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ORDINANCE NO. 147-G
IN THE MATTER OF THE REPEAL AND RE-ENACTMENT OF CERTAIN PORTIONS OF
ORDINANCE NO. 147, WELD COUNTY COMPREHENSIVE PLAN ORDINANCE
BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF THE COUNTY OF
WELD, STATE OF COLORADO:
WHEREAS, the Board of County Commissioners of the County of Weld, State of Colorado,
pursuant to Colorado statute and the Weld County Home Rule Charter, is vested with the authority
of administering the affairs of Weld County, Colorado, and
WHEREAS, the Board of County Commissioners has the power and authority under the
Weld County Home Rule Charter and Article 28 of Title 30, CRS, to adopt planning goals and
policies for the unincorporated areas of the County of Weld, and
WHEREAS, the Board of County Commissioners of Weld County, Colorado, has previously
adopted Ordinance No. 147, Weld County Comprehensive Plan, establishing a comprehensive
revision of the planning goals and policies for the unincorporated areas of the County of Weld and
has adopted amendments in Ordinance No. 147-A, 147-B, 147-D, 147-E, and 147-F, and
WHEREAS, the Comprehensive Plan Advisory Board has proposed revisions to the
Comprehensive Plan which have been reviewed by the Weld County Planning Commission and
the Board of County Commissioners, and
WHEREAS, the Board of County Commissioners of Weld County hereby finds and
determines that there is a need for a comprehensive revision of the Comprehensive Plan for the
County of Weld, and that this Ordinance is for the benefit of the health, safety, and welfare of the
people of Weld County.
NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of the
County of Weld, State of Colorado, that the Weld County Comprehensive Plan be, and hereby is,
repealed and re-enacted to read as follows:
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Weld County CO Clerk & Recorder 0.00
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ORD147G
TABLE OF CONTENTS
INTRODUCTION
Comprehensive Plan Definition 1- 1
Relationship to Other Documents 1- 1
Principle Plan Components 1- 1
Weld County Planning Process 1- 1
Comprehensive Plan Amendment Procedure 1- 2
Location 1- 6
DEMOGRAPHICS/ECONOMICS
Weld County Population I - 7
Weld County Economy 1-12
Existing Land Use 1-15
Future Land Use 1-14
LAND USE CATEGORIES
Agriculture 2- 1
Understanding the Agricultural Industry and its Benefits 2- 1
Concerns of Farming as an Industry 2- 2
Weld County Prime Farmland Definition 2- 3
Weld County Non -Prime Farmland Definition 3- 1
Urban Development 3- 1
Unincorporated Communities 3- 3
Industrial Development 3- 4
Commercial Development 3- 5
Residential Development 3- 7
Planned Unit Development 3- 8
I-25 Mixed -Use Development Area and Activity Centers 3-10
LAND USE AMENITIES
Public Facilities and Services 3-14
Fire Protection 3-15
Police Protection 3-16
Transportation 4- 1
Road System Classification 4- 1
Arterial Roads 4- 1
Collector Roads 4- 3
Local Roads 4- 3
Road Access 4- 3
Pedestrian and Bicycle Paths 4- 3
Scenic Road Bikeways 4- 3
Regional Plans 4- 3
U.S. 85 Corridor 4- 4
Air Transportation 4- 4
Rail Transportation 4- 5
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ENVIRONMENTAL QUALITY
Water 5- 1
Air 5- 1
Noise Impacts 5- 2
Solid Waste 5- 2
Brine Waste 5- 4
Manure 5- 4
Municipal Sludges 5- 4
Septic Tank Pumpings 5- 4
NATURAL RESOURCES
Wildlife 5- 1
Open Space Parks and Recreation 5- 2
General Resources 5- 4
Commercial and Mineral Deposits 5- 5
Oil and Gas Mineral Deposits 5- 7
ti
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LIST OF TABLES
Table 1. Population Characteristics 1990
Table 2. Weld County Population - History and Forecast
Table 3. Weld County Population by Municipality
Table 4. Existing Land -Use in Weld County
Table 5. County Road System
iii
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LIST OF FIGURES
Figure 1. Locational Map
Figure 2. Population Distribution
Figure 3. Employment by Sector in 1994
Figure 4. Weld County Average Annual Employment
Figure 5. Earning by Industry 1992
iv
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LIST OF MAPS
Map 1 - Urban Growth Boundary
Map 2 - Mixed Use Development Map
Map 3 - Transportation
Map 4 - Bike Trails
Map 5 - Wildlife Areas - Existing
Map 6 - Coal Resources
Map 7 - Sand and Gravel Resources
v
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PARTICIPANTS LIST
STAFF:
Public Works
George Cicoff
Dean Dreher
Drew Scheltinga
Health Department
Charlotte Davis
Trevor Jiricek
Robin Newbrey
John Pickle
Jeff Stoll
Planning Department
Pat Persichino
Chuck Cunliffe
Monica Daniels -Mika
Gloria Dunn
Shani Eastin
Sharyn Frazer
Todd Hodges
Keith Schuett
Sharon White
Division of Wildlife
Darryl Crawford
DeDe Hostler
Larry Rogsted
Weld County Attorney's Office
Bruce Barker
Lee Morrison
Weld County Board of County Commissioners
Dale Hall - Chairman
George Baxter
Connie Harbert
Barbara Kirkmeyer - Pro -Tern
Bill Webster
vi
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Comprehensive Plan Advisory Board
Jay Curtis
Bonnie Dean
John Donley
Kirk Goble
Michael Hayes
Marie Koolstra
Jim Meyer
Cristie Nicklas
Ruth Pelton-Roby
Gale Schick
Cathy Schulte
John Valencia
Mike Veeman
Solid Waste Advisory Board
Jerry Alldredge
Anita Comer
Bill Hedberg
Rick Hoffman
Misty Lees
Terrie McKellar
Chuck Olmstead
Chris Thomas
Chuck Wilson
Planning Commission
Shirley Camenisch
Bud Clemons
Jack Epple
Richard Kimmel
Marie Koolstra
Daniel Lere
Curt Moore
Ron Sommer
Judy Yamaguchi
I-25 Citizen Participants
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INTRODUCTION
COMPREHENSIVE PLAN DEFINITION
The Weld County Comprehensive Plan is the
document intended to fulfill the master plan
requirement pursuant to Colorado State Law and, in
part, to set land -use policy pursuant to the Weld
County Home Rule Charter. The Comprehensive
Plan document is intended to be used for the
general purpose of guiding and accomplishing the
coordinated, adjusted, and harmonious
development of Weld County. The plan includes
all geographic areas of the County. It establishes
policy guidelines for existing and future land -use
decisions. The Comprehensive Plan was originally
developed in 1974, revised in 1987 and 1992, and
later amended in 1995.
RELATIONSHIP TO PLANNING
DOCUMENTS
The Comprehensive Plan identifies specific land -
use goals and policies which are intended to
provide guidance and direction for existing and
future land use. The basic documents used by Weld
County to carry out the goals and policies of the
Comprehensive Plan are the Zoning and
Subdivision Ordinances.
The Zoning Ordinance is a regulatory document. It
defines land -use application procedures,
responsibilities, also defines standards and
regulations pertaining to zone districts, overlay
districts, non-conformance, enforcement, and the
Board of Adjustment.
The Subdivision Ordinance is the regulatory
document defining regulations and minimum
standards for subdivision development, including
design standards for facilities, utilities, and other
improvements. The Subdivision Ordinance also
explains the procedures for subdividing a parcel of
land.
The Zoning and Subdivision Ordinances are
intended to implement and carry out the goals and
policies of the Comprehensive Plan.
PRINCIPLE PLAN COMPONENTS
Goals and policies are the two principle
components of the Weld County Comprehensive
Plan. The goals are expressed as written statements
and represent the direction Weld County citizens
have selected for the future. Goals were developed
and adopted with input from the public, civic
organizations, municipalities, and agencies of the
State of Colorado and federal government. The
adopted goals of the Comprehensive Plan provide
public officials and private citizens with criteria for
making planning decisions.
The Comprehensive Plan policies are expressed as
written statements and maps. The written policy
statements are specific guidelines for public and
private sector planning decisions. The policy maps
(located in the back inside cover) graphically
identify important wildlife areas, mineral resources,
and existing and future general land -use
classifications. The policy statements and maps
provide additional background and clarification to
the County goal statements.
WELD COUNTY PLANNING PROCESS
1-1
The Weld County planning process is designed to
provide a consistent review of individual land use
matters. The Department of Planning Services
staff, Board of Adjustment, Weld County Planning
Commission, and Board of County Commissioners
are the four groups responsible for making planning
decisions in Weld County. The Comprehensive
Plan, Zoning and Subdivision Ordinances are the
essential documents describing the Weld County
Planning review and decision making process.
These documents are adopted as ordinances in
accordance with the Weld County Ordinance
Procedure set forth in Article III, Section 3-14 of
the Home Rule Charter.
The Weld County Department of Planning Services
welcomes the opportunity to discuss the planning
process with interested persons. Most initial
discussions and inquiries about the Weld County
planning process, including land -use applications,
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site plan review procedures and the zone district
classifications, begin with the Department of
Planning Services.
When the Department of Planning Services receives
a land -use application, it is processed and reviewed
for compliance with the appropriate sections of the
Comprehensive Plan, Zoning and Subdivision
Ordinances. The type of land -use application
detennines the administrative body responsible for
review and decision making. For example, a Use
by Special Review Application is initially
processed by the Department of Planning Services.
The planning staff prepares a written
recommendation for the applicant and presents that
recommendation to the Weld County Planning
Commission in a public meeting. The Weld
County Planning Commission reviews the
information presented, evaluates any public
testimony and formulates a recommendation
regarding the land -use application. The Planning
Commission's recommendation is then forwarded to
the Board of County Commissioners. In a public
meeting, the Board of County Commissioners
reviews the Planning Commission's
recommendation, evaluates any public testimony
and makes a decision regarding the Use by Special
Review Application.
The Comprehensive Plan, Zoning and Subdivision
Ordinances enable the public to examine the
relationship between general land -use planning
goals and specific policies and regulations and to
participate in the decision making process. The
Weld County planning process combines the
interaction of elected officials, and the support
staff from the Department of Planning Services.
In order to ensure joint cooperation between
citizens and professionals, Weld County will rely
upon the following three principles:
1. The County will encourage citizen
participation in the making of decisions by
public and quasi -public bodies which
significantly affect citizens;
2. The County will encourage and promote
coordination and cooperation between
Federal, State and local governmental
entities charged with making decisions
which significantly affect land uses in
Weld County; and
3. Air, water and noise pollution:
inappropriate development in natural
hazard areas; and overall environmental
degradation should be reduced as much as
possible or eliminated in order to prevent
potential harm to life, health, and property.
COMPREHENSIVE PLAN AMENDMENT
PROCEDURE
Evaluation of the Comprehensive Plan is necessary
to provide an accurate statement of county land -use
goals and policies based on current data and the
needs of Weld County citizens. Therefore, when
changes in the social, physical, or economic
conditions of Weld County occur, it becomes
necessary to re-evaluate and change land -use goals
and policies. The following procedures have been
established to amend the Comprehensive Plan.
1-2
1. An overall review and update will be
conducted at least every ten years or earlier
as directed by the Board of County
Commissioners. The update should include
an evaluation of the entire Comprehensive
Plan. The procedure involved in the update
shall include an opportunity for the general
public, Department of Planning Services,
municipal, state, and federal agencies to
submit proposed changes and to review and
comment on any amendments being
considered by the Planning Commission and
the Board of County Commissioners.
2. Individuals may submit a proposal to amend
the Comprehensive Plan in accordance with
the following procedure:
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INTRODUCTION
Comprehensive plan amendment
proposals shall be considered bi-
annually with a public hearing
process beginning in November and
May of each year;
B. The petitioner shall pay for the cost
of legal publication of the proposed
amendment and all land use
application fees;
C. A typewritten original and eleven
(11) copies of the proposed
Comprehensive Plan amendment
must be submitted to the Department
of Planning Services no later than
October 1 and April 1 of each year to
be considered for review and public
hearings. The following items shall
be submitted as part of the proposed
amendment:
(1) a statement describing why
the comprehensive plan is in
need of revision;
(2) a statement describing how
the proposed amendment will
be consistent with existing
and future goals, policies, and
needs of the County;
In the case of an amendment to the
MUD. map the proposed amendment
must:
a. demonstrate the proposed
amendment is adjacent to and
contiguous with the existing
Mixed Use Land Use Map;
b. describe how the proposed
amendment will not place a
burden upon existing or
planned service capabilities.
This statement shall include
how emergency services will
be provided to the proposed
area; and
1-3
c. delineate the number of
people who will reside in the
proposed area. This statement
shall include the number of
school -aged children and
address the cultural and social
service provision needs of the
proposed population.
D. The Department of Planning Services
shall upon submission of a request to
amend the Comprehensive Plan:
(I) ensure that all application
submittal requirements are
met prior to initiating any
official action;
set a Planning Commission
hearing date;
arrange for legal notice of said
hearing to be published one
time in the newspaper
designated by the Board of
Commissioners for
publication of notices. The
date of publication shall be at
least ten (10) days prior to the
hearing;
(4) arrange for a press release
regarding the proposed
amendment in order to inform
as many Weld citizens and
interested parties as possible;
and
prepare a recommendation for
consideration by the Planning
Commission.
(2)
(3)
(5)
E. The Planning staffs recommendation
shall consider whether:
(1) the existing Comprehensive
Plan is in need of revision as
proposed;
(2) the proposed amendment will
be consistent with existing
and future goals, policies, and
needs of the County; and
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In the case of an amendment to the
M.U.D. Conceptual Map:
a. the proposed amendment will
not place a burden upon
existing or planned service
capabilities including, but not
limited to all utilities
infrastructure and
transportation systems;
b. the proposed amendment is
adjacent to the existing mixed
use conceptual land use map.
c. the proposed number of new
residents will be adequately
served by the social/cultural
amenities of the community.
F. The Weld County Planning
Commission shall hold a public
hearing to consider the proposed
amendment to the Comprehensive
Plan text and maps. The Planning
Commission shall recommend
approval or denial of the proposed
amendment to the Board of
Commissioners.
G. The Planning Commission shall
consider the proposed amendment,
the Department of Planning Service's
recommendation, and any public
testimony and determine whether:
(1) the existing Comprehensive
Plan is in need of revision as
proposed;
(2) the proposed amendment will
be consistent with existing
and future goals, policies, and
needs of the County;
a. the proposed
amendment will not
place a burden upon
existing or planned
service capabilities
including, but not
limited to all utilities,
1-4
infrastructure and
transportation systems;
the proposed
amendment is adjacent
to the existing mixed
use conceptual land
use map; and
c. the proposed number of new
residents will be adequately
served by the social and
cultural amenities of the
community.
H. The Board of County Commissioners
shall receive the Planning
Commission recommendation and
Planning staff recommendation at a
public meeting. Receipt of the
recommendation shall constitute the
first reading of the Comprehensive
Plan Ordinance. The second reading
of the Ordinance shall take place not
more than sixty (60) days after
receipt of the Planning Commission's
recommendation. The Board of
County Commissioners may then
proceed to a third and final hearing of
the Comprehensive Plan Ordinance.
At the close of the public hearing, the
Board of Commissioners may amend
the Comprehensive Plan according to
the procedures established in Article
III, Section 3-14 of the Home Rule
Charter for Weld County.
The Board of County Commissioners
shall consider the proposed
amendment, the Planning
Commission's recommendation, and
any public testimony and determine
whether:
(1)
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the existing Comprehensive
Plan is in need of revision as
proposed;
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INTRODUCTION
(2) the proposed amendment will
be consistent with existing
and future goals, policies, and
needs of the County;
a. the proposed
amendment will not
place a burden upon
existing or planned
service capabilities
including, but not
limited to all utilities,
infrastructure and
transportation systems;
b. the proposed
amendment is adjacent
to the existing mixed
use conceptual land
use map; and
c. the proposed number
of new residents will
be adequately served
by the social and
cultural amenities of
the community.
Tax Limitations and Planning Considerations
The County mill levy has been lowered consistently
since the adoption of the charter. The mill levy was
25.82 in 1975. The mill levy in 1994 is 22.457.
The growth of the County's property taxation has
been effectively limited by Section 14-7 of the
Home Rule Charter.
The two state constitutional limits, i.e. TABOR and
Gallagher, work together in the following fashion
to limit local government's ability to raise sufficient
revenue to pay for the higher costs of government
due to inflation and influx of new residents into the
county.
Prior to 1982, the share of residential property
assessed value as a percentage of total statewide
assessed value had been steadily creeping upward.
The Gallagher Amendment provision in the 1982
Amendment 1 was to stabilize the share of
residential assessed value in the total statewide
property tax base at approximately 45%. By
stabilizing the share of residential assessed value at
45% the share of property tax revenue collected
from residential property owners was also
stabilized.
In essence, since 1983 about 45% of property tax
revenue each year has been collected from
residential property owners in Colorado. However,
by fixing the residential share of property tax
revenue collections at 45%, the tax burden has been
shifted to all nonresidential property owners in the
state. In 1991, the tax bill of residential property
owners in Colorado was more than $223 million
lower than it would have been had the original
Gallagher provisions (which assessed residential
property at a 21% rate) remained unchanged since
1983. From 1987 through 1991, the cumulative
reduction was almost $750 million.
For governments dependent upon property taxes
revenue growth simply will not keep pace with a
government's inflation adjusted spending limit that
is also part of Amendment 1. The ability of
governments to adjust the property tax rate (the mill
levy) to generate the revenue needed to pay for the
higher cost of government services was eliminated
with the passage of 1992's Amendment 1.
In order to comply with the Gallagher Amendment
provisions of the 1982 Amendment 1, each
reassessment year the legislature must establish an
assessment rate for residential property that will be
used by taxing entities statewide. The rate for the
1994 tax year was 12.86%, down from 21% prior to
the passage of Gallagher.
The net effect of Gallagher is areas having high
proportions of residential assessed value as a
percent of their total property tax base will have
large assessed value declines if the average increase
in actual residential values does not keep pace with
the decline in the residential assessment ratio. For
example, as the statewide residential assessment
ratio declined from 14.34% to 12.86% in 1992, a
1-5
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INTRODUCTION
school district or county had to experience an
average 11.5% increase in actual residential values
(all else remaining equal) in order for total assessed
value, and therefore revenue, to remain unchanged.
The background information presented on the
Home Rule Charter and its tax levy limitation and
the state TABOR and Gallagher Amendments helps
to explain the critically important relationship
between the charter, state tax limitations, the
comprehensive plan, and growth in Weld County.
The County's ability to provide services under the
existing budget limitations is decreased
significantly by the combined effects of inflation,
growth, and budget reductions at the federal and
state levels. The only safety valve available to
counties under TABOR is to end subsidies to
mandated programs, such as Social Services to
provide some property tax relief from social
programs growing at a rate greater than inflation.
The current economic, legislative, and growth
conditions are not conducive to meeting all the
needs and demands being placed upon local
government when the combined rate of inflation
and growth are greater than the Home Rule
Charter's 5% tax limitation or limits allowed by
TABOR. As long as Weld County is responsible
for the delivery of human services, including police
protection and the maintenance of the extensive
road and bridge program, the cost of county
government will continue to increase.
Because of the above economic and legislative
factors, county representatives should make
consistent decisions minimizing the cost of
providing public services directing new growth to
areas where county services exist or can be
developed efficiently. The County still intends to
help support and promote a diversified and stable
economy. Given the facts about the County's
limitations to generate revenue for providing
facilities and services to new development, growth
cannot pay for itself to the extent it does in other
counties, especially residential growth.
LOCATION
Weld County contains approximately 4,004 square
miles and is the third largest county in the State.
Weld County is bounded on the west by Larimer
and Boulder Counties, on the east by Morgan and
Logan Counties, on the south by Adams County
and on the north by Wyoming and Nebraska. The
largest municipality in Weld is the City of Greeley,
with a 1990 population of 60,454 people.
Vehicular transportation in the region is provided
by Interstate I-25 and Highway 85 for north and
south transit, Highway 14 and Highway 52 for east
and west transit, Interstate 76 for more easterly
travel, and the several Colorado highways which
traverse the region as well as 3,274.5 miles of
publicly maintained County roads.
1-6
Figure 1. Locational Map
Weld County is located in the northeastern portion
of the state, in the Great Plains Area, approximately
40 miles east of the Continental Divide. The
County has elevations ranging from 4,400 feet
above sea level at the egress of the Pawnee Creek to
highs of approximately 6,200 feet above sea level
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INTRODUCTION
in the Northwestern portion of Weld. Weld County
contains a number of valuable streams and rivers
including; the South Platte, the Cache La Poudre
River, St. Vrain Creek, Crow Creek, Thompson
River, and Kiowa Creek. The larger reservoirs in
Weld include: Empire, Riverside, Milton, New
Windsor, Lower Latham, and Black Hollow
Reservoirs. Located in the interior of the North
American Continent, Weld County experiences
wide temperature changes from season to season
and rapid weather changes due to storms travelling
from west to east throughout the region. The
annual average mean temperature in Central Weld
is 48.4 degrees Fahrenheit. Average rainfalls
amount to 11.96 inches and the average annual
snow fall is 32.3 inches. The average growing
season in Weld County is 142 days.
COUNTY POPULATION
The growth rate of approximately 25 percent per
decade is more than triple the national average of 8
percent and will most probably decrease slightly in
coming years. Approximately 85 percent of the
population is located in an 800 square mile area in
the southwestern part of the County. The 1990
population density for this area is approximately
149 people per square mile.
In 1990, 131,821 people lived in Weld County
which represented 4% of the total state population
in 1990. The median age of Weld County
residences in 1990 was 30.5 years compared with
the state median age of 32.5 years. The sex
distribution ration was similar for both Weld
County and the state for this time frame (Table 1).
The overall dispersion of Weld County resembles
the state population with the exception of Weld
County having proportionally a younger work
force.
MALE 65,089
FEMALE 66,732
UNDER 5 10,389
5-17 26,624
18-64 81,354
65+ 1:+,454
TOTAL
Table 1. POPULATION CHARACTERISTICS
Weld County and the State of Colorado
1990
WELD COUNTY
%
49.4%
50.6%
7.9%
20.2%
61.7%
10.2%
131,821
STATE. OF COLORADO
4
16,295
1,663,099
252,893
608,373
2,103,685
329,443
49.5%
50.5%
7.7%
18.5%
63.9%
10.0%
3,294,394
Median Age 30.5
Total Households 47,470
Persons per Household 2.69
32.5
1,282,489
2.51
The Weld County 1990 population was mostly
homogeneous with 77% of the Weld population
classified as White, 21% Hispanic and 2% Black.
The minority population grew at a much faster rate
than the majority population. While the White
population grew at an annual rate of 7.9%, the
Black population grew 35% annually, the Hispanic
population grew at an annual rate of 11.7%, the
Native American population grew 29.1% annually,
and the Asian/Pacific Islander population grew at a
12.2% annual rate.
1-7
Among all 63 counties in Colorado, Weld County
ranks ninth in total population and population
density. The county is classified as an urban
county by the Demographic Section of the
Colorado Division of Local Government.
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The significance of the County's population growth
is its magnitude and distribution. Between 1980
and 1990 the State of Colorado grew at a rate of
14%. For this same period of time Weld County
grew by 6.8% During this time all but two
municipalities within Weld County increased in
population. Most of the present growth in Weld
County is occurring in the historically populated
areas of the County. From 1980 to 1990 Weld
County grew from the 10th to the 8th most
populated county in the state.
Population growth in Weld County is projected to
an average compounded growth rate of 1.9 percent
a year through 2010. This growth rate is slightly
higher than the annual compounded growth rate of
1.65 percent projected for the State.
A review of the historical and future projections of
the population growth in Weld County reveals a
steady increase in the total population every decade
from 1900 to 2010, except 1930 to 1940. The
population density per square mile increased from
4 people in 1900 to 32 people in 1990 and is
projected by Colorado Division of local
government to increase to over 42 people per
square mile by 2010.
Figure 2. Population Distribution
Percentage Based
The Weld County median household income
decreased from $26,236 in 1980 to $25,642 in
1990. (The Census defines a family as two or more
related people living together by blood, marriage or
adoption. A household can consist of a single
individual. Families have more earners, on
average, than households). The median family
income for 1990 increased for the state by (1.7%)
to $35,930 however, for Weld County it decreased
by (1%) to $30,800. Lower educational attainment
levels coupled with a surplus of lower skilled,
younger workers may explain the disparity between
the state and Weld County 1990 family income
figures.
Just as the median household size for the State of
Colorado has declined over the past two decades.
The median household size in Weld County
decreased from 3.0 to 2.8 between 1970 and 1980.
