are concerned with the fact that none
of the comprehensive plans of the Tri-Town areas nor the Mixed Use Development area consider
significant open space (agricultural production areas -- not just common open space/or flood-plain
areas&trails).
It is important that each landowner keep control of his/her property rights. Presently there
are no other alternatives for the seller of land in those areas between municipalities but to sell his/her
land for development. In view of the above realities, it won't be long before agriculture operations
will be unable to survive in this area.
Therefore, we propose that the county look into the following:
(1) Land Preservation Programs -
a.Purchase of Development Rights(PDR)*-A program whereby an owner
of agriculturally zoned property is not forced to sell his/her property for
development by being fairly compensated for the difference of two appraisals
- the value as a developed unit minus its agricultural value.
b. Transferable Development Rights (TDR) - Property owners who are
adjacent to a city or town and can proceed with development by purchasing
the TDR's assigned to outlying properties in the community. The property
owners of the outlying area can receive compensation for forfeiting the right
to develop their land and at the same time it gives developers the right to
develop other land to meet the growth demands of the community. One of
the greatest benefits of this program is that fact that more contiguous growth
occurs thus reducing the negative impacts of growth on the rural areas and
agricultural operations near a municipality.
c. Conservation Easements - A legal means of permanently protecting
agricultural property from being re-zoned to commercial, industrial or
residential land uses.
(2)Agriculture/Open Space Impact Committees-Allow rural impact referral agencies to
form throughout the county. This would improve the ability to evaluate the true impacts of
a development in a rural area on surrounding properties and agricultural operations. With
agricultural referral agencies a voice would be created for agriculture much the same as exist
for the school districts, law enforcement agencies, water districts, fire protection districts,
etc. Several other counties in Colorado including Boulder, Larimer and Routt Counties
already have Agricultural Impact Committees that try to address the effects of development
on nearby agricultural operations. These committees are exploring the impacts of growth and
how existing agricultural operations can continue to survive in increasingly urban areas.
They also are exploring new ways for communities to maintain their own identities through
the creation of open space buffer zones between municipalities.
(3)Seek Adequate Representation-Improve the representation of the St. Vrain Valley and
specifically the Weld County MUD area on county boards and committees by encouraging
and appointing residents from the Southwest part of the county to these boards and
committees. Who better to understand the true impacts of developments(i.e., impacts on
schools, transportation, law enforcement, utility providers, and the environment) than the
persons who live in a developing area?
We feel that the time has come when both the issues of development vs agricultural
awareness need to be added to our governing/developmental process. We hope that you will study
our above requests, and find ways to incorporate it into your decision-making process.
Attached are the names of property owners and residents in the St. Vrain Valley area
supporting our ideas along with a copy of our Mission Statement. We look forward to being
officially recognized as a referral agency and working with you on these complex issues facing our
county. Together, we can proceed to preserve the quality of life that has made Weld County such
a great place to live and work.
Thank you,
St. Vrain Rural Impact District
* Sources of funding for the purchase of development rights could come through regular lottery
money that comes into the county directly, research of funding organizations (such as American
Farmland Trust,Colorado Cattleman's Land Trust,etc.),or perhaps the establishment of impact fees
for new development.
ST. VRAIN RURAL IMPACT DISTRICT
June 14, 1998
To: Weld Board of County Commissioners
From: St. Vrain Rural Impact District
Re: Planning for land use
Ladies and gentlemen:
We, as a group of residents and land owners in the MUD District and adjacent
areas of southwest Weld County, request the Weld Board of County
Commissioners consider the following changes to the Weld County
Comprehensive, Planned Unit Development and Mixed Use Development Plans.
The purpose of these changes is to enhance the identities of individual
communities and retain some of the agriculture and rural character of this part of
the County as development occurs. This would be accomplished by setting aside
certain lands for continued agricultural use or regional open space. Plan changes
would be accompanied by the means and provisions for avoiding any economic
hardship to the owners of land affected in order to accomplish these purposes.
The need for these changes is most urgent in the MUD district and surrounding
area, but is becoming more apparent in the Johnstown, Milliken, Mead, Berthoud
areas, and will in others as more development occurs in the County. In addition,
implementation of these changes will require close coordination and cooperation
with municipal governments.
Proposed changes to Planned Unit Development Plan: Ordinance No. 197
Add paragraph 1.13: Conserve the feasibility of existing area agricultural
operations by minimizing impacts resulting from changes in USE under a PUD.
Add paragraph 1.14: Provide for buffers between urbanized municipal
communities by retention of areas of regional open space and agricultural use.