In 1980 the Weld County median household size of
2.7 followed state trends. The Weld County 1990
overall median household size of 2.8 grew slightly,
1-8
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INTRODUCTION
however the owner -household size decreased to a
median household size of 2.5 persons.
Historically, Weld County has been considered an
agricultural county; however, only 37.9% of the
County land area was considered by census
definition to be agricultural in 1990. Weld County
has been classified by Colorado State University
and Colorado Department of Agriculture as one of
the 11 farm important counties in the state, that is,
10 to 20 percent of the 1987 labor and proprietor
income was derived from farming. While Weld
County has a diversified economic base, the core
economic activity continues to be agriculture. The
base is further enhanced by major employers
agencies. The private sector maintains 82.98% of
the total employment, and Weld County hosted a
1993 unemployment rate of 4.1%.
1-9
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INTRODUCTION
TABLE 2. EXISTING 1995 LAND USE IN WELD COUNTY
LAND CATEGORY
Agricultural Research
Farmland
Forest Service
(primarily Pawnee Grasslands)
Urban -Type Development
Commercial
Industrial
Residential (Subdivision)
Wildlife
Other
Uncatagorized* *
Total County Acres
ACRES PERCENTAGE
500
2,086,292
03
81.0
193,060 8.0
9,980
2,168
8,184
2,228
200,301
59,757
.4
.09
.3
.09
7.0
2.3
2,562,560 *100
* Rounded
** River bottom, roadways, geographical features
Sources:
1. Colorado Division of Local Government - Demographic Section
2. Estimates Sand Projections of Total Population for Colorado Counties 1900-2000
1900. Denver, Colorado.
3. Weld County Planning Department - 1995
1-10
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INTRODUCTION
TABLE 3. NUMBER OF ACRES IN MUNICIPALITIES IN WELD COUNTY
TOWN
ACREAGE
Ault
395
Brighton
269.87
Broomfield
941
Dacono
999.16
Eaton
611.46
Erie
1,185.88
Evans
1,778
Firestone
803.24
Fort Lupton
2,360.61
Frederick
2,426.78
Garden City
85
Gilcrest
448
Grover
293.53
Greeley
17,966
Hudson
267.57
Johnstown
281.5
Keenesburg
333.99
Kersey
242.89
La Salle
344.35
Lochbuie
381.72
Longmont
160
Mead
435.74
Milliken
2,627.81
New Raymer
356.04
Northglenn
623
Nunn
640
Pierce
390
Platteville
421
Severance
148
Thornton
69.55
Windsor
3223.45
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INTRODUCTION
TABLE 4. WELD COUNTY POPULATION BY MUNICIPALITIES
1980
WELD COUNTY 123,438
Ault 1,056
Brighton(MCP) -
Broomfield(MCP) -
Dacono 2,321
Eaton 1,932
Erie (MCP) 1,231
Evans 5,063
Firestone 1,204
Fort Lupton 4,251
Frederick 855
Garden City 123
Gilcrest 1,025
Greeley 53,006
Grover 158
Hudson 698
Johnstown 1,535
Keenesburg 541
Kersey 913
LaSalle 1,929
Lochbuie 895
Longmont (MCP)
Mead 356
Milliken 1,506
New Raymer 80
Northglenn(MCP)
Nunn 295
Pierce 878
Platteville 1,662
Severance 102
Thornton -
Windsor 4,277
Unincorporated 35,542
1990
131,821
1,107
17
4
2,228
1,959
1,244
5,877
1,358
5,159
988
199
1,084
60,454
135
918
1, 579
570
980
1,803
1,168
456
1,605
98
324
823
1,515
106
5,062
33,001
1993 (Estimates)
137,621
17
6
2,298
2,055
1,319
6,122
1,397
5,316
1,028
205
1,121
63,109
139
959
1,636
605
1,015
1,855
1,204
484
1,661
101
10
334
853
1,570
105
5,396
34,518
Sources: Colorado Division of Local Government - Demographic Section. November 1994. Colorado
Population Projections.
NOTE: Municipality estimates have been rounded to the nearest whole number.
MCP. Only those portions located within Weld County.
1-12
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INTRODUCTION
THE WELD COUNTY ECONOMY
The Weld County economy is passing through two
major changes now, and these changes will set the
foundation for our future economy. One of these
changes is a change of our economic base away
from agriculture and natural resource extraction
toward an economy that is based more on
manufacturing and services. The second major
change deals with our national change from an
economy based on inflation to one based on
deflation. No doubt, inflation will return in the
future, but in the past few years, now, and for a
short time in the future deflation was, is, and will be
the problem.
Selected Economic Indicators
Population, employment, unemployment, personal
income, and earning by industry can be used to
show where our economy has come from, where it
is, and where it could be headed.
County Residential Population
1970 1980 1990
89,797 123,438 131,821
As the population increases the number of available
workers also expands. Between 1986 through 1993
Weld County has seen a noticeable increase in
selected employment categories:
Mining
Manufacturing
Trade
Fire
Services
Government
Despite the increase in population growth and new
jobs developed there is still an undersupply of
workers for fiscal year 1994 in selected
employment categories: drafters, surveyor
assistance, environment assistants, service workers,
farm workers, and construction industry workers.
1-13
In 1987, the Weld County unemployment rate was
more than 10% and since this time there has been a
steady decrease in unemployment rates. In 1993
the Weld county labor force was composed of
70,570 workers of these 5.6% were unemployed.
However, in 1994 the number of workers jumped to
77,380 workers while the unemployment rate fell to
5.0% . (Source: Colorado Department of Labor
and Employment, 1994).
In 1990 the labor force in Weld County was
divided between different industries as follows:
(Figures 3 and 4)
Manufacturing
Wholesale and retail
Professional and related services
Agricultural and mining
Government
Self-employed
(Source: Colorado Department of Labor and
Employment, 1994).
Figure 3. Employment by Section 1994
Mining (includes oil and gas) 1,061
Construction 2,978
Manufacturing 9,943
Transportation 2,045
Wholesale Trade 3,229
Retail Trade 8,445
Finance, Insurance, Real Estate 2,191
Services 10,997
Government 8,830
Misc, Agricultural Services 1 525
Total Non -Farming
Fanning
All Industries Total
46,595
6286
52,881
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INTRODUCTION
Figure 4. Weld County Average Annual Figure 5. Earnings by Industry 1992
Employment
(Source: Colorado Division of Local Affairs,
November, 1994.)
During the last decade, gains in personal income in
Colorado and Weld County have been above the
national average. According to the U.S. Bureau of
Economic Analysis, per capita income increased by
10.9 percent. Leading sources of household income
included agriculture, manufacturing, small
manufacturing, and education. The wage gap
between Weld County and the State appears to be
decreasing somewhat. In 1992, the average annual
wage for Coloradans in the all industries category
was $25,041, for this same time Weld County's All
Industry rate was $22,170. The 1992 wage gap was
87.09% however in 1993 this rate fell to 86.36%
representing $25,681 and $22,179 respectively.
1-14
Agricultural $26,209
Mining 39,400
Construction 127,676
TCPU 86,811
Manufacturing 322,574
Wholesale Trade 111,871
Retail Trade 125,224
Fire Protection 67,269
Services 287,539
Government 227,214
Fanning 190,716
Nonfarming 1,421,787
Agriculture includes income to wage and salary workers.
Farming includes income to farmers
(Source: United States Bureau of Economic Analysis)
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INTRODUCTION
EXISTING LAND USE
The way land is presently used is one of the most
important considerations in land -use planning.
Most existing development continues into the
future and has a strong influence on the pattern of
development and land use in the County. The
existing land -use pattern has been created through
the process of early settlement and economic
development. From the beginning of settlement in
Weld County, economic activities have centered on
agriculture. Trade centers were established to
provide goods and services to those engaged in
farming activities. Transportation routes and
facilities were developed to move goods and
people, and to facilitate economic development.
Increases in urban -type uses will bring about
decreases in the land area dedicated for farmland.
The percentage of urban -type land use is not as
significant as the pattern of use. A dispersed
pattern of urban type land uses make large scale
agricultural operations difficult.
Throughout the history of Weld County, population
and economic growth required the development of
previously undeveloped land. Future growth will
require continued urban land area expansion within
municipal urban growth boundary areas as well as
small amounts of rnral area development. Much of
this expansion will, as it has in the past, require the
conversion of land categorized as farmland to urban
uses. The intent of efficient land use planning in
Weld County is to, when possible, minimize the
impact of development on agricultural lands.
FUTURE LAND USE
Through the comprehensive planning process, all
types of costs associated with development
(including economic and environmental) can be
reviewed. An urbanization pattern created without
knowledge of future surrounding land uses is likely
to lack some essential ingredients of long term
desirability. Without preparation for future land -
use patterns, it is difficult to anticipate locations for
schools, parks, and traffic circulation systems that
1-15
will not require additional improvements each time
someone with vacant land decides to develop. The
costs of such additional improvements and the
limitations of existing improvements lessen the
development opportunities for adjacent landowners.
To achieve the desired objective of urban
expansion, the Comprehensive Plan promotes
controlled or orderly urban expansion in relation to
the existing and future land use patterns and
establishes minimum guidelines for urban -type
growth within the County.
Urban sprawl develops when an orderly pattern for
growth and development cannot be achieved.
Higher costs are incurred both initially and
ultimately in providing public services to a sprawl
growth area. Often, scattered development requires
the extension of services through vacant areas.
Extension of services through these vacant areas
creates an under utilization of services, which
contributes to higher service costs for all Weld
County citizens. In addition to the economic
considerations associated with urban development
patterns, there is also the problem of competition
and conflict between urban and rural land use
interests. All of the 31 municipalities in Weld
County are surrounded by farmland. As urban
areas continue to expand, these resource lands are
either directly converted to urban uses or are
adversely influenced due to inherent conflicts
between rural and urban activities.
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AGRICULTURE
The State of Colorado is one of the most
agriculturally productive states in the nation and
Weld County is one of the most productive
agricultural counties in Colorado and accounts for
18% of the States 3 million acres of irrigated
farmland. The soil, topography, and irrigation
system support this extensive agricultural industry.
Weld County's significant amount of irrigated and
non -irrigated farmland produces a wide variety of
crops.
Crops produced in Weld County are onions, sugar
beets, pinto beans, potatoes, corn, alfalfa, wheat,
carrots barley and sorghum, in addition to other
speciality crops. Many of the crops are utilized
locally in the large livestock industry. For
example, most of the corn grown in the area, both
silage and grain, is used for feed at commercial
feedlots, farm feedlots, and dairies. Significant
numbers of sheep, swine and turkeys also use the
feed crops from the area. A summer fallowing
rotation program is practiced on the non -irrigated
farmland. Summer fallowing is necessary to store
enough moisture for sustained high yields.
Water is delivered to farmland through some of the
largest and most complex reservoir and irrigation
ditch systems in the world. The primary system is
the Colorado Big Thompson project which makes
water available from Colorado's Western Slope. In
addition, shallow and deep wells made possible by
the existence of deep broad aquifers are productive
sources of irrigation water. The development of
these resources and features has made agriculture
an important industry in Weld County since the
founding of the Greeley Union Colony in 1870.
UNDERSTANDING THE AGRICULTURAL
INDUSTRY AND ITS BENEFITS
The agricultural industry in Weld County is a
complete farm and food system. This system
begins with growing and raising farm produce and
ends as a product ready for purchase by consumers
2-1
after it has been processed and transported to the
market place.
The following areas have a role in the County's
farm and food system:
There are approximately 3,100 operators of
livestock, poultry, vegetable, fruit, nursery,
and grain farms located in the County.
2. The many who offer products and services
for farms. Examples of these local
industries are fertilizer and chemical
product companies, suppliers of feed,
grain, livestock, and poultry, implement
dealers, energy and petroleum product
companies, well, pump, and irrigation
companies, veterinarians, aerial crop
sprayers, farm laborers, commercial
lending institutions, insurance and
transportation industries.
Those who purchase products grown and
raised on farms for manufacturing,
processing, and distribution. Examples of
these local industries are meat, egg, dairy
and vegetable processing and distributing
facilities, and bakeries.
4. Grocery stores and other food retailers.
5. Restaurant and other food catering
businesses.
Farming is an important element in the Weld
County economy. The market value of agricultural
products and the chain of purchases related to
agricultural production contributes significantly to
the County's economy. Every dollar that the farmer
spends to increase agricultural production creates
additional dollars spent on activities related to
production. For example, activities such as
livestock processing will require purchases of
feeder cattle, breeding stock, feed, water,
machinery, fuel, labor, transportation, government
services, and capital (banks and savings and loans).
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Food processing and related products contribute
significantly to the manufacturing economy of
Weld County. There are additional impacts to other
areas of the economy such as retail and wholesale
trade and transportation services.
Croplands in the agricultural district also provide
natural open -space areas. A principal benefit
derived from open space is relief from more intense
urban uses conducted in a municipality. Open -
space buffers help maintain a sense of rural identity
and diversity. These buffers also allow
communities to maintain separate identities, while
preserving productive farmland.
As a secondary benefit, farmland preservation helps
to maintain natural systems and natural processes.
These include the preservation of wetlands, small
watersheds, aquifer recharge areas, flood plains,
and special wildlife habitats. While farming has the
potential to damage sensitive natural areas and
processes, farming can and should be a completely
compatible use. Most farming operations arc
sensitive to these natural systems and processes and
may even enhance them.
Concerns of Farming as an Industry
Most of the County's first citizens were cngaged in
farming activities. During this time it was
necessary for farming operations and the
community to be in close proximity. Because of
these settlement patterns of the County's first
citizens, and because these areas have proven
attractive as sites for expanding communities, some
of the most highly productive agricultural land
borders urban population centers. As municipalities
continue to grow, their expansion encroaches on
farm operations. According to (1994) statistics
provided by the state demographer, the population
in Weld County is expected to grow 15.7 percent
from 1990 to 2000 indicating that the competition
for land will continue.
The pressure to use land for other than agricultural
purposes is the result of complex private and public
decisions. Residential and commercial
development, and location of highway and
infrastructure are examples of uses which have a
powerful impact on whether or not agricultural land
will be converted to other uses.
Tension between farming and nonfarming uses is
occurring from restrictions on normal farming
practices in areas encroached upon by residential,
commercial, and industrial uses. Many of the
problems stem from unrealistic expectations of
those seeking a rural lifestyle.
It is important that Weld County representatives
and officials recognize their role in reducing the
conflicts between agricultural uses and residential,
commercial, and industrial uses. Farmers and
developers depend upon the consistent
interpretation and administration of the
Comprehensive Plan, Zoning, and Subdivision
Ordinances. Using these documents to make
consistent land -use decisions reinforce the
usefulness as an information and decision making
tool on land -use decisions made by private parties
as well as public officials.
Weld County Agricultural Goals and Policies have
been developed to support and preserve the
agricultural industry and farming activities. These
goals and policies also address the county's
responsibility to manage, accommodate, and ensure
that adequate public services are available for
residential, commercial, and industrial growth that
is expected to occur.
Agricultural Goals and Policies:
A. Goal 1.
Preserve prime farmland for
agricultural purposes which foster the
economic health and continuance of
agriculture.
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A.Policy 1.
Agricultural zoning will be established and
maintained to protect and promote the
County's agricultural industry.
Agricultural zoning is intended to preserve
prime agricultural land and to provide
areas for agricultural activities and uses
dependent upon agriculture without the
interference of incompatible residential,
commercial, and industrial land uses.
The availability of a consistent supply of
clean water must exist in order to have
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 Agricultural, Soil
Conservation Services [Special Series 17].
January 1980: additional supplements).
A.Policy 1.1
The County should consider various
methods of agricultural land preservation
techniques.
Weld County Prime Farmland Definition
The availability of a consistent supply of clean
water must exist in order to have prime farmland.
Prime and prime if irrigated lands fall into upper
capability classes as defined by the Soil
Conservation Service and Colorado State
University Cooperative Extension Service and
should be protected equally if irrigation water is
available and they are located within a reasonable
distance of water delivery structures.
Weld County Non -Prime Farmland Definition
Non -prime farmland is low capability land that is
not considered important land for food production.
It may be composed of poorer soils prone to erosion
or may have topographical limitations such as
slopes or gullies.
A.Goal 2
Allow commercial and industrial uses
that are directly related to or dependent
upon agriculture to locate within
Agricultural zoning when the impact to
surrounding properties is minimal, and
where adequate services and
infrastructure are available.
A.Policy 2.
Agricultural businesses and industries will
be encouraged to locate in areas that
minimize the removal of prime agricultural
land from production. Agricultural
business and industries are defined as those
which are related to ranching, livestock
production, farming, and agricultural uses.
A.Goal 3.
Discourage residential, commercial, and
industrial development which is not
located adjacent to existing incorporated
municipalities.
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AGRICULTURE
A.Policy 3.
Conversion of agricultural land to
residential, commercial, and industrial
development will be discouraged when the
subject site is located outside of a
municipality's comprehensive plan area,
urban growth boundary area, or 1-25
mixed -use development area and activity
centers. This policy is intended to promote
conversion of agricultural land in an
orderly manner which is in harmony with
the phased growth plans of a municipality
and the County. It is further intended to
minimize the incompatibilities that occur
between uses in the agricultural district and
districts that allow urban -type uses. In
addition, this policy is expected to
contribute to minimizing the costs to Weld
County taxpayers by providing additional
public services in rural areas for uses that
require services on an urban level.
A.Policy 3.1
If it is determined that public facility or
service improvements or maintenance are
required by a development, the developer
will be required to pay for the costs of the
public facility and service improvements
and maintenance. The methodology for
compensation shall be determined during
the land use application review process.
The developer shall submit the following:
A.Policy 3.1.1
Information which accurately identifies all
users of the infrastructure improvements
and maintenance;
A.Policy 3.1.2
A proposal which equitably distributes the
costs of infrastructure improvements and
maintenance by user share;
A.Policy 3.1.3
A proposal that identifies the appropriate
time that infrastructure improvements and
maintenance charges should be applied;
and
A.Policy 3.1.4
A municipality's adopted comprehensive
plan goals and policies will be considered
when an agricultural business is proposed
to be located within an urban growth
boundary area.
A.Goal 4.
Provide a mechanism for the division of
land which is agriculturally zoned. The
intent of this goal shall be to maintain
and enhance the highest level of
agricultural productivity in Weld
County.
A.Policy 4.
Applications for the division of land which
is zoned agricultural shall be reviewed in
accordance with all potential impacts of the
division on the agricultural community.
The criterian shall include but not be
limited to:
A.Policy 4.1
Soil Classifications;
A.Policy 4.1.2
Agricultural productiveness of the site;
A.Policy 4.1.3
Availability of existing infrastructure and
utilities;
A.Policy 4.1.4
The level of development associated with
the site;
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AGRICULTURE
A.Policy 4.1.5
Utilization of existing housing stock;
A.Policy 4.1.6
Feasibility for continued farm production
on the site;
A.Policy 4.1.7
The fiscal impacts on Weld County; and
A.Policy 4.1.8
Utilize techniques such as easements,
clusters, building envelopes and setbacks
to minimize the impacts on surrounding
agricultural land when conversion to
another use occurs.
A.Goal 5.
The extraction of mineral resources
must preserve or minimize the impact on
prime agricultural land.
A.Policy 5.1
Weld County encourages oil and gas
drilling activities to be coordinated with
seasonal production schedules; and
A.Policy 5.2
When feasible, existing service roads shall
be utilized to provide access for oil and gas
activities.
A.Goal 6.
Public facilities and services such as
sewer, water, roads, schools, and fire and
police protection must be provided and
developed in a timely, orderly, and
efficient manner to support the
transition of agricultural land to urban
development. The expansion of public
facilities and services into
predominantly rural agricultural areas,
when the expansion conflicts with other
existing goals and policies, will be
discouraged. In evaluating a land -use
application, Weld County
representatives and the applicant will
consider the public facilities and services
goals and policies.
A.Policy 6.
Weld County will encourage developers
and utility providers to deliver urban
services prior to development.
A.Goal 7.
Protect agricultural land from
encroachment by those urban uses which
hinder the operational efficiency and
productivity of the agricultural uses.
A.Policy 7.
Weld County recognizes the "right to
farm". In order to validate this recognition
Weld County has established an example
covenant which should be incorporated on
all pertinent land use plats.
A.Goal 8.
Water currently associated with a farm
or rural unit of land should be retained
for agricultural uses.
A.Policy 8.
Policies which discourage the out of basin
transfer of water will be incorporated into
Weld County Ordinances.
A.Goal 9.
Conversion of agricultural land to
residential, commercial, and industrial
development shall be discouraged when
located outside of a municipal urban
growth boundary, or the I-25 Mixed Unit
Development Area and specified
activities centers. If development is
proposed outside these areas the
developer will demonstrate how the
adjoining agricultural land will not be
affected.
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AGRICULTURE
A.Policy 9.
These provisions arc intended to
discourage the development of prime
agricultural land and allow for orderly
growth within established growth
boundaries.
A.Goal 10.
The minimum lot size of parcels in the
Agricultural zone district shall remain at
80 acres to encourage parcels large
enough to retain viable farming
operations or to accommodate modern
agricultural equipment and irrigation
practices. Lots of lesser size are not
generally practical to farm due to large
scale management practices existing
today.
q+ydli�illj�j��IIyl �y���l�'l,Ji�tTry �41i 1p'�fi Iwdi�', lil
4�lh.tl uh'6'�"�`�W�'i,��lulv�� w�4 ��„
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URBAN DEVELOPMENT
Population and economic growth will create a
demand for conversion of land to urban uses. The
urban development goals and policies are designed
to plan for this anticipated growth by directing
urban uses to where urban services exist or can
more easily be provided, i.e., to existing
municipalities and the I-25 Mixed Use
Development area. The County recognizes that it is
appropriate for its municipalities to plan for growth
at their current boundaries and in the surrounding
areas. To accomplish this the County and the
municipalities should cooperate in joint planning
efforts to achieve a consistent vision. The urban
development section addresses the preservation of
agricultural land by encouraging efficient
development and discouraging urban sprawl. These
goals and policies reflect a basic commitment to
conserving natural and managed resources while
directing growth and enhancing economic
development through efficient use of infrastructure.
Urban Growth Boundaries
Efficient and orderly land development and the
preservation of agricultural land require that urban
type development take place in or adjacent to
existing municipalities. Development is
encouraged within municipal boundaries where
public services such as water, sewer and fire
protection are available.
Development adjacent to municipalities is
appropriate if municipal services can be extended to
serve the area, and if the town wants to expand in
that location and manner. Orderly development in
the area surrounding a municipality requires
coordination between the County and the
municipality. This coordination is achieved by
three methods: the three mile referral,
intergovenunental urban growth boundary
agreements, and the standard 1/2 mile urban growth
boundary.
URBAN GROWTH BOUNDARIES
Weld County in conjunction with state statutes
refers land use proposals for review and comment
to any jurisdiction within three miles of the site of
the proposed change. The municipality is given an
opportunity to comment, and the comments are
considered by the Planning Commission and the
County Commissioners when they vote on the
proposed land use change. Regardless of any other
agreements between a municipality and the County
for growth and service areas, the County will
continue to make the three mile referrals.
The intergovernmental urban growth boundary
agreement is by far the best tool for coordinating
development at the municipality/county interface.
In the spring of 1994, County Commissioners
began contacting each municipality and challenged
them to establish their own tailor-made growth
areas. Believing each community can and should
direct its own growth, the Commissioners imparted
three criteria to guide the municipalities:
1. Growth should pay for itself in terms of
initial costs, and in the long range, through
good design and functional efficiency.
2. Annexation patterns should directly
correlate with municipal service areas.
Infill of communities is a far more efficient
use of land than urban sprawl.
When growth at the municipality/county level is
not coordinated, some of the problems that can
occur include roads that don't tie into each other,
inconsistent engineering standards, the provision of
municipal services by a hodge-podge of special
districts, and the most obvious problem of
incompatible adjacent uses. Besides addressing
these problems, the urban growth boundary
agreement can be used to preserve open space
corridors between towns or to protect important
wildlife habitat, natural and scenic areas.
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URBAN GROWTH BOUNDARIES
When a municipality and the County enter into an
urban growth boundary agreement, the County
agrees to abide by the municipality's vision for
future development in the area. New development
and rezoning will not be approved by the County
unless it is consistent with the municipality's long
range plan. Likewise, the municipality agrees to
limit its expansion to the defined areas where it
plans to provide municipal services. It is
understood that urban growth is an ongoing process
and urban growth boundary agreements will be
subject to revision as needed.
In the absence of an urban growth boundary
agreement, the County recognizes a standard urban
growth boundary. This is a one-half mile perimeter
from the existing public sanitary sewer facilities.
The definition of facilities is limited to public sewer
lines in place at the time of adoption of this
Ordinance. The perimeter will be modified if it is
apparent that physical boundaries prevent the
extension of sewer service. Inside the municipal
service area boundary, urban type uses and services
are planned and annexation is encouraged.
Urban Growth Boundaries Goals and Policies
UGB.Goal 1
Weld County will encourage and assist
each municipality in establishing an
intergovernmental urban growth
boundary agreement.
UGB.Policy 1
Weld County recognizes that
municipalities can and should plan their
own futures in terms of the nature and rate
of growth;
UGB.Policy 1.1
Revise intergovernmental agreements as
required by changing conditions.
UGB.Goal 2
Concentrate urban development in or
adjacent to existing municipalities or the
I-25 Mixed Use Development Area and
maintain urban growth boundary areas
that provide an official designation
between future urban and non -urban
uses.
UGB.Policy 2
Land use development proposals within an
urban growth boundary area will be
determined according to the procedure set
forth in an intergovernmental agreement
between the County and the municipality.
In the absence of an intergovernmental
agreement, land use proposals in urban
growth boundary areas shall be encouraged
if they conform to the intent of the
municipality as expressed in its
comprehensive plan or by its land -use
decision making body.
UGB.Policy 2.1
Individuals making initial contact with the
County regarding land use development
should be informed of the policy of
directing growth to, or adjacent to,
municipalities and the 1-25 MUD; and
UGB.Policy 2.2
Until intergovernmental agreements are in
place, urban growth boundaries will be
defined as a one half mile perimeter around
the existing public sanitary sewer facilities.
UGB.Goal 3
The County and municipalities should
coordinate land use planning of urban
growth boundary areas, including
development policies and standards,
zoning, street and highway construction,
open space, public infrastructure and
other matters affecting orderly
development.
UGB.Policy 3
The County may consider approving a land
use development within an urban growth
boundary area, in the absence of an
intergovernmental agreement, if all of the
following criteria are met:
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UGB.Policy 3.1
The adjacent municipality does not consent
to annex the property or annexation is not
legally possible;
UGB.Policy 3.2
The proposed use, including public facility
and service impacts, is compatible with the
County's Comprehensive Plan and with
other urban type uses;
UGB.Policy 3.3
The proposed use is consistent with the
adjacent municipality's comprehensive
plan;
UGB.Policy 3.4
The finding of the land use decision
making body and the town board or
council of the adjacent community is
favorable towards the proposed use;
UGB.Policy 3.5
Public services are provided to the
proposed site with maximum efficiency
and economy. The applicant must submit
financial data and analysis on direct and
indirect public service impacts, including
those on roads, schools and public safety.
Data on public costs and potential revenue,
demonstrate that the proposed use is
economically neutral or beneficial to the
County;
UGB.Policy 3.6
If public facility or service improvements
are required by a development, and will not
be provided by the adjacent municipality,
the developer will pay these costs initially.
A method of reimbursement for these costs
will be determined in the land use
application review process. The method of
reimbursement will depend upon the
following information, which the
developer must supply;
UGB.Policy 3.7
Identification of all current and future
users of the public facilities or services;
UGB.Policy 3.8
A proposal to equitably share these costs
among users; and
UGB.Policy 3.9
A time schedule for apportionment of the
charges among users and reimbursement to
the developer.
UNINCORPORATED COMMUNITIES
Weld County's rural areas contain a number of
small unincorporated residential communities that
are surrounded by agricultural districts and
agricultural uses. These communities provide
housing for those employed in agricultural and
other industries. The communities also serve as
small commercial centers to the surrounding farm
areas.
With few exceptions, these settlements have had
little or no growth since their inception. Substantial
population growth is not anticipated in these
communities due to the lack of community water
and/or sewer facilities and because of their remote
locations. These settlements will probably continue
to function as small rural centers serving the needs
of the surrounding rural population.
Unincorporated Community Goals and Policies
UC.Goal 1
Assure proper location and operation of
compatible land uses by maintaining
land -use regulations within
unincorporated communities.
UC.Policy 1
Expansion of existing unincorporated
communities will be based on the
following criteria:
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UC.Policy 1.1
Urban growth boundary goals and policies
shall apply in reviewing land -use
applications which are adjacent to or
propose to expand existing unincorporated
communities; and
UC.Policy 1.2
Additionally, any goals and policies
adopted for a particular type of
development will also be used for review
and evaluation. For example, the planned
unit development goals and policies would
also apply when reviewing a planned unit
development application adjacent to an
unincorporated community.
UC.Goal 2
Maintain the rural character of these
settlements.
UC.Goal 3
Accommodate new development
primarily through infill of existing
vacant platted lots.
UC.Goal 4
Maintain urban growth boundary areas
that provide an official definition
between future urban and agricultural
land uses.
INDUSTRIAL DEVELOPMENT
Industrial development is typically oriented toward
transportation facilities and is located where traffic,
noise, air and visual pollution conflicts with
residential, commercial, and agricultural uses are
minimal. It is the County's intent to accommodate
industrial development proposals in accordance
with the urban growth boundary and I-25 mixed -
use development and activity center goals and
policies. Land zoned for industrial use is found in
almost every municipality in the County. This
dispersed pattern allows for local job opportunities.
Industrial Goals and Policies
I.Goal 1
Encourage the expansion and
diversification of the industrial economic
base.
I.Goal 2
Accommodate new industrial
development within planned industrial
areas.
I.Goal 3
Ensure that adequate and cost effective
services and facilities are available.
I.Goal 4
Promote industrial development that is
appropriately located in relation to
surrounding land uses, and that meets
necessary environmental standards.
I.Policy 4
Proposed industrial development or
expansion of existing industrial uses shall
meet federal, state, and local environmental
standards. In addition, the criteria for
evaluation will include, but not be limited
to, the effect the industry would have on:
1.Policy 4.1
The natural environment, including air,
water quality, natural drainage ways, soil
properties and other physical
characteristics of the land;
I.Policy 4.2
The compatibility with surrounding land -
use in terms of: general use, building
height, scale, density, traffic, dust, and
noise;
I.Policy 4.3
The access between public roads and the
proposed industrial development or
district. The land -use applicant will
demonstrate to the satisfaction of the
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Board of County Commissioners, that the street or
highway facilities providing access to the property
are adequate in size and quality to meet the
requirements of the proposed district or
development. Internal road circulation, off-street
parking, acceleration lanes, deceleration lanes,
common access collection points, signalization, and
other traffic improvements shall be required
wherever necessary to mitigate traffic impacts
caused by the development. Applications for
industrial development shall also be reviewed in
accordance with all applicable Weld County
Comprehensive Plan Goals and Policies;
I.Policy 4.4
Encourage development that is sensitive to
natural patterns and suitabilities of the
land; and
I.Policy 4.5
Visual and sound barrier landscaping shall
be required to screen open storage areas
from residential uses or public roads.
I.Goal 5
Achieve a well balanced, diversified
industrial base in order to provide a
stable tax base and to provide a variety
of job opportunities for Weld County
citizens.
I.Policy 5
An application for industrial development
within a municipality's urban growth
boundary area shall be reviewed in
accordance with the urban growth
boundary and industrial goals and policies.
I.Goal 6
New development should pay its own
way.
I.Policy 6
An application for industrial development
within or adjoining an unincorporated
community
accordance
community
policies;
shall be reviewed in
with the unincorporated
and industrial goals and
I.Policy 6.1
An application for industrial development
within an area designated for agricultural
use and located outside of an area as an
Urban Growth Boundary Area shall be
reviewed in accordance with the
agricultural and industrial goals and
policies;
I.Policy 6.2
A good working relationship between the
public and private sectors is essential. The
County should continue its support of
organizations which foster this
relationship; and
I.Policy 6.3
Provide mechanisms whereby new
development pays for the additional costs
associated with those services demanded
by new growth. These services may
include but are not limited to police and
fire protection, school site acquisition,
increased road maintenance, road
construction or expansion, emergency
services, the extension of utilities, and the
increased demand or need for open space
and other services provided by local
governments.
COMMERCIAL DEVELOPMENT
The urban growth boundaries and the I-25 mixed
use development corridor are the areas intended to
accommodate commercial development.
Commercial development will occur in the urban
growth boundary as a result of municipal growth
and the utilities, public facilities, and services
planned in the future. The I-25 mixed use
development area has also been the focus of capital
improvements and services, primarily through the
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planned in the future. The I-25 mixed use
development area has also been the focus of capital
improvements and services, primarily through the
creation of special districts.
Commercial Goals and Policies
C.Goal 1
Encourage the expansion and
diversification of the commercial
economic base.
C.Goal 2
Ensure the compatibility of commercial
land uses with adjacent land uses.
C.Goal 3
New development should either be
located in areas free of natural hazards,
such as wildlife, geologic hazards, floods
and high winds, or be designed to
mitigate the hazards.
C.Policy 2
Applications for commercial development
within a municipality's urban growth
boundary area shall be reviewed in
accordance with the urban growth
boundary and commercial goals and
policies;
C.Policy 2.1
Applications for commercial development
shall be reviewed according to all
applicable Comprehensive Plan goals and
policies;
C.Policy 2.2
Applications for commercial development
within an area designated for agricultural
uses shall be reviewed in accordance with
agricultural and commercial goals and
policies;
C.Policy 2.3
New commercial development should
demonstrate compatibility with existing
surrounding land use in terms of: general
use, building height, scale, density, traffic,
dust, and noise; and
C.Policy 2.4
Neighborhood commercial uses will be
allowed in residential areas. These
commercial uses will consist only of
neighborhood oriented business.
Commercial uses that service a greater area
than the neighborhood and create
undesirable impacts, such as increased
vehicular traffic, are not considered
appropriate in residential neighborhoods.
C.Goal 3
Ensure that adequate public services and
facilities are available to serve the
commercial development or district.
C.Policy 3
The land -use application will demonstrate,
to the satisfaction of the Board of County
Commissioners, that the street or highway
facilities providing access to the property
are adequate in width, classification, and
structural capacity to meet the
requirements of the proposed district or
development. Access between public
roads and the proposed commercial
development or district shall be granted
only after consideration is given to the land
uses and traffic patterns, in the area of
development and the specific site. Internal
road circulation, off-street parking,
acceleration and deceleration lanes,
common access collection points,
signalization, and traffic improvements
shall be required wherever necessary to
mitigate traffic impacts caused by the
development.
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COMMERCIAL
C.Goal 4
Recognize the impact of new
development on the natural environment
and develop measures to mitigate these.
C.Policy 4
Require environmentally sensitive designs
for development that preserves desirable
natural features, create favorable space for
wildlife, and minimize pollution;
C.Policy 4.1
Promote efficient utilization of water
resources;
C.Goal 5
Ensure maintenance of a quality
commercial environment which is free of
unsightly materials including inoperable
vehicles, unscreened outdoor storage of
items, refuse and litter.
C.Policy 5
Commercial developments shall be
designed in a manner which minimizes
pedestrian/vehicle conflicts, negative
visual impacts, and creates an awareness of
the natural environment.
C.Goal 6
Encourage the infill of existing
commercial developments and provide
an environment which supports growth
for existing business.
C.Policy 6
A good working relationship between the
public and private sectors is essential. The
County should continue its support of
organizations such as EDAP to foster this
relationship.
3-7
RESIDENTIAL DEVELOPMENT
The urban growth boundaries and the I-25 mixed
use development area are intended to accommodate
residential development. The Zoning Ordinance
identifies low, medium, and high density residential
uses. These three designations recognize
differences among residential environments. The
intent is to establish residential areas which reflect
particular life style choices, including dwelling unit
type, density, environmental setting, and
convenience levels.
Supporting utilities and public services and related
facilities arc essential to any residential
development. Recognition of this has led the
public sector to require that residential
development be accompanied by provisions for
adequate facilities and services. The fiscal
constraints upon Weld County government will not
permit indiscriminate development with no regard
for how such services and facilities will be
provided.
Residential Goals and Policies
R.Goal 1
Promote the development of affordable,
quality housing for all Weld County
residents.
R.Policy 1
Opportunities for multiple -family and
manufactured home developments shall be
provided to encourage lower -cost renter
and owner occupied housing;
R.Policy 1.1
Affordable housing developments should
be located within a reasonable walking
distance to shopping, schools, and parks,
or have access to public transportation;
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PLANNED UNIT DEVELOPMENT
R.Policy 1.2
Affordable housing developments for
senior citizens should locate within a
reasonable distance of community centers,
parks, and shopping areas, or where
transportation services can be provided to
enable access to these activity areas; and
R.Policy 1.3
Affordable housing developments should
not be located in undesirable places such as
near railroad lines, industrial uses, or other
potential nuisance areas unless design
factors are included to buffer the
development from incompatible uses.
R.Goal 2
Ensure that adequate public services and
facilities are available to serve the
residential development or district.
R.Policy 2
The land -use applicant will demonstrate, to
the Board of County Commissioners, that
adequate sanitary sewer and public water
systems are available to all residential
development, and that the street or
highway facilities providing access to the
property are adequate in width,
classification, and structural capacity to
meet the requirements of the proposed
district or development. Access between
public roads and the proposed residential
development or district shall be granted
only after consideration is given to the land
uses and traffic patterns in the area of
development and the specific site. Internal
road circulation, off-street parking,
acceleration and deceleration lanes,
common access collection points,
signalization, and traffic improvements
shall be required wherever necessary to
mitigate traffic impacts caused by the
development;
3-8
R.Policy 2.1
Applications for residential development
shall be reviewed in accordance with all
applicable Weld County Land Use
criterion.
R.Goal 3
Promote efficient and cost-effective
delivery of public facilities and services
to residential development or districts.
R.Policy 3
Weld County shall encourage a compact
form of urban development by directing
residential growth to urban growth
boundary areas and to those areas where
urban services are already available before
committing alternate areas to residential
use.
R.Policy 4
All residential development proposals shall
be reviewed in accordance with all state
and federal standards including but not
limited to the requirements of the Clean
Water and Clean Air Acts.
R.Policy 5
New residential development should
demonstrate compatibility with existing
surrounding land -use in terms of: general
use, building height, scale, density, traffic,
dust, and noise.
R.Policy 6
Conservation of natural site features, such
as topography, vegetation, and water
courses should be considered in the project
design.
PLANNED UNIT DEVELOPMENT
The Planned Unit Development (PUD) is intended
as an alternative means for development by
allowing a departure from the standard land -use
regulations. When development is planned as a
unified and integrated whole. The PUD is not
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MIXED -USE DEVELOPMENT
intended to be used to circumvent or distort the
goals, policies, or requirements of the Weld County
Comprehensive Plan, Zoning and Subdivision
Ordinances. The objective of the PUD is to
encourage flexibility and variety in development.
Planned unit developments can benefit Weld
citizens by promoting more efficient use of land,
greater provision of open -space, and improved
aesthetics.
Planned Unit Development Goals and Policies
PUD.Goal 1
Maintain land -use regulations that allow
county officials to review development
proposals which combine uses by right
in two or more zone districts, or which in
some manner qualify as a planned unit
development according to the definition
on Page 7 in the Weld County
Subdivision Ordinance.
4 zoning district which includes an area
of land, controlled by one or more
landowners, to be developed under unified
control or unified plan of development for
a number of dwelling units, commercial,
educational, recreational, or industrial
uses, or any combination of the foregoing,
the plan for which may not correspond in
lot size, bulk, or type of use, density, lot
coverage, open space, or other restriction
to the existing land -use regulations"
(Subdivision Ordinance, Page 7, 1995).
PUD.Policy 1
An application for a planned unit
development within a municipality's urban
growth boundary area shall be reviewed in
accordance with the urban growth
boundary and planned unit development
goals and policies;
PUD.Policy 1.1
An application for a planned unit
development within or adjoining an
unincorporated community shall be
3-9
reviewed in accordance with the
unincorporated community and planned
unit development goals and policies; and
PUD.Policy 1.2
An application for a planned unit
development in areas designated for
agricultural use shall be reviewed
according with the agricultural and planned
unit development goals and policies.
PUD.Goal 2
Encourage creative approaches to land
development which will result in
environments of distinctive identity and
character.
PUD.Goal 3
Ensure that adequate public services and
facilities are available to serve the PUD
development or district.
PUD.Goal 4
Promote efficient and cost-effective
delivery of public facilities and services
to the P.U.D. or district.
PUD.Policy 4
A proposed planned unit development or
expansion of an existing planned unit
development shall be subject to the
following provisions or other adopted by
the Board of County Commissioners;
PUD.Policy 4.1
The design of a PUD shall insure
compatibility and harmony with existing
and planned uses on adjacent properties
and within the PUD. Design elements to
be considered include, but are not limited
to: general use, scale, density, architecture,
distance between buildings, building
setbacks, building height, street design,
traffic impacts, off-street parking, open -
space, privacy, screening, and landscaping;
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PUD.Policy 4.2
A planned unit development which
includes a residential use shall provide
common open -space free of buildings,
streets, driveways or parking areas. The
common open -space shall be designed and
located to be easily accessible to all the
residents of the project and usable for
open -space and recreation. Some planned
unit developments may not require
common open -space depending on their
type, style, and density;
PUD.Policy 4.3
The developer shall provide for perpetual
maintenance of all commonly shared land
and facilities. Weld County shall not bear
the expense or responsibility of
maintenance for any commonly shared
land or facilities within the planed unit
development;
PUD.Policy 4.4
Conservation of natural site features, such
as topography, vegetation, and water
courses shall be considered in the project
design; and
PUD.Policy 4.5
All new development shall comply with
the Transportation Section of this plan.
Access to properties shall preserve the
existing or future function of roads and
highways affected by the proposed
development. All development circulation
systems shall be designed so that it does
not disrupt highway travel. Traffic to be
generated by the proposed development
must conform to the recommendations of
the Weld County Engineering Department
and the Colorado Division of Highways.
Dedication and improvement of roads and
frontage roads may be required as a
condition of development.
3-10
The I-25 MIXED -USE DEVELOPMENT AREA
(I-25 MUD) AND URBAN DEVELOPMENT
NODE
The presence of an interstate and state highway
system and the external growth pressures from the
Longmont Metropolitan Area have created an
interest in land speculation, development, and
population growth in the I-25 M.U.D. area. Interest
in the area has already led to the creation of
facilities and utilities which attract development.
The infrastructure in the area exists at varying
stages of development, service capacity, and
efficiency.
The I-25 area provides a unique and challenging
opportunity for the establishment of an on -going
planning process in an area which is experiencing
increased growth and development. This district is
intended to be an area which will accommodate
most of the development which may occur as a
result of the planned infrastructure and services
existing and developing in the area. The district
allows residential, commercial, industrial, and
institutional uses to occur after they have been
reviewed and approved according to the planned
unit development (PUD) application process. The
PUD process is an approach which promotes
freedom, flexibility, and creativity. The increased
flexibility allows the landowner to work with site
constraints and land -use compatibility problems
with abutting properties.
Development in the I-25 M.U.D. area requires an
extensive system of services and facilities in order
to maintain a quality working and living
environment. It also requires careful consideration
of surrounding land uses and affected municipal
and county comprehensive plans in order to
promote desirable land uses while protecting
natural areas, and water quality.
Historically, the lack of an adequate sanitation
sewer system was a deterrent for development in
the area because the individual sewer systems
operating were not available for purposes of
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MIXED -USE DEVELOPMENT
expansion, and they had poor performance records
according to the Colorado Department of Health.
Furthermore, based on soil types and ground water
it is possible that the numerous septic tank and
leach field systems have contributed to the ground
water degradation and potential pollution in this
area. However, with the intervention of the St.
Vrain Sanitation System, a totally supported
sanitation system now allows a high quantity of
growth to exist and expand.
Domestic Water: Left Hand Water Supply
Company, Little Thompson Valley Water
District, Longs Peak Water Association,
and Central Weld County Water District;
Sanitation The St. Vrain Sanitation
District;
Gas: Public Service Company of
Colorado;
Telephone Mountain Bell;
Electric. Union Rural Electric Association;
School: St. Vrain (RE -1J);
Law Enforcement: Weld County Sheriffs
Department;
Fire: Mountain View Fire Protection
District;
Ambulance: - Tri-Town and Longmont;
and
Highway and Roads: - Colorado
Department of Transportation and Weld
County.
An Urban Development Node is a major
concentration of development that requires
appropriate infrastructure, well designed and
managed road access and high visibility. The
boundaries of these areas are identified as being
located within a 1/4 mile radius of these
3-11
intersections. The development standards in these
areas are based upon the impacts which urban
development will have on the landform, requiring
the application of urban use standards which are
located in the Weld County Zoning Ordinance. The
Urban Development Nodes are delineated on the
Urban Growth Boundaries Map located in the back
cover of this plan.
An Urban Development Node is defined as:
1. A site location of concentrated urban
development located along or adjacent to
the intersection of two or more roads in the
state highway system, or;
MUD.Goal 1
To plan and to manage growth within
the 1-25 mixed use development area and
activity centers so as to balance relevant
fiscal, environmental, aesthetic, and
economic components of the area.
MUD.Policy 1
An I-25 mixed use development area I-25
M.U.D.,and activity centers shall be
established and delineated on the Weld
County Conceptual Land -Use Map.
MUD.Goal 2
To assure a well -integrated, balanced,
transportation system which meets the
public need with maximum efficiency,
comfort, safety, and economy.
MUD.Policy 2
All proposals for commercial, industrial,
and residential development within the I-
25 M.U.D. and activity center overlay
district shall use the planned unit
development (P.U.D.) application process.
The P.U.D. process will allow the
developer flexibility and variety needed to
offer a range of products, services, and
uses. It will also give the developer an
opportunity to explain the development
plans to surrounding land owners and the
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951.327
MIXED -USE DEVELOPMENT
County so that important information
about land use compatibility and about any
services, facilities, or utilities needed to
serve the proposal are determined to be
adequate.
MUD.Goa! 3
To provide efficient and cost-effective
delivery of adequate public facilities and
services which assure the health, safety,
and general welfare of the present and
future residents of Weld County and the
area.
MUD.Policy 3
New development shall avoid adverse
impacts to surface and ground water
quality and should implement techniques
to conserve such resources. All P.U.D's
within the M.U.D. area shall use the
sanitary sewage disposal facilities provided
by the St. Vrain Sanitation District. All
P.U.D. water supply systems shall be
provided by a rural water district,
company, association, or municipality.
MUD.Goal 4
To maintain and improve the existing
natural state of the environment.
MUD.Policy 4
Density in the MUD will be governed by a
Bulk Floor Area Standard which correlates
buildable lot sizes with open space
allocations.
MUD.Goal 5
The coordination of other municipal,
county, regional, and state growth policies
and programs which include this area
shall be evaluated in order to minimize
discrepancies, promote a better
understanding of growth dynamics in the
area, avoid duplication of services and to
provide economies of scale.
3-12
MUD.Policy 5
New development shall demonstrate
compatibility with existing surrounding land
use in terms of: general use, building
height, scale, density, traffic, dust, and
noise.
MUD.Goal 6
To assure that new development occurs in
such a manner as to maintain an
attractive working and living
environment.
MUD.Policy 6
New developments shall be encouraged to
use innovative siting and design techniques
to enhance prime visual features such as the
Front Range, the St. Vrain River, and other
natural drainage ways;
MUD.Policy 6.1
New commercial development shall be
characterized by quality architectural design.
Design features shall include: landscaping
plans for the entire development, efficient
on -site traffic circulation plans with a
minimal number of access points to state
and county roads, low profile advertising
signs, and sensitive facade treatment;
MUD.Policy 6.2
New industrial development should be
designed to compliment the natural
environment and exhibit a "campus -like"
atmosphere;
MUD.Policy 6.3
Landscaping requirements shall be
determined for the perimeter of the
development by reviewing the density of the
proposed land -use development and
comparing it to the surrounding land -uses.