Add to paragraph 2.5: Regional Open Space is defined as a parcel of unimproved
land or water set aside, or land in an agricultural use retained in that use in order
to preserve in some measure the existing agricultural/rural nature of the area and
act as a buffer between urbanized communities to assist in maintaining their
individual identities and control urban sprawL
Add to paragraph 6.3.5: and Regional Open Space Usage
Add paragraph 6..3.5.2.8 et. seq.: Intent of Regional Open Space and Regional
Open Space Regulations.
Add paragraph 6.3.9: et. seq.: Component Nine - Regional Open S$g .e Impacts
An impact study shall be performed to determine the effects that the proposed
PUD would have on any area regional open space. [Followed by details of
Impact Report and Duties of Dept. of Planning Services]
Add to paragraph 6.4.2.6.3: ...or Regional Open Space preserves.
Proposed changes to Comprehensive Plan: Ordinance 147
Comprehensive Plan map should indicate areas to be reserved for Regional Open
Space to act as buffers and retention of character of the area.
Add to UC Goal 4: ....and regional open space.
Proposed changes to Mixed Used Development Plan: Ordinance 191
MUD map 2.1 should indicate areas to be reserved for Regional Open Space as in
the Comprehensive Plan map.
We do not in any way represent these recommendations as being final and
definitive, but as a basis for study of the regulations necessary and means to
provide regional open space. Our purpose is to make the Board aware of the need
for these changes. We hope after consideration of them the Board will refer them
to the Dept. of Planning Services for review and recommendations to the
yourselves and the Weld County Planning Commission. We would assist and
cooperate in any way that would be usefid in this process.
Very truly yours,
St. Vrain Rural Impact District
John S. Folsom
PC: Monica Daniels-Mica, Weld County Planning Commission
pudchange.doc
St . Vrain Rural Impact District
3019 WCR 20 1/2
Longmont , CO 80504
November 17 , 1997
Weld County Commissioners
P.O . Box 758
Greeley, CO 80632
RE: St . Vrain Valley Rural Impact District Referral Agency.
Dear Commissioners :
We come today as a group of landowners and residents of the St .
Vrain Valley area of Southwestern Weld County concerned about the
impacts of the unprecedented amount of growth our area is
experiencing. Following the dissolving of the Tri-area Planning
Commission and your approval of the Del Camino MUD plan (a plan
without provisions for a local planning board of MUD residents) , we
as a group determined it was time to address the lack of input
allowed by residents of the St . Vrain Valley area in the county' s
planning process .
The current planning procedures developers must follow in Weld
County allows public input much too late in the process . By the
time the public is given the opportunity speak, the developer has
acquired the necessary recommendations needed to meet the county' s
planning and zoning criteria. While the planning and zoning
commission and the board of commissioners are supposed to be
comprised of members who represent the people of Weld County, it is
increasingly difficult for the members of these boards to refrain
from representing the interests of the developers and big
businesses . Therefore, we as a group want it to be known, the lack
of representation of the rural taxpayers of this county will not
stand.
A case in point is the proposed Sherwood development to be located
near WCR 1 & WCR 20 1/2 . Our group applauds the developer for
having a week long forum to seek input from a persons directly and
indirectly involved in the planning of the development . However,
to this point the developer is proceeding with a plan that will no
doubt reflect what is the most economically viable. It is our
group's understanding the plans call for a high density type of
development . While such a plan would maximize profit potential for
the developer , questions are raised about how the surrounding
agricultural community would be impacted by such a development?
Under the county's present planning process , developers do not face
any scrutiny of their plans at a public meeting until the plans are
presented to the planning and zoning commission. Usually from that
point forward the planning department ' s recommendations carry
enough weight that board members are reluctant to deny approval or
request a major revision of the plans to appease the public's
concerns . Therefore , it is time the surrounding property owners
and residents are allowed to formally address the impact a
development will have on the community with the planning
department .
We request that you qualify our committee, the St . Vrain Rural
Impact District , as a referral agency . Enclosed is the mission
statement our referral agency. With your acceptance of our group
as a referral agency, the people of our rural impact district can
be better informed and allowed a much needed voice early on in the
planning process of future developments and county issues affecting
our area.
Sincerely,
St . Vrain Rural Impact District
Landowners and Residents
Rochelle Coufal
Artie Elmquist
Paul Halkin
Heather Hollingsworth
Bud and Sharon Hopper
Gerald and Lynda Moisan
Robert Nash
Ginny Shaw
Kay Stehle
St . Vrain Valley Rural Impact District
Mission Statement
To ensure that the concerns of the rural
people of the St . Vrain Valley, Weld County ,
Colorado, are heard regarding the impact of long-
term growth and physical expansion based on
environmental , land use, community design,
infrastructure and lifestyle considerations .
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