For example, denser planting shall be
required between a residential use and an
industrial use than between a residential and
small office use. In the case of extreme
disparity between adjacent land -uses,
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structured buffer yards including distance,
walls, or berms may be required;
MUD.Policy 6.4
The clustering concept of residential units
should be encouraged to reduce
development and maintenance costs,
preserve natural features, and maximize
open space;
MUD.Policy 6.5
New junkyards, salvage yards, landfills, and
uses with open storage areas shall be
encouraged to locate in areas where they can
be visually screened and can conform to
health and safety regulations. Existing
salvage yards and uses with open storage
areas are encouraged to visually screen or to
relocate to more compatible areas. The
intent is to locate uses with an unattractive
appearance and the potential to create
adverse land use impacts to areas where they
will not be a negative inducement for
additional high quality development;
MUD.Policy 6.6
New developments, including major public
utility facilities, shall mitigate adverse
visual impacts caused by outside storage,
building scale, disturbed native vegetation,
and other such activities by screening and/or
buffering;
MUD.Policy 6.7
Advertising signs shall be compatible with
the surrounding environment. Signs shall
have a low profile, and be shared when
possible;
MUD.Policy 6.8
Existing County and State sign regulations
shall be strictly enforced within the I-25
planning area, particularly off -premise signs
along interstate and state highways;
3-13
MUD.Policy 6.9
All new development shall comply with the
public facilities and service section of this
plan. New development that results in
excessive public cost while producing
insufficient public revenues shall be
discouraged unless such development
provides adequate guarantees that public
facilities and services are effectively
installed, operated, and maintained;
MUD.Policy 6.10
If it is determined that public facility or
service improvements or maintenance are
required for or caused by the development,
the developer will be required to pay for the
cost of the public facility and service
improvement and maintenance. The
methodology for compensation shall be
determined during the land -use application
review process. The developer shall submit
the following:
a. Information which accurately
identifies all users of the
infrastructure improvements and
maintenance;
b. A proposal which equitably
distributes the costs of infrastructure
improvements and maintenance by
user share; and
c. A proposal that identifies the
appropriate time that infrastructure
improvements and maintenance
charges should be applied.
This information will be reviewed by the
Board of County Commissioners in
determining an equitable means of
distributing infrastructure costs among the
county at large, direct users, and the
developer;
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MUD.Policy 6.11
All new development shall comply with the
Transportation Section of this plan. Access
to properties shall preserve the existing and
future function of roads and highways
affected by the proposed development. All
development circulation systems shall be
designed so that they do not disrupt highway
travel. Traffic to be generated by the
proposed development must conform to the
recommendations of the Weld County
Engineering Department and the Colorado
Division of Highways. Dedication and
improvement of roads and frontage roads
may be required as a condition of
development;
MUD.Policy 6.12
All new development shall comply with the
mineral resource section of this plan. This
includes locations determined to contain
commercial mineral deposits and mineral
extraction operations and reclamation plans;
MUD.Policy 6.13
Development shall be restricted or required
to mitigate adverse effects in areas
characterized by flood plains and geologic
hazards;
MUD.Policy 6.14
New development should preserve identified
aquifer recharge areas. Where feasible,
drainageways should be maintained in their
natural state to ensure optimal re -charge;
MUD.Policy 6.15
New development shall minimize impacts to
air quality;
MUD.Policy 6.16
Fugitive dust shall be controlled by practices
acceptable to the responsible government
agency;
3-14
MUD.Policy 6.17
Natural vegetation should be retained on -site
to the greatest degree possible;
MUD.Policy 6.18
Disturbed areas shall be revegetated
immediately following construction. In
order to minimize wind and soil erosion,
temporary stabilization measures shall be
established on all such areas;
MUD.Policy 6.19
New developments should be encouraged to
select native species for revegetation;
MUD.Policy 6.20
State Park and Recreation areas shall not be
altered by new development;
MUD.Policy 6.21
The coordination of other municipal, county,
regional, and state growth policies and
programs which include this area shall be
evaluated in order to minimize
discrepancies, promote a better
understanding of growth dynamics in the
area, avoid duplication of services and to
provide economies of scale;
MUD.Policy 6.22
Each land -use application within the MUD
should include a formal "Planning Area
Profile". The profile should contain public
facilities and services data, socioeconomic
data. natural environmental resources, and
visual and cultural resources. The purpose
of this information would be to provide the
user the existing conditions, opportunities,
and constraints within the I-25 planning
area. In addition, the information could also
be used to update goals, policies, and
programs in the future;
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PUBLIC FACILITIES
PUBLIC FACILITIES AND SERVICES
The effective and efficient delivery of adequate
public services is one of the primary purposes and
benefits of effective land -use planning. Since the
adoption of the Home Rule Charter, rising County
expenditures have created substantial public
interest in how to cut cost and increase efficiency of
providing public services and facilities.
Public services are government services such as
police and fire protection, health services and
welfare, and educational services and programs.
Public facilities are physical structures and
infrastructure such as schools, libraries, roads,
maintenance facilities, water distribution systems,
and sewage treatment facilities. Municipal
governments, county governments, special districts,
and private companies are capable of providing
such services and facilities.
Because of the expense and limited available
funding, proper allocation of public facilities and
services is important. Revenue to support public
services and facilities in unincorporated Weld
County is usually generated by levying property
taxes and user fees.
The type, intensity, and location of a land -use
proposal are factors that determine the type and
level of services and facilities required. Effective
and efficient delivery of services and facilities can
be promoted by assessing the needs and impacts of
a land -use proposal, along with the existing and
planned capabilities of the service and facility
providers at that location.
One basic objective of Weld County is to plan and
coordinate a timely, orderly, and efficient
arrangement of public facilities and services to
support rural and urban development. In
accomplishing this objective, municipalities are
considered to be the principal provider of services
and facilities for urban uses.
3-15
Municipalities have the ability to coordinate the
provision of adequate urban facilities and services
under powers granted by state statues and the
constitution. The adopted town growth boundary
areas are the most logical areas for urban
development to occur. Municipalities are designed
to accommodate concentrations of development and
are in a position to plan the expansion of existing
facilities and services as well as to coordinate the
development of new facilities and services.
Alternative facilities and service systems may be
used for urban type development within the I-25
mixed use development corridor and urban growth
boundary areas, with certain restrictions. The
alternative facility and service systems must
comply with the standards set forth in the
Comprehensive Plan, Zoning and Subdivision
Ordinances. Systems that are proposed to be
located within a municipality's urban growth
boundary area may be required to develop in such
a manner that they are compatible with the
standards of the municipality most likely to phase
services into the area. They also may be required to
meet state regulations and standards.
In determining service and facility adequacy for a
land use proposal, it is the policy of the County to
consider any evidence submitted by the
representative of an entity responsible for providing
such services or facilities. In addition, the
following minimum service and facility standards
must be met in determining if public services and
facilities are adequate for residential, commercial,
and industrial development.
Fire Protection
The standards listed below for adequate fire
protection shall be considered minimum unless
more stringent standards are established by the
representative normally responsible for fire
protection, the Zoning and Subdivision
Ordinances.
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A rural water system must have sufficient
volume each day of the year, to control and
extinguish any and all potential fires at the
proposed development site or zone district.
If the area of the proposed development, site
or zone district is served by a fire
department that enforces a fire code such
code shall apply.
2. Roads serving the development must have a
surface that is sufficient to travel every day
of the year for the purpose of controlling and
extinguishing any and all potential fires at
the proposed development site or zone
district. If the area of the proposed
development is served by a fire department
that enforces a fire code such code shall
apply.
The water supply system serving the
proposed development site or zone district
must deliver a minimum of 500 gallons per
minute at 20 pounds per square inch residual
pressure for 30 minutes. If the area of the
proposed development is served by a fire
department that enforces a fire code such
code shall apply.
4. The initial travel time to arrival at location
of a fire or emergency should be less than 15
minutes from the time a call is received from
the dispatch center providing service. If a
response cannot be obtained within 15
minutes from dispatch time, fixed fire
protection shall be installed throughout all
new construction.
Any proposed development or zone district
for the purpose of development should be
located within a 5 mile radius of a rural fire
protection station. If the development is not
located within a five mile radius of a fire
station, fixed fire protection shall be
installed throughout all new construction.
3-16
The entity providing fire protection should
have the ability to respond with a minimum
of 2 firefighters per pumper. If a minimum
of two firefighters cannot respond on a
pumper, then fixed fire protection shall be
installed throughout all new construction.
7. Fire protection should be provided 24 hours
a day. If 24 hours a day protection cannot
be provided, then fixed fire protection
systems must be installed throughout all
new construction.
NOTE:
The intention of this section of the Comprehensive Plan is to
provide a minimum level of protection against the
destruction of life andpropedy from fire. However, the local
jurisdiction having authority to enforce fire code and has
such adopted such code actively enforces such code may
have additional requirements that are not listed.
Police Protection
1. Police protection shall include those acts
and duties of the Sheriff of Weld County by
Colorado Statutes and the Weld County
Home Rule Charter. These include, but are
not limited to, the following:
Keeper of the county jail and
prisoners therein;
Service and execution of all process,
writs, percepts, and other orders
issued or made by lawful authority
directed to the Sheriff;
Apprehending and securing any
person for violation of Colorado
Statutes and, when directed by the
Sheriff, Weld County Ordinances.
Police protection shall include the provision
of acts and duties required by the Sheriff
when requested by a citizen. Request for
police protection require an action by the
Sheriff. An action may include telephone,
mail or walk-in reporting to a deputy sheriff
2471906 B-1527 P-504 01/16/96 01:22P PG 45 OF 68
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where physical response to another location
is not required; or, response by appointment;
or, proximity response; or, first received,
first serviced; or, immediate emergency
scene response.
Police protection shall provide emergency
response time be less than or equal to the
average emergency response time for the
county as a whole under normal conditions.
Emergency response time is defined as the
elapse time from when a request for service
is received to the time a deputy arrives at the
service location as determined through the
Department of Communications.
The following services and facilities must be
determined adequate and in accordance with the
requirements set forth in the Comprehensive Plan,
Zoning and Subdivision Ordinances prior to the
zoning of a parcel for development or the
development of an industrial, commercial,
residential, or planned unit development
subdivision:
(1)
(2)
(3)
(4)
(5)
(6)
(7)
availability of an adequate water system;
availability of an adequate sewer system;
availability of an adequate transportation
system;
availability of adequate fire protection;
availability of adequate police protection;
availability of adequate school facilities; and
availability of adequate parks and open
space.
Public Facility and Service Goals and Policies
P.Goal 1
Promote efficient and cost-effective
delivery of public facilities and services.
P.Goal 2
Require adequate facilities and services to
assure the health, safety, and general
welfare of the present and future residents
of Weld County.
P.Policy 2
Development that requires urban services
and facility shall be encouraged to locate
within a municipality, urban growth
boundary area, or 1-25 Mixed Use
Development Area and activity centers.
P.Policy 2.1
Development will be required to pay its
proportional share of the local costs of
infrastructure improvements, including
ongoing operating and maintenance costs
required to service such development;
P.Policy 2.2
In evaluating a land -use application, Weld
County will consider both its physical and
fiscal impact on the local school and fire
district. If it is found that the district
involved will, as a result of the proposed
development require additional facilities or
incur costs requiring additional local
revenues, the land -use project will be
required to contribute funds to the district
for the costs directly attributable to the
project;
P.Policy 2.3
The county will encourage the development
of a balanced and cost-effective
transportation and circulation system by
promoting higher density cluster uses in the
around existing municipalities and mixed
use development areas and activity centers.
This will help to ensure that maximum
efficiency and use are derived from
investment in existing public facilities;
P.Policy 2.4
Multijurisdictional regionalization of
services and facilities shall be opposed if it
will lead to development that is not
compatible with other Weld County
Comprehensive Plan Goals and Policies;
3-17
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P.Policy 2.5
Consolidation of internal Weld County
facilities or services should be encouraged
to avoid duplication of costs and promote
efficiency;
P.Policy 2.6
Any proposal for development or the
creation of a zone district for the purpose of
development must not produce an undue
burden on existing Weld County facilities
and services;
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3-18
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TRANSPORTATION
TRANSPORTATION
Weld County's transportation system is intended
to provide for the safe and efficient movement of
people and goods through the County. The State
and County road systems should provide a
functionally integrated roadway network.
Established standards should guide the
development of the transportation system
throughout the unincorporated areas of the County.
The Transportation Plan Map included in the
Appendix identifies the roadway, railroad and
airport facilities in the County. Pedestrian, bicycle
trails and scenic road byways are identified on the
Recreational Transportation Facilities Map.
The Transportation Plan Map reflects the County's
vision for the future. To maintain a reasonable
perspective of the County's transportation network,
it is essential that updates to the Transportation
Plan Map be made. Certainly, the impact of major
centers of employment or other significant land
development activities could detrimentally
influence this Transportation Plan. For this reason,
review of significant proposal for changes in land
use should be accompanied by a corresponding
review of this section of the Comprehensive Plan.
Road System
The highway and road system in Weld County is
managed, in part, by the Colorado State Highway
Department, Weld County, and the thirty (31)
municipalities within the County. Weld County's
road system presently consists of six hundred fifty-
two (652) miles of paved roads and two thousand
six hundred twenty-two (2,622) miles of gravel
roads. In addition, there are currently four hundred
eighty-seven (487) miles of State Highway System
and several hundred miles of municipal roads.
In order to have an efficient transportation system,
all jurisdictions should coordinate respective
transportation goals and policies.
4-1
Road Classifications
The County's road systems includes arterials,
collectors, and local roads. It generally serves
travel of a countywide nature rather than
statewide. The County's road system constitutes
routes where predominant travel distances are
shorter and speeds are more moderate than those
typically disassociated with of the State Highway
System.
Arterial Roads
Arterial roads provide for trip lengths and travel
densities for substantial or countywide travel.
Some arterial road characteristics are listed in the
Appendix.
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TRANSPORTATION
TABLE 5. COUNTY ROAD SYSTEM
DESIGN GUIDELINES FOR NEW ROAD CONSTRUCTION
CLASSIFICATION
AVERAGE
DAILY
TRAFFIC
COUNTS
PAVEMENT
TYPE
NUMBER
OF
LANES
LANE
WIDTH
SHOULDER
WIDTH
RIGHT
OF
WAY
MINIMUM
DESIGN
SPEED
Local
<200
Gravel
2
12'
4'
60'
30
Local
<200
Paved
2
12'
4'
60'
30
Collector
200-1000
Paved
2
12'
6'
80'
45
Arterial
>1000
Paved
2
12'
6'
100'
55
4-2
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TRANSPORTATION
Collector Roads
Collectors expedite movement of traffic in the local
area. Collectors serve a dual function between
mobility and land access by connecting local roads
to arterials. Collector -roads serve smaller
communities and neighborhoods. The
characteristics of a collector road are located in the
Appendix.
Local Roads
Local roads provide direct approaches to individual
properties. A local road should move the traffic
from a developed area and lead it into a collector
road. Local county roads are designed for lower
speeds and lower traffic volumes. The
characteristics of local roads are located in the
Appendix.
Road Access
Some degree of access control, should be included
in the development of any road, particularly a new
facility where the likelihood of commercial
development exists. The functional classification
of any road should be coordinated with the land -use
plan to ensure that the desired degree of access
control can be maintained through the Zoning and
Subdivision Ordinances.
Pedestrian and Bicycle Paths
The involvement of pedestrians and bicycles in
traffic is a major consideration in highway planning
and design. Pedestrians and bicyclists are a part of
the roadway environment, and attention must be
paid to their presence in rural as well as urban
areas.
The bicycle has become an important element for
consideration in the highway design process.
Fortunately, it is practical for most of the mileage
needed for bicycle travel to be comprised of the
street and highway system much as it presently
exists. At the same time measures such -as the
following, which are generally of low capital
4-3
intensity, can considerably enhance the safety and
capacity of routes for bicycle traffic:
•
•
•
Paved shoulders
Wide outside traffic lane (14' minimum) if
not shouldered
Bicycle safe drainage grates
Adjusting manhole covers to the grade
Maintaining a smooth, clean riding surface
Some municipalities within Weld County have
identified specific pedestrian/bicycle trails.
Counties and municipalities adjoining the
boundaries of Weld County have made similar
provisions for pedestrian/bicycle paths. The logical
extension and development of these trails will
eventually lead to increased pedestrian/bicycle
activity. Appropriate accommodations must be
made on future road improvements to insure
safety. The identified bicycle trails being promoted
in Weld County are shown on the
recreational/transportation facilities map included
in the Appendix.
Scenic Road Byways
The Pawnee Buttes Scenic Byway represents the
only scenic roadway identified within Weld
County. The scenic byway begins in Ault, routes
east along Highway 14 then travels north and west
through the Pawnee Grasslands and passing the
Pawnee Buttes before turning south on Highway 52
and ending in Ft. Morgan. This scenic byway is
identified on State Highway maps. Appropriate
signs delineating the route are strategically located
to keep the motorist on the appropriate route.
Through the Pawnee grasslands, the trail utilizes
the existing gravel roads that are regularly
maintained by Weld County.
No other scenic byways are provided for in this
plan.
Regional Plans
Recent Federal and State legislation requires
transportation planning. Weld County plays an
2471906 B-1527 P-504 01/16/96 01:22P PG 50 OF 68
951 327
TRANSPORTATION
active role in two organizations. The Upper Front
Range and the North Front Range Transportation
Planning Regions represent the diverse urban and
rural nature of Weld County. Each of these
planning organizations has developed a plan for the
future growth of the region. To provide for the
logical growth of the Region, the County should
coordinate with these planning organizations and
other -regional planning organizations having
contiguous borders with Weld County.
U.S. 85 Corridor
U.S. Highway 85 between Greeley and the Denver
Metropolitan Area is a vital corridor providing a
transportation link serving all Central Weld County
from Brighton to Greeley. The many corridors
diverging from the Denver Metropolitan Area,
along with the accompanying commercial and
residential development have severely hampered
the ability of the corridor to efficiently move traffic.
Should this happen along U.S. Highway 85
anywhere between Interstates 76 and Greeley, a
vital lifeline to the Metropolitan Area will be
damaged.
With this trend in mind, the Colorado Department
of Transportation has commissioned the U.S.
Highway 85 Corridor Study. The Upper Front
Range Regional Planning Commission has
recommended as their top priority the
implementation of an Access Management Plan
which would be an agreement between all
governmental agencies in Weld and Adams
Counties that have authority over land use along
the U.S. Highway 85 Corridor.
The Weld County Comprehensive Plan recognizes
the importance of preserving the efficiency of U.S.
Highway 85 corridor and encourages the
cooperation of the Colorado Department of
Transportation, Weld County, Adams County, the
City of Brighton, the City of Fort Lupton, the Town
of Platteville, the Town of Gilcrest, the Town of
LaSalle, the City of Evans, and the City of Greeley.
4-4
Air Transportation
The Greeley -Weld County Airport is located two
and one-half miles east of the city of Greeley,
Colorado, on the north side of Colorado Highway
263, between Weld County roads 43 and 47. The
Airport has been in operation since 1943, and
provides the City and County with convenient
access to general aviation facilities, particularly
business aviation. The Greeley -Weld County
Airport is the third busiest general aviation airport
in the State of Colorado, routinely accommodating
in excess of 160,000 operations (takeoffs and
landings) per year. The Airport is classified as a
general utility airport, capable of accommodating
all types of general aviation aircraft.
Giving consideration to the increasing number of
annual operations as well as the changing aircraft
fleet mix (piston-turbine/jet) utilizing the airport, a
Master Plan for runways/building expansion was
unanimously adopted by the City of Greeley and
Weld County in January 1994. Provision was made
within this Plan for construction of a new primary
north -south runway (Runway 16-34), to be built to
an ultimate length of 10,000 feet. The construction
of this new runway will accommodate the
increasing flight training activity and permit safer
operations of larger business jets. The construction
of Runway 16/34 will meet future Airport demand
and permit Airport development which is
compatible with surrounding land uses.
Airport site development and operations
compatibility between the airport and surrounding
land use are important land uses and zoning issues,
and necessitate continuous planning to avoid
conflicts. Noise sensitive areas, such as residential
developments, certain uses, and structures have
traditionally caused conflicts with established
activities at most airports, and can pose a hazard to
aircraft. To alleviate this problem, an Obstruction
and Approach Zone Overlay District Zone has been
established to control incompatible land use and
building height.
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TRANSPORTATION
The Tri-County Airport is a small general utility
airport/airpark located in southwest Weld county,
north of Colorado Highway 7 and west of Weld
County Road 3. The Tri-County Airport serves
light single and twin engine aircraft in Weld,
Boulder, and Adams Counties, conducting
approximately 50,000 annual aircraft operations.
The majority of small private use airports located in
Weld County consist of simple dirt strips that serve
personal needs. Agricultural spraying and light
engine recreational aircraft uses are typical
examples. The location and use of these small
airports are reviewed on an individual basis, with
land use compatibility demonstrated.
Rail Transportation
Weld County is served by two class one and one
class three railroads. A class one railroad is one
with a gross operation revenue of $50 million or
more annually from railroad operations. A class
three railroad is one that grosses less than $20
million in revenues a year.
The Burlington Northern (BNRR) operates an
east/west mainline through southeast Weld County
connecting Denver with major midwestem markets.
This line averages twenty-five train movements per
day through the County. BNRR also operates an
unsignaled, slow speed, twenty-five mile long
branch line between Greeley and Fort Collins with
a total train movement of one per day.
The Union Pacific (UPRR) operates a north/south
double track mainline with centralized traffic
control between Denver and Cheyenne. This line
could, in the future, support a nonstop
Greeley/Denver passenger operation averaging an
hour each way. The Colorado State Rail Plan
indicates that nine trains a day operate on this
mainline. The UPRR also operates an east/west
line across southeast Weld County with a total of
four train movements a day.
The Great Western Railway (GWRR) operates
freight service from Loveland and Windsor to
4-5
Johnstown and Milliken, with branches to Welty,
Longmont, and Eaton. Freight consists of coal,
fertilizer, corn products, and other agricultural
products.
A potential for conflict exists between railroad lines
and other land uses within urban growth boundaries
and the I-25 mixed -use development area.
Municipal type uses and services are planned for
both of these areas which will increase which will
increase auto and pedestrian traffic, and the number
of noise sensitive uses. Potential conflicts could be
avoided by separating crossing points for trains
from other vehicular and pedestrian traffic, and
separating noise sensitive uses by distance or
utilizing noise abatement techniques.
At present, the County's role in rail transportation
is limited to land -use considerations through the
administration of the Zoning Ordinance. The
primary regulatory agencies are located at the
federal and state levels.
Transportation Goals and Policies
T.Goal 1.
Provide a unified and coordinated
county -wide street and highway system
which moves people and goods in a safe
economical and efficient manner.
T.Policy 1.
The County shall maintain a road
classification system so county roads are
designed and maintained according to their
planned function.
T.Goal 2.
A County -wide trail system shall be
promoted to service transportation and
recreation purposes.
T.Goal 3
Maximize the compatibility of roads,
streets, and highways with adjacent
land -uses.
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TRANSPORTATION
T.Policy 3
Establish policy standards for
regulation of accesses to streets
highways from abutting land -uses
intersecting roads.
the
and
and
T.Goal 4.
Provide a balanced approach to
transportation system development
giving due consideration to all modes of
travel.
T.Policy 4.
The County will plan and maintain a
transportation system that unifies and
coordinates with other state, county, city,
and community transportation systems.
T.Policy 4.1
The number of access points on collector
and arterial roads shall be kept to a
minimum in order to minimize
interruptions to traffic flow and to promote
safety from the traveling public. Local
roads shall be utilized for access to
adjoining property;
T.Policy 4.2
The County shall review and determine
that all road, street, or highway facilities
are adequate in width, structural capacity,
and classification to meet the traffic
demands of any land development. The
County will, as a condition of land
development, require improvement of
roads, street, or highway facilities when
dictated by traffic demand and land
development patterns;
T.Policy 4.3
All road, street, and highway facilities shall
be developed, constructed, and paved in
accordance with adopted County
Standards. Road, street, and highway
rights -of -way shall be dedicated to the
public use and accepted for maintenance in
4-6
accordance with adopted County
Standards; and
T.Policy 4.4.
The County shall emphasize maintenance
and upgrading of existing transportation
facilities over the provision of new
facilities in order to protect its investment.
All new county roads, streets, and
transportation facilities should be designed
to minimize future maintenance costs.
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951 327
ENVIRONMENTAL QUALITY
The County's growing population is a threat to
environmental quality and natural resources. Each
land -use change often has an unanticipated effect
on the environment which may produce
undesirable results. Erosion, sedimentation,
reduced water quality, loss of productive farmland,
and reduced fish and wildlife habitats are a few of
the problems which are facing Weld citizens.
Natural resources are both limited and
interdependent. The misuse, degradation, or
destruction of any natural resource alters the
usefulness and availability of others. In order to
meet the goals and policies identified in this
section, officials of the County, as well as each
citizen, must take an active part in conserving and
preserving natural resources and the environment.
The primary elements which follow should be
evaluated in the review of each County land -use
application. However, this does not mean that
these are the only environmental quality and
isonic oblin thounty.
Weld County lies in a semi -arid region where
water is available as a result of aquifers and a
rather extensive system of canals and reservoirs.
Over the years there has been a large investment in
facilities to collect and store water from mountain
snows and distribute it to the plains where it can be
used efficiently. The intensive agricultural
development in the broad valleys of the South
Platte River and its tributaries, which flow into
Weld County from the west, is based on irrigation
from this water system.
The development of water resources has allowed
more than agriculture to prosper in Weld County.
Industry, commerce, and homes, as well as cities
and towns, are all dependent on an adequate water
supply.
The availability of an adequate supply of water has
become an important determinant when evaluating
a land -use application. The issue of adequate
5-1
water quality to serve an intended use is also a
critical factor.
The Federal Clean Water Act requires the control
of all water pollution throughout the nation. The
Environmental Protection Agency is required to
establish regulations and guidelines to implement
this law. It is then up to the states, municipalities,
counties, and special districts to develop programs
and construct facilities to specifically control
pollution.
The Water Quality Control Commission, a citizen
board appointed by the governor, subject to
conformation by the State Senate, defines water
quality regulations and policies. The Water
Quality Control Division of the Colorado
Department of Health administers the Water
Quality Program throughout the State on a regional
basis. As a part of the water quality plan, Weld
County has been designated a management agency
for its jurisdiction.
man
sponsibili
water
eldC y s a
use a ority based
erati
ponsibiis pv fulled b} ua 'ing
water quality considerations associated with land -
use proposals in accordance with the standards set
forth in this Comprehensive Plan, the Zoning
Ordinance, and the Subdivision Regulations.
AIR
Since the early 1970's, the country and State have
become increasingly aware of air quality
responsibilities. The Federal Environmental
Protection Agency has passed legislation requiring
states to establish standards to protect air quality.
The Colorado State Legislature passed the Air
Quality Control Act on April 10th, 1970, to
comply with Federal Legislation.
State Air Quality Regulations and Policies are
defined by the Air Quality Control Commission, a
citizen board appointed by the Governor, subject
to confirmation by the State Senate. The Air
Pollution Control Division of the Colorado
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951327
Department of Health administers the Air Pollution
Control Program throughout the State on a
regional basis with the participation of local
governments and local health agencies.
As part of the Northern Front Range Region, Weld
County is monitored by the State in several areas.
The pollutants currently causing the most concern
are carbon monoxide, ozone, and particulate
matter. The major urban area in Weld County is
Greeley. As is true with most urban areas, the use
of the motor vehicle is a major source of air
pollution. In addition, there are a number of other
sources of pollution, such as power plants, cement
manufacturing, mining, electronics, residential
wood burning, dust from unpaved roads, and
agricultural operations.
As a land -use regulatory authority, Weld County is
responsible for decisions which can have a
significant effect on air quality. For example, the
way that land develops can determine the need to
use the automobile. By encouraging residential,
ial, an du al dev
e munici"' ' es, urban
d the I-2 ed Use
olici a .E, otin
and services to residences which can
automobile pollution.
NOISE IMPACTS
SOLID WASTE
The solid waste management goals and policies in
Weld County address the collection, sanitary
storage, and disposal of various solid waste
materials such as residential, commercial, and
industrial garbage by direct customer -hauler
contracts and municipal collection.
Land disposal is the predominant method of waste
disposal in Weld County and the region. The
expansion of an existing landfill or the siting of a
new landfill requires the development of plans
through an application process. The application
process identifies the steps to be taken to provide
for the safe and efficient disposal of the quantities
and types of solid waste that are expected to be
received. An application for a disposal site will be
evaluated in detail regarding the adequacy of:
access roads, grades, leacheate and drainage
control measures, fencing, utilities, volume
requirements, site improvements, reclamation
plans, and day-to-day operations, including
requi ents. In . a on,
with e futur and uses in
be de n dint s of ual
adatigtWIollut tra ' , dust " ale,
limit density, topograpic form, geology, operating plans,
and reclamation plans.
Noise is a source of environmental pollution.
Exposure to excessive noise levels over prolonged
periods can be a threat to health. Excess noise
often has an adverse physiological and
psychological affect on human beings. Noise
pollution is not a pervasive problem in
unincorporated Weld County. However, noise
impacts from certain industries, airports, and some
highly traveled roads could reduce the livability of
nearby residences.
Through noise level regulations passed by the
State Legislature, specific noise standards have
been established for areas in the County where
commercial, industrial, and residential uses are
located.
5-2
The daily operation of a solid waste disposal site
can be an incompatible land -use if it is located in
proximity to areas containing residential,
commercial, and light industrial uses or areas
designated for future expansion of the same. For
example, land -use incompatibility can become an
issue if it is determined that the landfill site will
cause negative impacts by visually degrading or
polluting other surrounding land uses.
Currently, there are seven landfills open and
operating in Weld County. There is also one
transfer station southeast of Berthoud and one
recycling center in Greeley. Their locations are
shown on Map #8, located on page 81.
The Central Weld (Greeley -Milliken), North Weld
(Eaton), Keenesburg, and Nunn sites principally
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951327
serve Weld County residents. The Longmont,
Columbine, and Erie Landfills serve residents in
the Denver, Boulder, and Longmont metropolitan
areas.
The Central Weld Landfill was opened in 1971.
The size of this site is 108 acres. The landfill is
located approximately 2 miles northeast of
Milliken and 3 miles south of Greeley. More
specifically, the site lies west of Weld County
Road 27 and north of State Highway 60. This
landfill has an estimated service area of 530 square
miles and serves a population of 83,000. The
service area of this landfill includes the residents
of Greeley, Evans, Garden City, Milliken,
Johnstown, La Salle, Platteville, Kersey, and
Gilcrest.
The Central Weld Landfill receives between 700 to
800 cubic yards of waste per day and has a
remaining capacity of between 6.3 and 12.6
million cubic yards. With an estimated growth
rate in waste of 3% per year as of 1987, the site is
p C[ to h : a rho awing re of
as opeue�nn
1965. The size of this site is 18 acres. This
landfill is located 2-1/2 miles northeast of Eaton;
west of Weld County Road 43 and north of Weld
County Road 78. The North Weld Landfill has an
estimated service area of 339 square miles with a
service area population of 13,700. The service
area includes the residents of Ault, Eaton, Pierce,
Severance, and Windsor. The site receives
approximately 200 cubic yards of refuse a day and
is almost at capacity.
The Keenesburg Landfill was opened in 1977.
This site is 3.9 acres in size. The landfill is located
approximately 2 miles north of Keenesburg; west
of Weld County Road 59 and north of Weld
County Road 20. The service area for this landfill
is estimated at 398 square miles and serves a
population base of 7,400. No information is
available on the life expectancy, remaining
capacity, or the amount of waste received per day.
The Nunn Landfill is located in the Town of Nunn,
south of Lincoln Street and it opened sometime in
the 1950's. The landfill is situated on 5 acres of
land and principally serves the 292 residents of
Nunn. No information is available on life
expectancy, remaining capacity, or the amount of
waste received per day.
The Columbine Landfill was opened in 1980 as a
160 -acre site. In 1982, an additional 34-1/2 acres
adjoining the northeast corner of the landfill were
added to the site. The facility is located south of
Weld County Road 6 and west of Weld County
Road 5. The Columbine Landfill currently accepts
up to 4,000 cubic yards of waste a day. The
remaining capacity at this site is estimated at 12.5
to 25 million cubic yards. Depending on price
competition, operating capacity, and growth rate,
the life of the site was estimated at 12 to 20 years
in 1987. This site serves an estimated 500,000
people in the Denver and Boulder metropolitan
areas.
rie L ill w ene n 1985
acres in a and i' to withi
rie; north ' f Weld ou`' oad
Id Co Roa ." s landfrtly
accepts up to 4,500 cubic yards of waste per day.
Maximum capacity of the site is estimated at 4.6
million cubic yards. This site is also a regional
landfill used by the residents of Denver and
Boulder Metropolitan areas. Because the growth
rate and operating rate will fluctuate, the actual life
of the landfill was estimated to be between 10 to
15 years in 1987.
The Longmont Landfill was opened in 1968. This
site is located on 80 acres, approximately 4 miles
east of Longmont; south of Colorado Highway 119
and west of the right-of-way of Weld County Road
5. This site receives 1,000 cubic yards of waste
per day. As of January, 1987, the projected life of
this landfill was 12 months. Currently, there are
plans to obtain approval to operate a 40 -acre
landfill site west and adjacent to the existing site.
The maximum capacity of this site is estimated at
one million cubic yards. This landfill is scheduled
to accept between 270 thousand and 300 thousand
5-3
2471906 8-1527 P-504 01/16/96 01:22P PG 56 OF 68
951327
cubic yards of waste a year. The life expectancy of
the site is estimated at 3-1/2 to 4 years. The life
expectancy of this landfill could also vary
depending on disposal fee competition with other
landfills in the southwest part of the County.
There are two solid waste transfer stations located
in Weld County. The Greeley Recycling Center is
located in southeast Greeley and the Berthoud
Transfer Station is located southeast of Berthoud;
east of Weld County Road 1 and north of Weld
County Road 42. The function of a solid waste
transfer station is to consolidate solid waste
collection and to minimize the amount of trucking
associated with landfills.
BRINE WASTE
A large amount of water is extracted during the
production of crude oil and natural gas. The water
produced from oil and gas wells is frequently
brackish or salty and must be processed and
disposed of in a satisfactory manner. To prevent
ental p o "' rine r fro n ,�" stele
bedisp''.„ of ins"11 am
rjectiirg the wat ' o the s k formation
.
as n usi on-si
evaporation pond. However, when brine waste
from a number of wells is involved, it must be
trucked to a commercial brine water disposal
facility. Commercial brine water disposal facilities
in the County are operated in accordance with
permits issued by the Board of Commissioners.
The same basic concerns associated with the siting
of a landfill also exists for the siting of a
commercial brine water disposal facility. There
are currently three commercial brine water
disposal facilities in Weld County. The locations
of the brine water disposal facilities and landfills
in the County are shown on Map #8 on page 81.
MANURE
Manure from feedlots, dairies, and other
concentrated animal feeding operations are
routinely spread on farmland for fertilizer and soil
enhancement purposes. According to the
5-4
Areawide Water Quality Management Plan, the
proper incorporation of manure into the soil is not
a threat to water quality.
MUNICIPAL SLUDGES
The Colorado Department of Health permits
digested residual sludges from municipal waste
water treatment plants to be spread on farmland in
the County in accordance with certain guidelines.
The Areawide Water Quality Management Plan
indicates that problems from this practice should
be minimal if the sites used for disposal are flat,
separated from surface water and groundwater, and
the sludge is not applied when the ground is
frozen.
SEPTIC TANK PUMPINGS
Untreated septic tank pumpings are not allowed to
be disposed of on farmland in the County. The
Colorado Department of Health has determined
that the practice could affect water quality and
cheap. Ac
ENVIRONMENTAL OUALITY GOALS
The proper use and management of water,
air, and land resources shall be required to
maintain the physical, social, and economic
well-being of Weld citizens.
2. All land use proposals shall be designed
and operated to conform with all applicable
Federal, State, and local regulations
pertaining to air, water, noise, and other
environmental quality standards.
3. Solid or brine waste facilities shall be
planned, located, designed and operated so
that they are compatible with surrounding
land uses in terms of: general use, scale,
height, traffic, dust, noise, and visual
pollution.
4. Weld County will cooperate with local,
State, and Federal agencies to identify,
conserve, and protect fish and wildlife
habitat and in implementing measures for
the protection of such areas.
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951327
located
ENVIRONMENTAL QUALITY POLICIES
1. The location, type, and density of any
development or use shall not exceed the
physical capacity of the land and water to
accommodate the use without adverse
effects on water quality and quantity.
2. Soil conservation techniques to minimize
soil erosion and sedimentation shall be
encouraged in the development and design
of land uses.
3. Setbacks, building orientation, soundproof
construction, barriers, and other feasible
means shall be considered in attempting to
mitigate noise impacts.
4. Potential groundwater pollution from septic
tank use shall be minimized.
5. Conflicts with fish and wildlife habitats and
migration routes shall be considered in land
development. Development and design
adjacent to rivers and streams, waterfowl
as, : a rmp-ant o nticalfe
real shal orporate uced
dequate / ks and "ffered
stria by Cold,_. Di
Wildlife.
6. Development and design of land uses which
require drainage, excessive removal of
riparian vegetation and alterations of river
or stream banks shall be discouraged in
order to protect river or stream quality and
to protect waterfowl areas.
7. Because of the possibility of permanent
damage to life, health, and the environment
and because the County continues to
demonstrate an increasing population base,
hazardous waste disposal facilities shall not
be located in Weld County.
8. An application for a solid or brine waste
facility or a commercial septage disposal
facility located within an Urban Growth
Boundary Area, Unincorporated
Community, I-25 M.U.D. Area and Activity
Center, or Agricultural Area shall be
reviewed in accordance with the goals and
policies of the area in which the facility is
5-5
9. In reviewing the operational and
reclamation plans for solid and brine waste
disposal facilities, the County shall impose
such conditions as necessary to minimize or
eliminate the potential adverse impact of
the operation on surrounding properties.
This shall include:
a. Requiring the location and design of
excavated areas, structures,
machinery, equipment storage, and
stockpiling of refuse or materials to
be compatible with surrounding land
uses in terms of: general use,
topographic form, scale, density,
traffic, dust, and noise.
b. Maintaining roadside and perimeter
vegetation and setback requirements
which serve to shield the disposal
facility, including storage of
equipment, stock -piled soils, refuse,
and materials, from public view and
adj ac
Requi
within
ann whi minim" s sm fic
impacts on surrounding land uses.
d. Requiring that the land use applicant
demonstrate to the satisfaction of the
Board of Commissioners that the
street or highway facilities providing
access to the disposal facility are
adequate in functional classification,
width, and structural capacity to
meet the traffic requirements of the
proposed disposal facility. Internal
road circulation, off-street parking,
dust abatement, acceleration lanes,
deceleration lanes, common access
collection points, signalization, and
other traffic improvements shall be
required wherever necessary to
mitigate traffic impacts which may
be created by the disposal facility.
Applications for disposal facilities
shall also be reviewed in accordance
with the transportation goals and
2471906 B-1527 P-504 01/16/96 01:22P PG 58 OF 68
951327
policies.
e. Requiring that security fencing be
erected and maintained around
extraction sites as necessary to
regulate and monitor access to the
disposal facility.
f Insuring that all disposal facility
operations conform to Federal, State,
and local environmental standards
and regulations.
g. Insuring that all reasonable and
practicable measures are taken to
protect the habitat of fish and
wildlife.
h. Insuring that the facility complies
with County flood hazard and
geologic hazard regulations.
Requiring that the final reclamation
of the disposal facility shall return
the land to a form and productivity
that is in conformance with the
established comprehensive plan
ohcies rr the
opera or 11
ed ' "al
facility until it has been stabilized
and vegetation is re-established.
10. Weld County will collect landfill
surcharges which cover waste monitoring
tasks performed by staff, road maintenance,
litter pick-up, public education, or other
costs identified by the Board of County
Commissioners.
11. Methane gas recovery at landfill sites shall
be encouraged. The design of all landfills
shall attempt to maximize eventual gas
production.
12. The County may require new landfill
applicants to demonstrate that resource
recovery and recycle programs have been
adequately studied as an alternative.
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951327
NATURAL RESOURCES
NATURAL RESOURCES
Because natural resources are limited it is critical
that a balance be obtained between increased
growth and the natural areas within our County.
Each land -use change often has an unanticipated
effect on the environment which may produce
undesirable results. Erosion sedimentation,
reduced water quality, loss of productive farmland,
and reduced fish and wildlife habitats are a few of
the problems which are facing Weld citizens.
Natural resources are both limited and
interdependent. The misuse, degradation, or
destruction of any natural resource alters the
usefulness and availability of others. In order to
meet the goals and policies identified in this
section, officials of the County, as well as each
citizen must take an active role in conserving and
preserving natural resources and the environment.
The primary elements which follow should be
evaluated in the review of County land -use
applications. However, this does not mean that
these are the only environmental quality and
natural resource problems in the County. Rather,
the following sections have been dealt with in
depth because of the importance they have on the
natural environment. These sections do not
attempt to encompass every natural issue, instead
they attempt to address the major current areas of
importance: Wildlife; Open Space Park and
Recreation; General Resources Commercial and
Mineral Deposit Resources; Oil and Gas
Resources.
Wildlife
The abundance of wildlife in Weld County is an
important contributor to the economic health and
quality of life in Weld county. The acquisition of
properties to provide public hunting and fishing
opportunities has long been an important part of
the Colorado Division of Wildlife's management
program. As an added emphasis on the importance
of these lands, private groups also lease several of
these sites for recreational activities such as
6-1
fishing, hunting, and boating. Maintaining
wildlife habitats in sufficient supply is necessary
to encourage the social and economic benefit we
receive from this resource. A map, located in the
back cover pocket, shows most of the important
wildlife habitat areas in the County. It should be
noted that the important wildlife areas are often
closely associated with important water supply
and aquifer recharge areas.
Wildlife Goals and Policies
W.Goal 1
New developments should be located
and designed to preserve critical
ecosystems components, including
wetlands, significant wildlife habitats,
and migration corridors. Significant
wildlife habitat is defined as a
geographical area containing a
combination of the essential elements of
food, water, cover, and space and in
quantities sufficient to support a
species.
W.Policy 1
Development and design of land uses
which require drainage, excessive removal
of riparian vegetation and alterations of
river or stream banks shall be discouraged
in order to protect river or stream quality
and to protect water fowl areas.
W. Goal 2
New developments should be designed
to preserve critical components of
ecosystems, including significant
wildlife habitat, wetlands, and wildlife
movement corridors.
W.Policy 2
Conflicts with fish and wildlife habitats
and migration routes shall be considered
in land development. Developments
adjacent to rivers and streams, waterfowl
areas, and important or critical wildlife
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951327
NATURAL RESOURCES
areas shall incorporate reduced densities,
adequate setbacks and buffered areas as
prescribed by the Colorado Division of
Wildlife;
W.Policy 2.1
The County will identify and strive to
protect critical or unique habitat areas of
high public value, such as habitats of
endangered or unique species, significant
viewing areas, and breeding and spawning
areas.
W.Goal 3
Traditional wildlife uses such as
hunting, trapping, and fishing in
agricultural and nondeveloped portions
of Weld County are beneficial. Weld
County supports the maintenance of
these wildlife uses.
W.Policy 3
The effect of proposed development upon
wildlife and habitat shall be evaluated.
Loss of critical habitat shall be mitigated.
Weld County will maintain maps of
known significant wildlife habitats.
W.Policy 3.1
The integrity of movement in wildlife
corridors shall be preserved.
W.Policy 4
Destruction of wetlands or riparian areas
will be strongly discouraged. Destruction
of wetlands or riparian areas, if permitted,
shall be mitigated on a minimum acre for
acre basis.
Open Space Parks and Recreation
Open space is any outdoor land or water area. This
includes such areas as agricultural land, State
wildlife areas, city parks, and your own backyard.
Open space is desirable because it performs many
natural functions and satisfies many human needs.
Open space is used for the production of crops and
raising of livestock. Open space is used for
outdoor recreational activities and other leisure
time pursuits which promote the health and
welfare of people. Open space functions as
airsheds which reduce the effects of air pollution.
Open space functions as watersheds and storm
drainage collecting water for streams and aquifers
and absorbing water of intense rainfall or
snowmelt. Open space also supports wildlife
which in turn provides enjoyment for Weld
citizens.
Park facilities and recreational programs in the
County are planned and operated by the State
Division of Parks and Outdoor Recreation,
municipalities, schools, and recreational districts.
Weld County currently operates one small regional
park near the City of Greeley and is actively
developing other open space opportunities
throughout Weld County.
Weld County contracts with the City of Greeley to
manage the Island Grove Regional Park which is
composed of several 4-H buildings, an exhibition
building, the Weld County Fair Grounds and
Stadium, and other supplemental buildings. These
facilities are located within the City of Greeley. In
addition to these facilities, the County currently
owns and operates separate sand and gravel pits.
These mine sites vary in size from 56.6 to 105.7
acres. One of these sites, located in the I-25 Mixed
Use Development Area, currently is in the process
of being developed into a regional park for the
benefit of the residents of southwest Weld County.
Special attention has been directed toward
encouraging parks, trails, and recreational facilities
of varying size and function along rivers, creeks,
and streambeds. Currently, Weld County is
working with the City of Greeley and the Town of
Windsor to develop the Cache La Poudre Trail.
The Cache La Poudre Trail follows the Cache La
Poudre River from Island Grove Regional Park
westwardly to the Larimer County line. It is the
goal of the Cache La Poudre Trail Advisory Board
to provide a multi -modal transit system for the
Northern Region of Weld.
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951.327
NATURAL RESOURCES
The central theme of the County's open space goals
and policies is the adoption of goals and policies
which can minimize conflict between areas for
open space and urban development. The open
space and natural resource management goals and
policies found in the Comprehensive Plan
currently function as the only open space plan for
unincorporated Weld County. Each municipality
within Weld County has been asked to include
their open space vision into their Urban Growth
Boundary agreements. These agreements will
further enhance the Weld County Comprehensive
Plan's open space policies allowing for a unified
regional approach for open space development.
The County has not historically been involved in
land acquisition for open space or parks. The
Great Outdoors Colorado Trust Fund and several
other funding opportunities in the State of
Colorado are making acquisition of and
maintenance of open space far more feasible for
county governments. Weld County is currently
addressing the need to provide open space
opportunities for residents of Weld County and
hopes to produce a regionally influenced open
space plan for Weld County.
Open Space. Parks, and Recreational Goals and
Policies
O.Goal1
Promote agricultural use of prime
agricultural land.
O.Policy 1
Encourage the location of park, recreation,
and open space areas in flood plains, seep
areas, geological fault areas, and
nonproductive agricultural areas.
O.Policy 1.1
Discourage uses other than open space,
parks, recreation, and other related
activities in floodplain, seep areas,
geological fault areas, and other areas
having natural features of public interest.
6-3
O.Goal 2
Weld County will cooperate with local,
State, and Federal agencies to identify,
conserve, and protect fish and wildlife
habitat by implementing measures for
the protection of such areas.
O.Goal 3
Landuse activity proposed for areas
designated as open lands, or for visually
prominent areas, should preserve,
enhance and maintain significant or
unique natural land features, including
streams, lakes, ridges, valley, meadows,
large tree clusters, rock outcroppings,
and drainage.
O.Policy 3
Stabilization and landscaping of final
landforms shall be required and runoff
controlled to historic levels.
O.Goal 4
Development improvements should
minimize visual scarring from grading,
road cuts, and other site disturbances
and should integrate new landscaping
with the existing natural landscape. In
addition, stabilization and landscaping
of final landforms and continuous
maintenance of new landscaping should
be assured.
O.Goal 5
The County will strive to conserve
significant stands of trees and shrubs,
large expanses of prairie grasses, and
unique forms of vegetation and land
area.
O.Policy 5
The County will work to reduce the
proliferation of noxious weeds in an
environmentally sound manner in
compliance with state laws.
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951327
NATURAL RESOURCES
O.Policy 5.1
Significant stands of vegetation shall be
identified during the land review process.
Identified stands will be preserved
whenever possible. Improvements should
be located to minimize the removal of
vegetation. Replacement of trees and
shrubs removed as a result of construction
activities shall occur at a minimum one
for one basis;
0.Policy 5.2
Attractive, drought -tolerant landscaping
should be strongly encouraged in all land
use documents; and
O.Policy 5.3
Drainage channels should be designed to
incorporate natural vegetation and be
constructed to conform to the natural
landscape; channelization of natural
drainageways is strongly discouraged.
O.Goal 6
Provision should be made for open
space to meet human needs throughout
the County in order to protect and
enhance the quality of life and
enjoyment of the environment.
O.Goal 7
Adequate parks and recreation facilities
should be encouraged throughout the
County and should be integrated
whenever suitable.
O.Goal 8
Open space should be promoted as a
buffer zone as a means from protecting
from development those areas which
have significant environmental, scenic,
or cultural value.
6-4
O.Policy 8
When alternatives are not available the
Weld County Comprehensive Plan,
Subdivision and Zoning Ordinances
should encourage mitigation as a tool for
decreasing negative impacts to natural
resources.
O.Goal 9
The private sector, non -county agencies,
and other governmental jurisdictions
should be encouraged to participate in
open space preservation and trails
development in Weld County.
GENERAL RESOURCES
This section has been developed in conformance
with Title 34, Article 1, Section 304, CRS. The
Comprehensive Plan is intended to provide
appropriate goals and policies to utilize the
County's mineral resources ensuring that adverse
environmental effects resulting from surface
mining operations are minimized. Weld County
recognizes that mineral resource extraction is an
essential industry. The availability and cost of
materials such as sand and gravel has an economic
affect on the general construction and highway
construction industry.
In some instances, sites containing significant
quantities of mineral deposits are located in areas
characterized by other land -uses and natural
resources. Because the uncontrolled operation of
a mine site has the potential for adversely affecting
surrounding land -uses, roads, residents, and the
environment, a specialized use permit is required
in accordance with the Weld County Zoning
Ordinance.
As of 1987, the mineral resources known to be
located in Weld County include sand and gravel,
coal, and uranium. The maps at the end of this
document illustrate the wide distribution of
minerals within the County. These mineral
deposits vary greatly in quantity and quality.
2471906 B-1527 P-504 01/16/96 01:22P PG 63 OF 68
951.3?,
NATURAL RESOURCES
Most of the high quality sand and gravel deposits
in Weld County are found along major drainage,
either under the floodplains or in adjacent stream
terraces. Some lower quality deposits are found in
older alluvial deposits. Aeonian sand deposits can
be found in some upland areas. A major portion
of Weld County is underlain with coal. This coal
forms a portion of the Boulder -Weld field, which
is included in the Denver Basin coal region.
Portions of Weld County, north of Colorado State
Highway 14, have been tested and have shown
occurrences of uranium deposits. Currently, there
are no producing uranium mine sites in the
County.
Commercial and Mineral Resource Deposits
In this plan, General Resources has been divided
into two subcategories: Commercial/Mineral
Resources, which cover those minerals under Title
34, and oil and gas minerals detailing oil and gas
production in Weld County.
Commercial/Mineral Resource Deposits Goals
and Policies
CM.Goal 1
Conserve lands which provide valuable
natural mineral deposits for potential
future use in accordance with Colorado
State Law.
CM.Policy 1
Access to future mineral resource
development areas shall be considered in
all land -use decisions in accordance with
Colorado State Law. No Weld County
governmental authority which has control
over zoning shall, by zoning, rezoning,
granting a variance, or other official
action or inaction permit the use of any
area known to contain a commercial
mineral deposit in a manner which would
interfere with the present or future
extraction of such deposit by an extractor.
CM.Goal 2
Promote the reasonable and orderly
development of mineral resources.
CM.Policy 2
The operation of a mine site in
unincorporated Weld County shall be
subject to obtaining a Use by Special
Review permit in accordance with the
Weld County Zoning Ordinance.
CM.Goal 3
Minimize the impacts of surface mining
activities on surrounding land -uses,
roads, and highways.
CM.Policy 3
An application for a mine site located
within an Urban Growth Boundary Area,
Unincorporated Community, I-25 M.U.D.
Area and Activity Center, or Agricultural
Area shall be reviewed in accordance with
the goals and policies of the area in which
the application is located.
CM.Goal 4
Minimize hazardous conditions related
to mining activities and the mining site.
CM.Policy 4
In reviewing the operational and
reclamation plans for a mining operation,
the County shall impose such conditions
as necessary to minimize or eliminate the
potential adverse impact of the operation
on surrounding properties. This shall
include:
CM.Policy 4.1
Requiring the location and design of
excavated areas, structures, machinery,
equipment storage, and stockpiling of
mined materials to be compatible with
surrounding land -uses in terms of: general
use, scale, density, traffic, dust, and noise;
6-5
2471906 B-1527 P-504 01/16/96 01:22P PG 64 OF 68
351327
NATURAL RESOURCES
CM.Policy 4.2
Maintaining roadside and perimeter
vegetation and setback requirements
which serve to shield mining operations
including storage of equipment,
stockpiled soils and materials from public
view;
CM.Policy 4.3
Requiring that access roads to and within
the site be located in a manner which
minimize traffic impacts on surrounding
land uses;
CM.Policy 4.4
Requiring the land -use applicant to
demonstrate to the satisfaction of the
Board of Commissioners that the street or
highway facilities providing access to the
mining activity are adequate in functional
classification, width, and structural
capacity to meet the requirements of the
proposed mining activity. Internal road
circulation, off street parking, dust
abatement, acceleration lanes, deceleration
lanes, common access collection points,
signalization, and other traffic
improvements shall be required wherever
necessary to mitigate traffic impacts
caused by the mining activity.
Applications for mining shall also be
reviewed in accordance with the
transportation goals and policies;
CM.Policy 4.5
Requiring, where possible, that batch
plants and processing equipment be
centrally located within the site;
CM. Policy 4.6
Requiring that security fencing be erected
and maintained around extraction sites, as
necessary, to minimize the attractive
nuisance hazards inherent in operations
located near urban uses;
6-6
CM. Policy 4.7
Requiring mining operations to use
warning signs, fences, guards, lighting,
and other means to warn and protect
people from mine site hazards such as
steep slopes, holes, ponds, and heavy
equipment;
CM.Policy 4.8
Ensuring that all mining operations
conform to Federal, State, and local
environmental standards; and
CM.Policy 4.9
Ensuring that all mining operations
conform to Federal, State, and local
standards concerning protection of
aquifers and all other waterways.
CM.Goal 5
Provide for timely reclamation and re-
use of mining sites in accordance with
the Comprehensive Plan, Subdivision
and Zoning Ordinances.
CM.Policy 5
The County shall consider the potentially
adverse environmental effects of mining
operations and generally require:
CM.Policy 5.1
Disturbance of vegetation and overburden
in advance of mining activities shall be
minimized;
CM. Policy 5.2
Topsoil shall be saved and utilized in site
reclamation;
CM.Policy 5.3
All reasonable and practical measures
shall be taken to protect the habitat of fish
and wildlife;
2471906 B-1527 P-504 01/16/96 01:22P PG 65 OF 68
9S1327
NATURAL RESOURCES
CM.Policy 5.4
The operation shall comply with County
flood hazard and geological hazard
regulations;
CM.Policy 5.5
The final reclamation of the mine site
shall return the land to a form and
productivity that is in conformance with
the established comprehensive plan for the
area;
CM.Policy 5.6
The operator will maintain the reclaimed
mine site until it has been stabilized and
vegetation is re-established; and
CM.Policy 5.7
Trucking operations dealing exclusively
in the transport of mined materials may be
permitted on the mine site when
incorporated in the operational plan for
the mining operation.
Oil and Gas Mineral Resource Deposits
Oil and gas development in Weld County is an
integral part of the Weld County economy and has
a substantial direct and indirect impact on current
and future land use. Oil and gas development is
cyclical but the economics of drilling has caused
extensive drilling activities in Weld County,
especially in the Wattenberg Field of west and
south central portions of the County, during the
early 1990's. Spacing orders entered by the State
of Colorado have allowed a much greater density
of drilling in this area which in large part coincides
with irrigated farmlands in the County. Recent
judicial and statutory developments have clarified
that local counties have some role, because of a
partial preemption by the State, in regulating oil
and gas drilling in the absence of an irreconcilable
conflict between state and county regulations, but
that in no instance may the local regulation go so
far as to directly prohibit drilling. Support
facilities which do not depend on geology for
6-7
locational decisions are subject to the
unattentuated land use authority of the County.
Oil and Gas Mineral Resource Goals and
Policies.
OG.Goal 1
Allow oil and gas exploration and
production to occur in a manner which
minimizes the impact to agricultural
uses and the environment and reduces
the conflicts between mineral
development and current and future
surface uses.
OG.Policy 1
Weld County should encourage
cooperation and coordination and
accommodation between the surface
owner and the mineral owner/operators
with respect to any developments of either
the surface or the mineral estate;
OG.Policy 1.1
New planned unit or subdivisions should
be planned to accommodate current and
future oil and gas drilling activity to the
extent development can reasonably be
anticipated;
OG.Policy 1.2
Oil and gas drilling activities should be
planned to accommodate current and
future surface land uses unless such
accommodation would prohibit
production. The possibility of oil and gas
production should not be allowed to delay
development of the surface;
OG.Policy 1.3
Weld County will seek the imposition of
protective measures through available
state, county, and federal regulations to
ensure that the mineral operator conducts
operations in a manner which will avoid
current and future environmental impacts;
2471906 B-1527 P-504 01/16/96 01:22P PG 66 OF 68
951327
NATURAL RESOURCES
OG.Policy 1.4
Oil and gas support facilities, decisions
which do not rely on geology for locations
decision, shall be subjected to review in
accordance with the appropriate section of
this Plan; and
OG.Policy 1.5
Oil and gas exploration and production
should be conducted in a manner which
minimizes interference with existing
surface use and mitigates the impact on
future land uses. Well sites should be
reclaimed and closed by techniques which
ensure that the future use of the property
is not impaired because of environmental
or safety problems or the existence of
improperly abandoned or unlocated
equipment, such as wellheads or
flowlines. The continued presence of
pipelines and flowlines, after production
has ceased, without provision to site or
relocate the lines as to not interfere with
future uses is an unreasonable interference
with the use of the land. At a minimum,
any lines which are not removed should
be recorded and located for future
reference.
6-8
2471906 8-1527 P-504 01/16/96 01:22P PG 67 OF 68
951.32?
BE IT FURTHER ORDAINED by the Board, that an applicant for a land use who has not
yet been heard prior to the effective date of this Ordinance before the Planning Commission or, if
applicable, the Department of Planning Services for matters not considered by the Planning
Commission, will be considered under the terms of this Ordinance. However, any applicant whose
land -use application that is pending before the Board of County Commissioners on the effective
date of this Ordinance will have the option of preceding under the prior provisions of the
Comprehensive Plan or requesting that the application be remanded to the Planning Commission
or, if applicable, the Department of Planning Services, to repeat the review process using this
Ordinance.
BE IT FURTHER ORDAINED by the Board, if any section, subsection, paragraph,
sentence, clause, or phrase of this Ordinance is for any reason held or decided to be
unconstitutional, such decision shall not affect the validity of the remaining portions hereof. The
Board of County Commissioners hereby declares that it would have enacted this Ordinance in each
and every section, subsection, paragraph, sentence, clause, and phrase thereof irrespective of the
fact that any one or more sections, subsections, paragraphs, sentences, clauses, or phrases might
be declared to be unconstitutional or invalid.
The above and foregoing Ordinance Number 147-G was, on motion duly made and
seconded, adopted by the following vote on the 11th day of September, A.D., 1995.
BOARD OF COUNTY COMMISSIONERS
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First Reading:
Publication:
ATTEST:
I/ ,1 u !
Weld County Clerk to the Board
BY' CYsc� _ "? ;act
Deputy Clefto:the Board
t''C.
VEb' S 1"( '.Iv O#2M:
Second Reading:
Continuance of Second Reading:
Publication:
Final Reading:
Continuance of Final Reading:
Publication:
Effective Date:
ELD COUNTY, OL7ADO
Daly K. Hall, Chairman
arbarp J. Kirkmeygi•,�Pro-Te
L{cc.= r
George Baxter
Constance L. Harbert
'; /'
W. H. Webster
July 17, 1995
July 20, 1995, in the Windsor Beacon
July 31, 1995
August 14, 1995
August 24, 1995, in the Windsor Beacon
September 6, 1995
September 11, 1995
November 16, 1995, in the North Weld Herald
November21, 1995
2462636 B-1517 P-738 11/06/95 03:10P PG 2 OF 2
951327
ORD147G
MULE
DOCKET NO. 96-19
The Board of County
Commissioners of Weld County,
Colorado, will conduct a publk
hearing at 9:00 a.m., on
Monday, July 17, 1995. in the
Chambers of the Board of
County Commissioners of Weld
County, Colorado, Weld County
Centennial Center, 915 10th
Street, First Floor, Greeley,
Colorado, for the purpose of
considering the REPEAL OF
SUBSTANTIAL PORTIONS OF
THE EXISTING WELD COUN-
TY COMPREHENSIVE PLAN
AND THE ADOPTION OF A
NEW WELD COUNTY COM-
PREHENSIVE PLAN. AD per-
sons in any marmer interested in
the amendments to Ordinance
No. 147, the Weld County
Comprehensive Plan
Ordinance, are requested to
attend said healing and may be
heard.
Should any Interested party
desire the presence of a court
reporter to make a record of the
proceedings, in addition to the
taped record with will be kept
during the hearing, the Clerk to
the Board shall be advised in
writing of such action at least
8ve days prior to the hearing.
The cost of engaging a court
reporter shell be borne by the
requesting party.
BE IT ALSO KNOWN that
copies of Ice proposed
Comprehensielan may be
examined in the office of the
Clerk to the Board of County
Commissioners, located in the
Weld County Centennial Center,
915 10th Street. Third Floor,
Greeley, Colorado, Monday
through Friday, 8:00 a.m. to 5:00
p.m.
BOARD OF COUNTY COM-
MISSIONERS
WELD COUNTY, COLORADO
BY: DONALD D. WARDEN
WELD COUNTY CLERK TO
THE BOARD
BY: SHELLY K. -MILLER
DEPUTY CLERK TO THE
BOARD
DATED: Jun 21, ION
packed la vie Windsor
areas as M a, in
AFFIDAVIT OF PUBLICATION
STATE OF COLORADO
55
COUNTY OF WELD
I, ROGER A. LIPKER, of said County of Weld, being duly
sworn, say that I am publisher of
WINDSOR BEACON
a weekly newspaper having a general circulation in said
County and State, published in the town of WINDSOR, in
said County and State; and that the notice, of which the
annexed is a true copy, has been published in said weekly
for / successive weeks, that the notice was
published in the regular and entire issue of every number of
the paper during the period and time of publication, and in
the newspaper proper and not in a supplement, and that
the first publication of said notice was in said paper bearing
the date of the
°NIA day of -rou A.D., 19 and the
last publicationng the date of the
_day of A.D., 19,
and that
the said WINDSOR BEACON has been published
continuously rind uninterruptedly for the c.=rind of 5
consecutive weeks, in said County and State, prior to the
date of first publication of said notice act the same is a
newspaper within the meaning of an Act is rr:3ulate printing
of legal notices and advertisements, approved May 18,
1931, and
all prior acts so far as in force.
4
6
,JBGISHER
Su k cribed and sworn to before me this c29 �` day of
19 9-C-
NOTARY PUBLIC
My commission expires
,Gfi7?
2 ( 9 %.
NOTICE
DOCKET NO. 95-49
The Board of County Commissioners of Weld County, Colorado, will conduct a public hearing at
9:00 a.m., on Monday, July 17, 1995, in the Chambers of the Board of County Commissioners of
Weld County, Colorado, Weld County Centennial Center, 915 10th Street, First Floor, Greeley,
Colorado, for the purpose of considering the REPEAL OF SUBSTANTIAL PORTIONS OF THE
EXISTING WELD COUNTY COMPREHENSIVE PLAN AND THE ADOPTION OF A NEW WELD
COUNTY COMPREHENSIVE PLAN. All persons in any manner interested in the amendments to
Ordinance No. 947, the Weld County Comprehensive Plan Ordinance, are requested to attend said
hearing and may be heard.
Should any interested party desire the presence of a court reporter to make a record of the
proceedings, in addition to the taped record which will be kept during the hearing, the Clerk to the
Board shall be advised in writing of such action at least five days prior to the hearing. The cost of
engaging a court reporter shall be borne by the requesting party.
BE IT ALSO KNOWN that copies of the proposed Comprehensive Plan may be examined in the
office of the Clerk to the Board of County Commissioners, located in the Weld County Centennial
Center, 915 10th Street, Third Floor, Greeley, Colorado, Monday through Friday, 8:00 a.m. to
5:00 p.m.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
BY: DONALD D. WARDEN
WELD COUNTY CLERK TO THE BOARD
BY: SHELLY K. MILLER
DEPUTY CLERK TO THE BOARD
DATED: June 21, 1995
PUBLISHED: June 29, 1995, in the Windsor Beacon
AFFIDAVIT OF PUBLICATION
STATE OF COLORADO
SS.
COUNTY OF WELD
I, Bruce J. Bormann, of said County of Weld, being duly
sworn, say that I am Publisher of
THE NORTH WELD HERALD
a weekly newspaper having a general circulation in said
County and State, published in the town of Eaton, in said
County and State; and that the notice, of which the annexed is
a true ^ copy, has been published in said weekly newspaper for
m ^ (- successive weeks, that the notice was published
in the regular and entire issue of every number of the paper
during the period and time of publication, and in the
newspaper proper and not in a supplement, and that the
publication of said notice:
rifch x`/1(7 -G - F. ilea
was in said newspaper bearing the date(s) of:
%70 /t //. 1975
19
19
19
and that the said THE NORTH WELD HERALD has been
published continuously and uninterruptedly for the period of 52
consecutive weeks, in said County and State, prior to the date
of first publication of said notice, and the same is a newspaper
within the meaning of an Act to regulate printing of legal
notices and advertisements, approvMay 18, 1931, and all
prior acts so far a force.
E J. BORMANN, PUBLISHER
Subscribed and sworn to before me this
of Ace in62-1 )
&u-ka_ C. c&a
ISf
199."
day
NOTARY PUBLIC
My commission expires ed eobt 21, /999
0
LEG
ORDINANCE NO. 147-G
IN THE MATTER OF THE REPEAL AND RE-ENACT-
MENT OF CERTAIN PORTIONS OF ORDINANCE NO.
147, WELD COUNTY COMPREHENSIVE PLAN OR-
DINANCE
BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF THE COUNTY OF WELD,
STATE OF COLORADO:
WHEREAS, the Board of County
Commissioners of the County of Weld, State of
Colorado, pursuant to Colorado statute and the Weld
County Home Rule Charter, Is vested with the
authority of administering the affairs of Weld County,
Colorado, and
WHEREAS, the Board of County
Commissioners has the power and authority under
the Weld County Home Rule Charter and Article 28
of Title 30, CRS, to adopt planning goals and
policies for the unincorporated areas of the County of
Weld, and
WHEREAS, the Board of County
Commissioners of Weld County, Colorado, has
previously adopted Ordinance No. 147, Weld County
Comprehensive Plan, establishing a comprehensive
revision of the planning goals and polices for the
unincorporated areas of the County of Weld and has
adopted amendments -in Ordinance No. 147-A, 147-
B, 147-D, 147-E, and 147-F, and
WHEREAS, the Comprehensive Plan
Advisory Board has proposed revisions to the
Comprehensive Plan which have been reviewed by
the Weld County Planning Commission and the
Board of County Commissioners, and
WHEREAS, the Board of County
Commissioners of Weld County hereby finds and
determines that there is a need for a comprehensive
revision of the Comprehensive Plan for the County of
Weld, and that this Ordinance is for the benefit of the
health, safety, and welfare of the people of Weld
County.
NOW, THEREFORE, BE IT ORDAINED by
the Board of County Commissioners of the County of
Weld, State of Colorado, that the Weld County
Comprehensive Plan be, and hereby is, repealed
and re-enacted to read as follows:
COMPREHENSIVE PLAN
Final Draft - September 19, 1995
ORDINANCE 147
BOARD OF COUNTY COMMISSIONERS
Dale Hall, Chairman
Barbara Kirkmeyer, Pro-Tem
George Baxter
Connie Harbert
W.H. Webster
WELD COUNTY PLANNING COMMISSION
Richard Kimmel, Chairman
Shirley Camenisch
Daniel Lere
Jack Epple
Curt Moore
Zachary Alley
Judith Yamaguchi
Made Kooistra
Arlan Mans
DEPARTMENT OF PLANNING SERVICES
Pat Persichino, Director
Monica Daniels -Mika Long Range Planner
Gloria Dunn Current Planner
Sham Eastln Current Planner
Sharyn Frazer Office Manager
Chris Goranson Current Planner
Todd Hodges Current Planner
Keith Schuett Current Planner II
Sharon White Planning Technician
COMPREHENSIVE PLAN ADVISORY COMMITTEE
John Donley -Chairman
Made Koolstra
Bonnie Dean -Vice -Chairman
Jim Meyer
Jay Curtis
Gristle Nickles
Kirk Goble
Ruth Pelton-Roby
Dale Hall, Ex -Officio
Gale Schick
Michael Hayes
Cathy Schulte
Barbara Klrkmeyer, Ex -Officio
John Valencia
Marie Koolstra
NATURAL RESOURCES
Wildlife 6.1
Open Space Parks and Recreation 8.2
General Resources 8- 4
Commercial and Mineral Deposits S - 5
Oil and Gas Mineral Deposits 6.7
APPENDIX
Right to Fan Covenant 7.1
Transportation Definitions 7.2
- Arsenal Roads 7 - 2
- Collector Roads 7.2
• Local Roads 7.2
Table 1.
Table 2.
Table 3.
Tabled.
Table 5.
LIST OF TABLES
Population Characteristics 1990..
Weld County Population - History
and Forecast
Weld County Population by Municipality
Existing Land -Use in Weld County
County Road System
LIST OF FIGURES
Figure 1: Locational Map
Figure 2. Population Distribution
Figure 3. Employment by Sector in 1994
LIST OF MAPS
Map 1 - Urban Growth Boundary
Map 2 - Mixed Use Development Map
Map 3 • Transportation
Map 4 • Bike Trails
Map 5 - Wildlife Areas - Existing
Map 6 - Coal Resources
Map 7 - Sand and Gravel Resources
COMPREHENSIVE PLAN DEFINITION
The Weld County Comprehensive Plan is the document
intended tofulfillthe master plan requirement pursuant
to Colorado Stale Law and, in pan, to set land -use
policy pursuant to the Weld County Home Rule
Charter. The Comprehensive Plan document is
intended to be used for the general purpose of guiding
and accomplishing the coordinated, adjusted, and
harmonious development of Weld County. The Plan
Includes all geographic areas of the County. It
establishes policy guidelines for existing and future
land -use decisions. The. Comprehensive Plan was
orighaly developed in 1974, revised In 1987, and later
amended in 1992 and 1995.
RELATIONSHIP TO PLANNING DOCUMENTS -
The Comprehensive Plan identifies specific land -use
goals and policies which are intended to provide
guidance and directionfor existing and future land use.
The basic documents used by Weld County to carry out
the goals and policies of the Comprehensive Plan are
the Zoning and Subdivision Ordinances.
The Zoning Ordinance is a regulatory document. It
defines land -use application procedures,
responsbilities, defines standards and regulations
pertaining to zone districts, overlay districts, non-
conformance, enforcement, and the Board of
Adjustment.
The Subdivision Ordinance is the regulatory document
defining regulations and minimum standards for
subdivision development, Including design standards
for facilities, utilities, and other improvements. The
Subdivision Ordinance also explains the procedures for
subdividing a parcel of land.
The Zoning and Subdivision Ordinances are intended
to implement and carry out the goals and policies of the
Comprehensive Plan.
PRINCIPLE PLAN COMPONENTS
Goals and policies are the two principle components of
the Weld County Comprehensive Plan. The goals are
expressed as written statements and represent the
direction Weld County citizens have selected for the
future. Goals were developed and adopted with input
from the public:, civic organizations, municipalities, and
agencies of the State of Colorado and the federal
government. The adopted goals of the Comprehensive
Plan provide public officials and private citizens with
criteria for making planning decisions.
The Comprehensive Planpolicies are expressed as
written statements and maps. The written policy
statements are specific guidelines for public planning
decisions. The policy maps (located in the back inside
cover) graphically identify important wildlife areas,
mineral resources, and existing and future general
land -use classifications. The policy statements and
maps provide additional background and clarification to
the County goal statements.
COUNTY DEPARTMENTS
Public Works
Drew SchaasngaCouniy Enngineer.
Health Department
John Pidde-Diredor ;
Jait Sha .
Charlotte Dave
Trevor Jdceic
Robin NewMey
Morney's Office
Brun Dancer-Counly Attorney
Lee Morrison
TABLE OF CONTENTS
INTRODUCTION
Comrsehen*e Plan Definition 1. 1
Relationship to Other Documents1. 1
Pdndpie Pan Components1.1
Weld County PIMWnB Pro9Rn- 1.1
CompreheroNe,PlanAmendment Procedure 1- 2.
DEMOCIRAPHICS/ECONOMICS
.Weld County Population 1 -7
Weki Coumy Et wmy 1.12
Wiling .LaOWUee- 1.15
future Land Use» 1-14
LAND USE CATEGORIES
Agriculture - 2.1
Understanding the Agricultural
industry and , eat,w••2.1
Cantina as an itsfry 2.2
Weld County Prime Farmland DefHitoa 2.3
Waterway Corway Woo -Prime Farmland DelkJaa 3-1
UrbanDevebpnera T 3-.1
Industrial Development 4 3.4
Commercial Development 3.5
Residential Development 3.7
Planned Unit Development 3.8
1-25 Mbed-Use Development Akita d
Urban Development Nodes......, 3-10
LAND USE AMENITIES
PublicFacMltles and Services .:.....314
Are Protection 315
Police. Protection. 3-18
Transportation 4.1
Road System Classification A --1
Medal Roads 4-1
Collector Roads . 4.3.
Local Ross, 4.3
Road Access...., 4.3
Pedestrian and Bicycle Paths 4 - 3
Scenic Road Bkeways A. 3
Regime Plans A- 3
U.8.;86 Cotdder.,..A.4
AYTrralpodakar 4-4
RN Tranepsnalon A-5
ENVIRONMENTAL QUALITY ..
Weer S•1
Mr 5.1
Noise Impacts 5.2
Sole Waste rS • 2
Brine Waste— 5.4
Manure 5 - 4
Municipal Sludges 5.4
Septic Tank PWoplogs 6.4
WELD COUNTY PLANNING PROCESS
The Weld County planning process is designed to
provide a consistent revIew olindividual lend use
matters. The Department of Pismire Services start,
Board of Adjustment. Weld County Planing
Commission, and Board of County Commbaonera are
the four groups responsible for making planning
dedslone in Weld County, .The Comprehensive Plan,
Zoning and Sredvisien Ontlnarces are the essential
documents describing. the Weld County Planning
review and decision making process. These
documents we adopted ad ordnance* in accordance
with the Weld County Ordnance Procedure set forth in
Article ill, Section 3-14 M the Home Rule. Charter.
The Weld County Departmem of Panning Services
welcomes the opportunity to discuss the planning
process with interested persons. Most initial
discussions and inquiries about the Weld County
planting process, Yrquling land -use eppkcatbns,.site
plan review procedure, and the, zonedistrict
claeellicatbns, begin with the Department of Planning
Services.
When the Department us Platting Services receives a
land -use application, Ills processed and reviewed for
compliance with the appropriate sections of the
Comprehensive Plan. Zoning and Subdivision
Ordinances. The typo of land -use, application,
determines the admlmstrplhe body-7esponslble lot
review and decision making.: For azample, a Use. by
Special Review Application is initially processed by the
04 .4.0442 1 af,~0 Selig a-
PrMsMa a written reedallnaallwl fa ea, aPP
and presents that iscoWeriendalanito:the Weld County
Pamm nting Commission a pudic meeting. She Weld
County Planning ConanbMan reviews the i tomatlon
presented, evaluated arty Rabat testimony and
formulates a recommendalon regarding the land -use
application. The Planning Commission's
recommendation Is then lorwardedd to tie Board of
County Commissioners, In apubpe m eetkg.lhe Board
of County Commissioners reviews the Planning
Commissions reconeerdadon, evaluates any Public
tesdniony and makes a Odeon regarding the Use by
Spacial Review
The Comprehensive. Plan. Zoning and SubdNbbn
Ordinances enable tins public to eaamine the
reationhp between 1N l,lamd use Manning goals
and specific policies and regulations to participate in
the decision making, process. - The. Weld Coumy.
planning process combines ee the interaction or elected
Mica and Ms supportsari; from the Department -of
Panning Services and other County departments.
In order to ensure joint cooperation between damns
end. prolusions*,. Weld County will rely upon the
following Vase p in pYa
1. The County will encourage citizen
padtdpatbnMini planning process.
2 The County willencourage and 'promote
coordination and, cooperation between
'adore, slate and local governmental
entitles charged with making decisions
which significantly affect and uses in
unkrcerpotated Weld County; and
3. Tie County will discourage Inappropriate
1
dausloperent in noted hazard areas and
reduce erwaonmettat degradation as much
as poeea4e,
COMPREHENSIVE PLatNAMENOMENT
PROCEDURE
Evaluation of the Comprehensive Plan is necessary to
provide an accurate statement of county land- se goals
end policies based on current data end the needs of
Weld Costly Streita. Therefore, when dMags in the
socleL pt4*S, or adenoma co torts of Weld County
occur, * becomes madam to r►wabate and dmnge
goals end poled" The following pr$Fedur s
fide liken established to amend the ConpolhIMN..
1, An overall review and update will be
conducted at least every ten years or
easier as deeded by the Board of County
Commissoners, Tfoispdate should
Include an Mithilititm Of the entire
Comprehenskre Pisan. : procedure
Involved Mild Caddo shad Include an
opportunity, tot 11$ gederal public,;:
Department of Planning Services,
murtictW4 elate, end 1.0111 agencies to
submit proposed changes and to review
and comment -on any amendments being
considered by the Planning Commission
and the Board of County Commissioners.
2. Individuals may submit a proposal to
amend the Comprehensive Plan In
accordance with the following proadue:
A. Comprehensive plan
amendment proposals shag be
considered bi- annually with a
public hearing process
beginning in November or May
of each year,
B. The petitioner shell pay for -the
cost of legal publication of -the
proposed amendmentand all
ens tree applcenon fees;
C. A typewritten original and
eleven (11) copies of the
proposed ComprehensivePlan
amendment must be submitted
to the- Department of Planning
Services no later than October
1. or April 1 of each year to be
considered for review and
public hearings. The following,
iems.Maf be submitted as part
of the proposed amendment:
(1) a statement deserting why
the comprehensive plan is
in need of redden
(2) a statement deserting how
the proposed amendment
will be coned:tent with
existing and fututegoals, -
policies, and needs of the
Corny:
in the ease of an amendmenttothe h25.
Mixed Use Development Area:Mapthe
proposed amendment must
a. demonstrate the proposed
amendment is adjacent to and
contiguous with the existing I.25
'Misted Use Development Area Map;
and
b. describe -how , the proposed
amendment win not pace- a -burden
upon existing or planned service
capabilities. This statement shall
Include how emergency services cell
be provided to the proposedarea;
and
e. delineate the number of people who
will reside in the proposed area. - This
, statement shall Meade the number of
school -aged children and Wdrees the
cultural and saiaAfr i rfbhim
needs of the proposed population.
THE NORTH WELD HERALD
Ae Y VPMBER\ig i 5 PAGI
limited - to all utilities,
ir*set rdure and tranponrlon
systems; and
c. the proposed number of new
residents will be adequately
served by the social and cultural
amenities of the eommunry.
M. The Ba1-el County CRndYsionen shall
receive the' Planning Commission
recommendaf'bn and Planning staff
recommsndefiOh s1 a. public meeting.
Receipt of the recommendation shall
conetBdQle thefirst reading of the
'.:CompesHaekpe Plan Ordinance.
The s i d reading ofthe
OMIfi ons:WWa I take place not
mono Men sixty days after
receipt',. of the Planning
Commission's recommendation.
The Board of County
-Commissioners may then
proceed to'a third and final
hearing of the Comprehensive
Plan Ordnance. At the dose of
the public hearing, the Board of
Commissioners may amend the
Comprehensive Plan according to
the procedures established in
Article III, Section 3.14 of the
Home Rule Charter for Weld
County.
The Board of County Commis-
sioners shall consider the pro-
posed unendn ant, the Planning
Cemmiselows recommendation,
sad any publle testimony and
deMmins wts*er
''(I) -the dilating Comprehensive
Plan is In need of revision as
• pWased;
'12) the proposed amendment will
be consistent wet existing and
futuregoes, policies, and needs
of tleCarury;
In the case Man amendme t to the I-
25 Mixed Use Development Area
heproptesent amendment is
erg cart b YtsaldwMW IX Weed
b. the Oar* athalaialdt7t
plaHtre ad
including, but not limited to all
utilities, Infrastructure and
trsiepodWonsysterte;
c. the proposed number of new
residents will be adequately
served by the social and cultural
amanitas of the communiy.
Tax Limitations and Planning Considerations
The County mill levy has been lowered consistently
since the adoption of the charter.. The mill levy was
25.82 In 1975. The mill lovy in 1994 is 22.457. The
growth of the County's property taxation has been
aftectwey limited by Section 14-7 of the Home. Rule
Charter.
The two state constitutional limits, I.e. TABOR and
Gallagher, work together in the following fashion to limit
local govammertt's Miry to rain sufficient revenue to
pay for the higher costs of government due to ktrotbn
and Idlux of new residents Ina tie County.
Prior to 1982, the share of residential property
assessed value as a percentage of total statewide
assessed value had been steadily creeping upward.
The Gallagher Amendment provision In the. 1982
Amendment 1 was to stabilize the share of residenffst-
assessed value In the total statewide properly tax base
at approximately 45%. By stabilizing the share of
residential assessed value "45% the share of property
tax revenue collected fromresidential property owners
Colorado. Weld County al hotal4.4 onto eh
tanner and Boulder Counties, on sad by 14
and Lomat Coudies, on the south by Adams C
and on the Moth by Wyoming and Nebraska.
largest mud $e4palhy In Weld Countyfafhe C
Greedy, vim a 199Opopulatat of 80,454 people.
The transportation in the County is provldi
interstate I.25 and Highway 85. for north and
transit, Highway 14 and Held* 52 for east alit
transit, Interstate 78 for more eatery travel, at
several Colorado highways which traverse the I
as well as 3;2743 relies of nubiley maintained c
roads.
Figure 1. LocationalMap
Weld County la located In the nomeastern port
,the alas, in the Great Plains area. appmxlmat)
mess east of the Continental Divide. The Count
elevations ranging from 4A00 feet above sea le
the egress of the Pawnee Creekto hip!
approximately 5,200 feet above sea level I
northwestern portion of Weld. Weld County I
Wider el Mumble streams end deem triolud0
Mattes theCeche LeP udrs Wet St.
Creek, Craw Ciesk„ Thompaoh Rivet, and e
Creak 1'S NOV rsspnoirs hi Weld include: Er
Mark
Milton, Blew CYthasor Lower. Latham
Bleat Hollow mend i, Lscsfed in the Interior ,
North American Continent, Weld County erperlt
wide temperature changes from season to seas:
rapid weather changes due to storms traveling
west to east throughout the region. The an
average meanlelr entdw`m Weld is 48.4 de
Fahrenheit, The average rainfall amount. to '
inches and the average annual snow fails 32.3 in
The average growing season in Weld County k
days.
COUNTY POPULATION'
Bdd$bse the growth rate has bead apbretrnete
percent per decade, which is more than triph
national average, N MN be difficult to sustain this ty
growth Indefinitely. Approximately 85,percent t
postulation is located in an 800 square rode area I
southwestern part of the County. The 1990 popu
denary for this area is approximately 149 people
square mile.
In 1990, 131,821 people tved in Weld County h
represented 4% otthe total state population In
TM median age of Weld County residents in 1980
303years compared was the state median age of
years. The sex distribution ration was similar for
Wald County and the date for this tens frame
1). The overal dispersion of Wed Coreays popul
resembles the state population with the except'
Weld County having proportionally a younger
force.
D. The Department of Planning Senoss
stall upon submission of a request to
amend the CalprehensWe Mm
(1) ensure that all sunnier m4ldreme�terat
am mat
prior to initiating any official
action;
(2) set a Planning Commission
heahq date;
(3) arrange for Mgt notice of said
hearing to be published one
time an the newspaper
designated by the Board' of
Commissioners for publication
of notices.'- The hale of
pWaadonshall be at least ten
(10) days Prior b 1st hewing;
(4) arrange for a press release
regarding the proposed
amendment In order to inform
as many Weld citizens and
interested parties as possible;
tied
(5) prepare a'recommendation for
consideration by the Planning
Commission.
E. The Planning stairs recommendation
shall consider whether:
(1) the existing Comprehensive
Plan is in need of revision as
proposed; and
(2) the proposed amendment will
be consistent withexisting and
future goals, policies, and needs.
of Me County;
In the case of an amendment to the 125
Mixed Use Development: Area Map:
a. ,the proposed amendment is adjacent
to the existing 1.25 Mixed the
Devedepmst Santo; and
b. the proposed amendment will not
plan a burden upon existing or
planed servitor capabilities including,
but' not limited to all utilities
infrastructure and transportation
systems; and
ref antanes of the
F. The,' Weld County Planning
Commission shall hold a public
hearing to considerate proposed
amendment to the Comprehenelve
Plan text and maps. The Planning
Commission shall recommend
approve or denial of the promoted
amendmentto the .Board of.
Commissioners..
G. The Planning Commission shall
consider the proposed amendment,
the Deportment of Panning. Service's
recommendation, and any public
teats'altly anddelal ie whether:
(1) the exl•ting Comprehensive'
Plan is in need of revision as
proposed; and
(2) the proposed amendment will
be consistent with existing and
Juan goals, pokdes, and needs
of the candy;
In the case of an amendment to the 1-25
Mated Use Development Area Map.
a. the proposed amendment is
adjacent to the exsaing 1-'25
Mixed Use Development Area
Map; and
b. the proposed amendment wilt
not place a burden upon
existing or planned service
capabilhssincluding, but not
In essence, since 1963 about 45% of properly tax
revenue each year has been collected from
residential property owners In Colorado.
However, by Ma the residertal share of
properly taxrevere collections at 45%, the
tax burden has been shifted to all
nonresidential -property owners in the state.
in 1997, thetWr Mirror `re$dsallatproperty
owners In Colorado :wranmgrthan $223.
million lower thank would have been had the
original Gallagher, ,provision#, (which
assessed residentiM properly 46461% role)
remained ptghanged sings 183.. From
1987 through, 4991, mime cpmtsave reduction
was *noel $7501rlsioru
Growth simply will not keep pate, with a
government's Inflation adjusted spending
ant mat N alto pad of Amman* 1., The
Meaty re governments to adjust the proper.
lax._ rata (the .mill levy) to, generate, the
revenue needed to pay .fertile higher coal of
downward aarvloa-wa,elmirale Ot h the ,
passage re 1992's Amendment 1.
MALE
FEMALE 66,732
UNDER 5 10,389
Table 1. POPULATION CHARACTERISTICS
WELD COUNTY STATE OF COLORADO
65,089 49.4% 16,295 49.5%
50.6% 1,663,099 50.5%
79% 252,893 7.7%
5.17 26,624 20.2% 608,373 I8.5%
18-64 81,354 61.7% 2,103,685 63.9%
65+ 13,434 10.2% 329,443 10.0%
131,821 3,294,394
TOTAL
Median Age
Total Households
Persons per Household
30.5
47,470
2.69
32.5
L282,489
2.51
In order to comply with the GallagherAmendment
provisions of the 1982 Amendment 1, each
reassessment year the legislature must establish an
assessment rate for residential property that will be
used by Gahm Wale* statewide. The rate fortte 1994
tax year was 12.88%, down front -21% prior to the
passage of Galagher...
The net affect of Gallagher is areas having high
proportions of residential assessed value as a percent.
of their total property tax base ern ham large assessed
value declines if the averageMeneae in actual
residential vales does- not keep pace ",wl$t. the decline.
in the residential assessment ratio. For example, as
the statewide residential assessment ratio declined
from 14.34% to 12.88% In 1992, a school district or
county hod to experience an average 11.6% Increase
in squid forgeries!. yaks; (all as remaining equal) in
order for f4Nlc9weued value, and tenors revenue,
to remain unchanged. .c
The background Informacton presented on Me Nome
Rule Chalker and Its lax levy Mann and the state
TABOR and Gallagher Amendments helps to explain.
the critically important relationship between the charter,
ate�d11Pt1andlY'a..
The County's ability to provide services under the
exledhgbmdgt Imitations is significantly cleaeesed by
the combined affects of inflation, growth, and budget
redul4gns at t etedrel and state ants: The only
safety valve available to counties under YABOR Is to
endaWtekMS to m endeted prograis,'euch es Social
Services to provide some properly tax relA- from social
programs gaming at a rate greater than -inflation.
The current economic, legislative, and growth
am41bM am not conducive to meeting el the needs
and dente ds being placed upon local government
when me combined rate of inflation afro growth are
greater than the Home Rale Charters 5% tax amkaion
or Mae allowed by TABOR. As lam **Meld County
reeponst$e for the delivery of htSnen services,
hshdusg law erdorceinere and the mt !Mine of the
extsnetveiced and bridge program, the cost of cow*
government Ira continue to increase.
Beauty d the above *canonic and N9ldatms factors,
county representatives' should make consistent
decisions minimizing the coot of providing public
services drooling raw growth to sea where coley
services exist or can be developed emdenth. The
County en intends to help support and promote •
dver•Nled entail* economy. GMs Me facts about
the County's limitations to generate revenue for
providing fadaNes and services to new de*lapment,
growth cannot pay for keel loth* extent it* does In other
commies, aped" readmit growth.
LOCATION
Weld County contains approximately 4,004 aquae
miles and Is the third Iagest County In the State of
The Weld County 1990 population was mostly
homogeneous with 77% of the Weld population
deemed as white, but the whale population grew at a
Lower rate than the non-wMe population during this
census period. A further breakdown of growth rates for
the -minority population reflects that the highest growth
rates were in Be BNdr population with a 35% annual
growth rate, followed closely by the Native American
postulation with an annual growth rate of 29.1%. Both
the Hispanic and Asian/Pacific Islander populations
gswst a 12% annual growth rate.' -
AMrp es 83 counties in Colorado, Weld County ranks
ninth In total population and population derWty,. The
Countyis classified -as anurban county by. the
Demographic Section of the Colorado Division of Local
Government.
The tpnglcana of the Countys population growth is As
negritude and4strLution. Between 1980 and 1990
.tha-BIM of Colorado gave aerate: -of 14%. For this
same p Stal time Weld County grew by 8.8% Durham
this time aN but two municipalities within Weld County
lintetin in,,
edde*ig in Itie slur
County. From 1980 to 1840 Weld County
10th to the 9m most populated county in
Popuia$en growth in Weld County is projected torwertigell . rate of 1.9 percent yearlSt. ir2010. This undedgrowth rate is sightly higher
a
Figure 2: Population Distribution
Percentage Based
sera, :: SS
Ordinance 147-G Continues to Next Paps
THE NORTH WELD HERALD
PAGE 22 THURSDAY, NOVEMBER 16, 1995
LEGAL NOTI
than the annual compounded growth rate of 1.65
percent projected for State.
A review of the historical and future projections -of -the
population growth in Weld County reveals a steady
increase:in the total population every decade from
1900 to 2010, except 1930 to 1940. The population
density per square mile increased from 4 people in
1900 to32people in 1990 and is projected by
Colorado DNislon of Local Government to increase to
over 42 people per square mile by 2010.
The Weld County median household income
decreased from $26,236 in 1980 to $25,642 in 1990.
(The Census defines a family as two or more related
people INingiogether by blood, maniage or adoption.
A householdtanconsist of a single individual.
Families -have =more earners, on -average, than
households). The median family income for 1990
Increased for the state by (1.7%) to $35,930 however,
for Weld County it decreased by (1%) to $30,800.
Lower educational attainment -levels coupled with a
surplus of lower skilled, -younger -workers may explain
the disparity between the state and Weld County 1990
family Income figures.
Just -as the median household size for the State of
Colorado has declined over the past two decades.
The median household size in Weld County decreased
from 3.0 to 2.8 between 1970 and 1980. In 1980 the
Weld County median household size of 2.7 followed
late trends. The Weld County 1990 overall median
household size of 2.8 grew lightly, however the owner -
household size decreased to a median household size
of 2.5 persons.
Historically, Weld County has been considered an
agricultural county; however in the 1990 census less
than 40% of the County was clasllbd as agricultural.
For census purposes, the Bureau defined -a farm or
agricultural unit 'as any place from which $1,000 or
more of agricuiural products were produced and sold,
or normally would have been sold, during the -census
year.' Weld County -has been classified by Colorado
State University and the Colorado Department of
-Agriculture as one of the 11 farm important counties In
the state, that is, 10 to 20 percent of the 1987 labor
and proprietor Income was derived from farming. While
Weld County has a dNersfed economic base:the core
economic activity continues to be agriculture. The
base Is further enhanced by major employers. The
private sector maintains 82.98% of the total
employment, and Weld County had a 1993
unemployment rate of 5.6%.
TABLE 2. EXISTING 1995 LAND USE IN WELD COUNTY
In 1994 the number of workers jumped to 77,380
workers while the unemployment rate fell to 5.0%
(Source:Colorado Department of Labor and Employment,
1994).
LAND CATEGORY
Agricultural Reserach
Farmland
Forest Service
(primarily Pawnee Grasslands)
Urban -Type Development
Commercial
Industrial
Residential (Subdivision)
Wildlife
Other
Uncatagorized"
Total County Acres
Rounded
River bottom, roadways, geographical features
ACRES
500
2,086,292
193,060
9,980
2,168
8,184
2,228
200,301
59,757
2,562,560
PERCENTAGE
.03
81.0
8.0
.4
.09
.3
.09
7.0
2.3
'100
Sources:
1. Colorado Division of Local Government - Demographic Section
2. Estimates Sand Projections of Total Population for Colorado Counties 1900-2000
1900. Denver, Colorado
3. Weld County Planning Department -1995
In 1990 the labor force in Weld County was divide[
between different industries as follows: (Figure 3)
Agricultural and mining
Government
Manufacturing
• Professional and related services
Self-employed
Wholesale and retail
(Source:Colorado Department of Labor and Employment
1994).
Figure 3. Employmentby Section 1994
Services 10,997
Manufacturing 9,943
Government 8,830
Retail Trade 8,445
Wholesale Trade 3,229
Construction 2,978
Finance, Insurance, Real Estate 2,191
Transportation 2,045
MSc. Agricultural Services 1,525
Mining (jorbides oil and nag)
Total Non -Farming 46,595
Farming 6,286
All Industries Total $2,981
During the last decade, gains In personal income li
Colorado and Weld County have been above tin
national average. According to the U.S. Bureau o
Economic Analysis, per capita income increased b!
10.9 percent. Leading sources of householdlncomi
Included agriculture, manufacturing, smal
manufacturing, and education. The wage gap betweel
Weld County and the state appears to be decreasini
somewhat. In 1992, the average annual wage fo
Coloradans in the alk:industries category was $25,041
for this same time Weld County's All Industry rate wa
$22,170. The 1992 wage gap was 87.09% however
1993 this rate fell to86.36% representing $25,681 an
$22,179 respectively.
EXISTING LAND USE
The way land is presently used is one of the mos
Important considerations in land -use planning. Mos
existing development continues into the future and ha
a strong influence on the pattern of development an
land use in the County. The existing land -use parer
has been created through the process of earl,
settlement and economic development. From th,
beginning of settlement in Weld County, economl
activities have centered on agriculture. Trade center
were established to provide goods and services h
those engaged in farming activities. Transportatio
routes and facilities were developed to move good.
and people, and to facilitate economic development.
TABLE 3.
NUMBER OF ACRES IN MUNICIPALITIES
IN WELD COUNTY
TOWN ACREAGE
Auk 395
Brighton 289.87
Broonelsld 941
Dacono 909.1e
Eaton 611.48
Erie 1,185.88
Evans 1,778
Firestone 803.24
Fat Lupton 2,360.61
Frederick 2,428.78
Garden City 85
Oldest 448
Grover 293.53
Greeley17,986
'Hudson 287.57
-Jolvwtown 281a
Keansburg - 333.99
Kersey 242.89
La Salle 344.35
Locitule 381.72
Longmont160.
Mend 435.7.4
Maker 2,627.81
No�rllgb er 628.04
Nunn 6900
640
Pierce 390
Ptsftevile 421
Severance 148
Thornton 69.55
Windsor 3223.45
TABLE 4.
WELD COUNTY POPULATION BY MUNICIPALITIES
THE WELD COUNTY ECONOMY
While the Weld Cony economy has passed through
major changes Which tMae set the fomdetion for our
many future en, no dregs has been mom prominent
than the mmrllon M the econneth baps away from
aplainatural
ure and resource an edr.mon toward
economic base relying more on manufacturingand
seMossthn agdmNwl.
Selected Economic Indicators
Population, employment, unemployment, personal
income, and enring'by Mushy can be usedm show
whore -our economy has com atom, Wan it is, and
where I could be headed.
1.9911
89,797 123,438 131,821
As the population Increases the number of available
workers also expands. Between 1988 Wough.1993
Weld County -has seen a -noticeable increase in
saluted enpbyrmsnt Categories:
rlAf�pManufacturing
Trade -
Fie
Benicia
Government
In. 1987, the Weld County unemployment rats was
more than 10%, and shoe -this time tlwre has been a
steady decrease In unemployfws rates. lit 1993the
Weld County labor force was composed of 70,570
workers of these 5.8% were unemployed:' However
n COUNTY
At
Bdgmon(MCP)
Broadlsld(MCP)
Dawro
Eaton
EM (MCP)
Evans
Firestone
Fort Lupton
Frederick
Garden City
Oldest
Greeley
Grover
Hudson
Jolxwtovm
Keenssburg
Kersey
LaSalle
Lodbuie
Longmont (MCP)
Mead
Mitten
New Rrymer
NMI
Nunn
Pierce
PWtevle
Sevefwre
Thornton
Windsor
Unincorporated
19611
123.38
1,058
2,321
1,932
1,231
5,083
1204
4,251
855
123
1,025
53,008
158
898
1,535
541
913
1,929
895
358
1,506
80
295
878
1,882
102
4277
35,542
MCP. One, those portions foaled SiWeld County.
NOTE: Municipally erMnateN 1ANye been rounded
to the nearest whole minter.
a
181,101.
1,107
17
4
2,228
1,959
1.244
5,877
1,358
5,159
999
199
1,084
80,454
135
918
1, 579
570
090
1,803
1,188 -
1,605
98
•
324
923
1,515
106
5,082.
33,001
1993 (Faun sees
97.21
17
6
2,298
2,056
1,319 -
8,122
1,397
5,318
1,028
205
1,121
63,t09
199
959
1,838
605
1,015
1,855
1,204
484
1,881
101
10
334
853.
1,670
105
5,398
34,518
Sara: Cddado0hika ol.Loral Gaemned- Demographic 8eti. Novato 199L
Increases hi urban type usesfll bring about decrees
in the land area dedicated for farmland. Ti
percentage of urban type use Is not as significant
the patient of use. A dispersed pattern of wban ty
land -uses makelarge. scale agricultural operatloi
rout
TMoulpiout the history 91 Weld County, population a
economic- growth required the development
previolWy undeveloped land. Future growth v
require cordrered-wrewn land area expansion wit
municipal -urban growth boundary areas as wen ,
small mums of rural area Much of ft
expansion will, as the in . the -past, require tl
conversion d IMd-categodzed- as farmland m=vrb+
uses. The Kent of efficient teed use plamng N We
County is lo, Wtn-peeeile, natant* the Impact
development on agelatu m lands.
FUTURE LAND USE
Through the comprehensive pinning process, all typ
of costs associated with: development (Includir
economic awl environmental) can be reviewed. I
urbanization pattern created without knowledge::
future surrounding land. uses is lIkely to lack son
essemlat.ktgrederas al long term desirability. -WPM
preparation for future land um pattenw,.7tls difficult
anticipate locations tar. schools,parks,-and trail
circulation systems that -will not require addition
_ improvements each time someone decides to deveiq
The costs -of such additional Improvements and tt
limitations of existing Improvements -lessen tt
development opportunities for adjacent landowner
The Comprehensive Plan promotes controlled r
orderly unman elparrbn in relation to the existing Sr
future land use patterns: and establishesmlnimui
guldeines for urban type pram within the County.
Urban sprawl develops when an orderly pattern to
growth and development camel he achieved. High
costs am Incurred boNlinitielly and ultimately I
providing public services to a sprawlgrowth are+
Often, scattered dwelapnies reWdfw the extension ,
services through undeveloped. areas. Extension
services t rough these undwebped areas creates a
under utilization of services, which contributes to Mile
seneeeests for Y Weld County citizens: In adalo
tothe economic oawklmation assodated with ume
development patterns, Mara: la also the problem r
aonpetMonend cored between urban and rural Ian
use Interests. Ala-ofthe-431 municipalities in Wm
County are surrounded by. lamiwd. As urban area
continue to expand, thew resource lands are MN
directly convened to urban uses or are advereel
influenced dm to isterent confkcb between rural an
urban activities. -
PIX from page 1-14 ,
goes here
AGRICULTURE
The Slate. of Colorado is one of the most agrioukuraf
productive stales In the nation, Weld County Is one o
the mdst praMdlve agricultural counties in Colorado
end accounts for 18% of the sores' thaw meson ado
of irrigated farmland. The soli, topography, am
irrigation system support -this extensive agricultural
Industry. Weld Counye spritlgnl amount et"krlgssd
aryl noningatad fanrard produces a wide vanity of
crops.
Crops produced in Weld County we onions, sugar
beets, pinto beans, potatoes, coal, alfalfa, wheat,
carrots barley and sorghum, M addition to other
specially crops. Many of the, feed crops are utilized
locally by the Mattock Industry:For rrrrple, most of
the corn grown In the aes, both silage and grain, is
used for reed at conlsroW feedlots, anti feedlots,
and dices egret matters of step, wife and
turkeys also use the Ise arope Mete' area. A
simmer fallowing 'Mien program is 1atS.ed on the
noneigisdlowled. Sumner allesty le seessery
to sloe enough moleess fweash ed high Use.
Water is deleted to farmland through sons of the
largest and most ostler reserve and kogst ondleh
systems in the world. The emery- system Is the
Colorado Big Thompson prole which makes water
available from Colored's Western Slope. Si adilion,.
shallow and deep vets made possible byte exam
of deep broad aquifers are productive sources of
irrigation water. The' development of these resources
and features has made agriculture an important
Industry in Wen County Knot the founding of the
Greeley Union Colony In 1870.
UNDERSTANDING THE AGRICULTURAL
INDUSTRY AND ITS BENEFITS
The agdnyred Muse krwW£ourry is a -carpal,
farm and Mod System. Thleystem begins with
growing and raising farm produce and ends as a
product ready for purchase by consumers eta k tos
been processed end transported market place.
The following have a role in the County's farm and
food system
1. There we approxknatey 3,100 operators d
avestock, poultry, systole, true nursery,
end pain farms bated in the County.
2. The more than one third of the County's
farmers who listed farming as their
secondary occupation to the 1992 Census
of A finis...
3. Those who after farm related products and
services. Examples of these local
Industries are fertilizer and chemical
product companies, suppliers of feed
(Wen, illeloaL, andTeulhy3 Imilloirold
dealers, energy ardpelrofeum product
companies, well, pump and irrigation
companies, veterinarian, aerial crop
sprayers, lmntebrere, conwfl lending
insebnkr, Insurance and transportation
Those who purchase products frown and
raised on farms for manufacturing,
processing, and distribution. Examples of
these local biduekeo-eat moat egg, dairy
and vestals premiere and dbl batkig
ladles, and bakeries.
5. Grocery stores and other food mtalers.
6. Restaurant and other food catering
Steen elpfeebdat onward �reareatlaf, esrmrtlal,
rd Industrial a Ferman Mddiwelpprs drprd
upon the combed kierprehCtin and,adgMibrton e
the Cos relw eve Plan, zoning, tad BaeplvIMon
Ordetances. Using Mess domino* to. stake
oolrkNht lopes decisions reinforce Mousietuineas
man kilrmele and decision making tool on Undoes
decisions mods by prnts..:polles as wet as pwlc
WELD COUNTY AGRICULTURE
Weld County Prime Farmland DeMnlon
The availably of a consistent supply of dean .wstr
mat edetdn ordsrlo have prime farmland. Prime and
primsirl rlgated trdafi into upper capability Sasses
is defined by the Soil Conservation Service aind
Coforedc.$Mak University:Cooperatwf Ere/salon
Service and should be welded equally N irrigation
water is available and they are located within a
reasonable Stance of water delivery structures.
Weld Coanty Non -Prime Farmland Definition
Nonpks fa mfend Is low capablyland the is not
considered 1porlyd land -tor food production..1 may
be composed of poorersol i prone to erosion a may
have topographical Ikdt elo s such as slopes or gulp.
Weld County Agricultural Goals and Pollee have been
Indus
try and farming to activities. rt and preserve
sepulture s and
policies also adder the County's responsibility to
menage, accommodate, and ensure that; adequate
public services are available for residential,
commoner, r, and elusive growth witch is weed to
Agricultural Goals and Polkas
A. Gantt.
Pfgrye prime:farmland for ageditural
purposes which foster the economic bath
end continuance of agriculture.
A.Pokcy 1..
Agricultural zoning will be established and
rvWnIMr S toprotect and Mine the Counyb
agricultural Industry. ;Agricultural zoning Is
Intended to preserve prime agricultural land
and to provide area for agricultural aothlies
and uses dependent upon Create without
the interference of Incompatible residential,
commerce and reedited uses.
The avaWbly of aconsistent supply of dean
water must exist in order to have: prime
farmland.. NOW aaNMd le old tends the
best combination of physical' end chemical
dsreaerlrtos far producing food, feed, forage,
fiber, and oleesd crops, and is also available
forthese use (the led could be cropland,
pastureland, rangeland, fewest land, or usher
land, butnoturban bultdp land or water). It
has the soil quality, growing season, and
moisture. supply neededno n
. aribillentelgeitlemitoopeetetreated and manage, Includingwater
management, according to acceptable tanning
methods. In general pdn farmland* nave an
adequate and dependable water supply from
precipitation or Irrigation, a favorable
temperature and growing season, acceptable
addty or Salinity, ammeters salt and sodium
comet, and low or no rocks. Prime farmlands
are permee le to water and air. Primo
farmlands ars not excessively erodible or
maturred.with water kr a long peeled al time,
and they Other do ea'' flood frequently orare
protected from flooding. (U.S. oeperksnt of
Agricultural, Soli Conservation Services
nee Beres 171. January 1960: additional
supplements).
A.Poly 1.1
The County should consider various methods
of agricultural endpresemen tecimlques.
&Goal2
Allow commercial and industrial uses which
aredirectly related to or dependent upon
agriculture to ieoate within Agricultural
zoning when Um Impact to surrounding
properties is mMknat, and where adequate
services and infrastructure are available.
APasy 2.:
Agricultural businesses and -industries wit be
encouraged to loads In areas that minimize the
removal of prime agricultural land from
production. Agricultural business and
Industries are defined as those which are
related to ranching; livestockproduction,
farmer, and agricultural uses.
The agricultural industry -b an Important teemed In
Weld County economy. The ,market value=oi
agricultural products and the chsin of purcieses misted
to ullund produce* coneetes sIgrWMMSNto �
egra
County's economy. Every dotet at the tamer spends
to increase agricultural producer creates additional
dollars spirt on adwulis related to Prodeollem For
example menres such as livestock pressing Mil
require purshaelsof feeder cattle,breeding stock,
teed, water. machinery, fuel, labor, henepotNlko.
govsn'rct services, end cpiW'(banks and oars
end loam).
Food proseuing and Mated,produds contribute
significantly to the menutacudng economy of Weld
County. Timers additional Irrpads to other
areas of the economy sec its retail and wholesale
bade and WMnporldeon services.
Croplands Into agrbrtUue den also provr natural
open -space area. A principal dfrom
pal
open spas Is relief from more intenseurban uses
conducted* ted* errunepa*y. Cpen.e ace butlers help
makasn a seems of Natal Mildly and diversity. These
buffers also Mow communities tomamta* separate
rett promming producers emend.
Asa secondary benefit, 1.rrera preservation hips to
maintain natural systems and natural processes.
These Include the prewNaton of wetlands, small
watersheds, miner MOMS ens, flood pine, and
Dnrern'w Ms. While famNng has the
m1Ait hetural atlas and
processes. tanning can anb should be a completely
compatible use. Most taming cieralons are seroatve,
Wiese systems and processor and may even
entrrosliista .
Corers refiring as ate Industry
Most of the Candle first wizens were engaged in
fanning areas. During this tine it was necessary for
fanning aperrbn and the sonority to be in close
proximity. gem of thew saaumee patens of the
Coumys Mt Mere, cur Maim Mars arias hem
proven Skaar m else for Meer communes,
some of the most highly productive WrouMunt late
borders urban populatrn centers. As municipalities
coittue to Me ihab wparlion erlerellellee on lam
operations. Accen n to (1064) Sena plover by
the state demonise, Me pbpulson N Weld Caunty
is empeded to grow 15_T Mart froth 1990 to 2010
indcaeo IS the compel6On fermis we teresue.
The preuare ft use land for titer than agricultural
purposes le the result of Minniepmete and public
decisions. Findereel and commercial development,
and location off -highway and infrastructure are
examples of uses whin have a powerld'M lied on
whether or not agrfcuaarp lane! MI be corwrled to
other uses
Tension between faringand nattering uses Is
occurring twin restrictions on nomad farming practices
in areas encroadied upon by teeldenttd, commerda.
and Stn W uses. Man of the poWsms Mem from
unrealised expectations of those seeking a rural
It Is Important that Weld County representatives and
officials recognize their role In reducing the conflicts
Afioal 3.
Discourage
residential, commercial,. and
Indian demeaned which is not koated
recent to existing inoorporsted
A.Poacy 3.
Conversion ofagriculturalto residential,
con nwciat, bad alder deveoprwnt MI be
discouraged warn the err ad site N located
outsided amanreilyva Madera Plan
area, urban growth boundary area, of 1.25
Mixed Use Drielopraeht area and elban
develsprnelsnodes. TOM- poky 'la Mean to
promote conversion al agaoueed late lb an
orderly manner with Is In harmony whereas
phased gown flens ofa murkier and the
County. It M further tended to minimize the
encompdbkles that oar betweenwes In the
agricultural district and-dlstMots thiT'Yllow
urban -type uses. -1n addition, this poolcy is
egected-to-crtrbue to mktfaldngg to Weld County taxpayers of priQWing
additional p ire sarvkw It mlal areas lanes
that require services on an urban Net '
A.Poag 3.1
II I is darned that a pubic faulty, service
krpeoveneds or.ne Tierce are reglitby
a development, the cleverer via beMated
to paperer* costs of the publc t and
service Immovenerds and maintenance., The
methodology for compensation shouldbe
determined daring the land sew epplealon
Mew pewselhi divele eralwf atttwt MI
of the rowing:
&Policy 3.1.1
Information which accurately Inner all users
of the infrastructure improvements Viand
maintenance;
&Posey 3.1.2
A proposal Mach ratably deter. nears
of Infrastructure Improvident'` rand
makxenance by useratvate;
APoby 3.1.3
A proposal that identifies the appropriate time
that Intrastruoture Improvements` and
maintenance dames should be appleerd
A.Po1g 3.2 a.,.
A naddpawy's.. adopted dwroretonsi plan
goes and paler via be coMdered nen an
apbukurebusi assts proposed to berated
Mein en urbanunangrovr bounden area
AfloM 4.
Provide a mechanism for theediviai n of
tend which Is agriculturally zoned. The
knot of this goal should ben resintsiri and
*renal the highest level of agricultural
prodetlety in Weld County.
APorcy 4.
Applications for the division of=land -Mich is
zonedagricultural shall be reviewed In
accordion with all potential Impacts-ot the
division on the agricultural comnnMy.':'The
cashe1al ISide but not be Imitate?
Ordinance 147-G Continuos to Nat Page...
LEGAL NOTII
A.Pollcy 4.1
Son Classifications;
A.Pd5Cy 4.12
Agricultural productiveness of the she;
A.Polky 4.1.3
Availability of existing infrastructure and
utilities;
A.Policy 4.1.4
TM -level -of development associated whhlhe
site;
A.Policy 4.1.5
Utilization otainti ng housing;
A.Pollcy 4.1.6
Feasibility for continued tans production on.lhe
site;
A.Policy 4.1.7
The fiscal impacts on Weld County; and
A.Poticy 4.1.8
Utilize techniques such as easements, dusters,
building envelopesandsetbacks to minimize
the impacts on surrounding agricultural land
when conversion to another use occurs.
A.Goal 5.
The extraction of mineral end oil and gas
resources should preserve or minimize the
impost on prime agrlcunuraltand.
A.Polky 5
Weld County encourages oil and gas drilling
activities to be coordinated with seasonal
production schedules; and
A.Pollcy 5.1
When feasible, existing service roads should
be utilized to provide access for oil and gas
activities.
A.Goal 6.
Public facilities and services such as sewer,
water, roads, schools, and fire and police
protection must be provided end developed
In a timely, orderly, and efficient manner to
support the transition of agricultural amble
urban development. The expansion of
public facilities and services into
predominantly rural agricultural areas, when
the expansion conflicts with other existing
goals and policies, will be discouraged. In
evaluating a lend -use application, Weld
County representatives and the applicant
willconsiderthe public facilities and
services goals and policies.
Inconsistent engineering -standards, -the provision of
municipal services by a hodge-podge-ot special
districts, and the most obvious problem of incompatible
adjacent land uses. Besides addressing these
problems, the -urban growth boundary agreement
can
be used to preserve open space corridors between
municipalities or to protect Important wildlife habitat,
natural and scenic areas.
When a municipality and the County County enter inagrees
an
urban growth boundary agreement,
to abide by the municipality's vision for luture
development in the area. Likewise, the municipality
agrees to limit its expansion to the defined areas where
It plans to provide municipal services. It is understood
that urban growth Isanongoing process and urban
growth boundary agreements win be subject torevision
as needed.
in the absence o1 an urban growth boundary
agreement, the County recognizes a standard urban
growth boundary. Thia one-halfmile
The im
eter
from the existing public ea arY�ef
definition at facilities Is limited to public sewer lines in
place at the time of adoption of this Ordinance. The
perimeter will be modified n It is apparent that physical
boundaries prevent the extension of sewer service.
type
Inside the municipal service area boundary, urban
uses and services are planned and annexation Is
encouraged.
Urban Growth Boundaries Goals and Policies
A.Palicy 6.
Weld County will encourage developers and
utliry providers to deliver urban services prior
to development.
A.Goal 7.
Protect agricultural land from encroachment
by those urban uses which hinder the
operational efficiency end productivity of
the agricultural uses.
A.Pollcy 7.
Weld County recognizesthe 11951 to fain'. In
order to validate this recognition Weld County
has established an example covenant which
should be incorporated on ail pertinent and use
plats. (A copy 01 this covenant is located in the
Appendix).
A.Goel 8.
Water currently associated with a farm or
rural unit of land should be retained for
agricultural uses.
A.Pollcy 8.
Regulations which discourage the out of basin
trarreler of water will be incorporated Into Weld
County Ordinances.
A.Goal 9.
The minimum lot size of parcels in the
Agricultural zone district should remain at
80 acres to encourage parcels large enough
to retain viable farming operations or to
accommodate modern agricultural
equipment end irrigation practices.
Lotsto
of
lesser size are not generally practical
farm due to large scale management
practices existing today.
UGB.Goal 1
Weld County will encourage and assist
each municipality in establishing an
intergovernmental urban growth boundary
agreement.
UGB.Policy 1
-Weld County recognizes.that municipalities
can and should plan their own futures in tens
of the nature and rate of growth;
UGB.Policy 1.1
Revise intergovernmental agreements as
required by changing conditions.
UGB.Goal2
Concentrate urban development in or
adjacent to existing municipalities or the F
25 Mixed Use Development area and
maintain urban growth boundary areas that
provide an official designation between
future urban and non -urban uses.
URBAN DEVELOPMENT
Population and economic growth vat create a demand
for conversion of land to urban uses. The urban
development goals and policies are designed to plan
tor the anticipated growth by directing urban uses to
where urban services exist or can more easily be
provided, i.e.. to existing municipalities and the 1-25
Mixed Use Development area. The County recognizes
that It is appropriate for as municipalities to plan for
growth at their current boundaries and in the
surrounding areas. To accomplish this the County and
the municipalities should cooperate in joint planning
elfots to achieve a consistent vision. The urban
development section addresses the preservation
of agricultural land by encouraging efficient
development and discouraging urban -sprawl. These
goals and policies reflect a basic commitment to
conserving natural and managed resources while
directing growth and enhancing economic development
through efficient use of irdraetrudure.
UGB.Policy 2
Land use development proposals within an
urban growth boundary area will be
determined according to the procedure set
forth in an intergovernmental agreement
between the County -and the municipally. In
the absence of an intergovernmental
agreement, land use proposals in urban
growth boundary areas shall be encouraged if
they adhere to the intent of the Weld County
Comprehensive Plan and the referral
responses received.
communities will be based -on rime following
sheds:
UC.Polby 1.1
Urban growth boundary goals end policies
should apply in reviewing land -use
applications which are adjacent to or propose
to expand existing unincorporated
-communities; and
UGB.Policy 2.1
Individuals making initial contact with the
County regarding land use development
should be intoned o1 the policy ol directing
growth to, or adjacent to, municipalities and
the I-25 MUD; and
UC.Polky 1.2
Additionally, any goals and policies adopted
for a particular type of development will -also
be used for review and evaluation. For
example, the panned unit developmentgoals
and policies would also apply when reviewing
a planned unit development application
adjacent to an unincorporated community.
UGB.Polky 2.2
Until Intergovernmental agreements are in
place. urban growth boundaries will be defined
as a one hail mile perimeter around the
existing public sanitary sewer facilities.
UC.Goai 2
Maintain the rural character of these
settlements.
UGB.Goal 3
The County and municipalitles should
coordinate land use planning in urban
growth boundary including
development policies and standards,
zoning, street and highway construction,
open space, public Inlraatnlcture end other
matters affecting orderly development.
UC.Goal 3
Accommodate now development primarily
through Pnfill of existing vacant platted lots.
UC.Goal 4
Maintain urban growth boundary areas that
provide an official definition between future
urban end agricultural land uses.
INDUSTRIAL DEVELOPMENT
Industrial development is typically oriented toward
transportation facilities and is locatedwheretraffic,
noise, air and visual pollution conflicts with residential,
commercial, and agricultural uses are minimal. It Is the
nt
proposals s in accordance's intent to ngwitte thhdthe„ulrban-growls
boundaryandI-25 mired -use development and urban
-developmeninodes goals and policies defined In the
Mixed Use Development area section of this plan.
Land zoned for industrial use is found in almost every
municipality In the County. This dispersed pattem
allows for local job opportunities.
Industrial Goals and Policies
UGB.Policy 3
The County may consider approving a land
use development within an urban growth
boundary area, in the absence o1 an
intergovernmental agreement, if all of the
following criteria are met:
UGB.Poilcy 3.1
The adjacent municipality does not consent to
the the properly or annexation is not legally
possible;
UGB.Policy 3.2
The proposed use,:bcbding public fadlity and
service Impacts, Is compatible with the
County's Comprehensive Plan and with other
urban type uses;
(.Goal t
Encourage the expansion and
diversification of the industrial economic
base.
UGB.Policy 3.3
The proposed use is compatible with the
adjacent municipality's comprehensive plan;
UGB.Policy 3.4
Public services are provided to the proposed
she with maximum efficiency and economy.
The applicant must submit tinandai data and
analysis on direct and Indirect public service
impacts, including those on roads, schools
and pubic safety. Data on public costs and
potential revenue, demonstrate that the
proposed use is economically neutral or
beneficial to the County; and
(.Goal 2
Accommodate new industrial development
within planned industrial arose.
I.Goal 3
Ensure that adequate and cost effective
services and facilities are available.
1Goal 4
Promote industrial development that is
appropriately located In relation to
surrounding land uses, and that meets
necessary environmental standards.
I.Polkyd
Proposed industrial development or expansion
of existing industrial uses should meet federal,
-slate, and local environmental standards. In
addition, the criteria for evaluation will:.Inchide,
but not be limited to, the effect the industry
would have on:
I.Policy 4.1
The natural environment, including air, water
quality, natural drainage ways, soli properties
and other physical characteristics of the land;
(.Policy 4.2
The conpatbilky with surrounding land -use in
terms of: general use, building height, scale,
density, traffic, dust, and nose;
I.Policy 4.3
The access between public roads and the
proposed industrial development or district.
The land -use applicant will demonstrate to lW-
satlsfaction of the Board of County
Commissioners, that the street or highway
facilities providing access to the properly are
adequate in size and quality to meet the
requirements of the proposed district or
development. Internal road circulation, off-
street parking, acceleration lanes,
deceleration lanes, common access collection points, signalization, and other traffic
improvements should be required wherever
necessary to mitigate traffic impacts caused by
the development.
(.Policy 4.4
Encourage development that is sensitive to
natural patterns and sullabilitles of the and;
and
I.Potlq 4.5
Visual and sound barber landscaping should
be required to screen open storage areas from
residential uses or public roads.
I.Goe15
Achieve a well balanced, diversified
industrial base in order to provide a stable
tax base and to provide a variety of job
opportunities for Weld County citizens.
I.Polky 5
An application for Industrial development
within a municipality's urban growth boundary
area should be reviewed In accordance with
the urban growth boundary and industrial
goals and policies.
Urban Growth Boumlades
EffieleM and orderly lend development and the
presentllon'of eWNaYlwe'.lendrequke Viaorban type
development take place M or .decIet to existing
municipalities. . Developmmlt is enoaurped wlhin
municipal boundaries whore public soMas such as
water. sewer and Ike pdedlon se d*Meble.
DevWpnMM mace lee twwidralles le appeared II
municipal services and extended to sane tlts area.
and I Mlsrounkholly rwdeate etparp KBwtlxllon
end manner.Orderly development in the area
surrounding a munlcpally requires coordination
between the County and the mantCipalny. This
cooN torso° le achieved by three methods: the three
mars renewal. Illslgove4M1Ytl}i Y
agranalae alritho e4iaad 12 de when plait
•
Weld County in accordance OM slate standee n iers
land use proposals for review end commit to any
ludeadbn *trends* milesal the sib et the proposed.
doings. The.mmkcyMly le Sam an opportunity to
commie, end iscom nsnte em considered by the
Ptwwigl. Commission andlhe Coady CossuYdonere
when they vote on tha,proposed laid use; change.
Regardless of any other agreements between a
munidpalty and the County for growth and series
areas, the County el contaminant* mile Marais.
The Intergovernmental when growth boundary
agreement 10 by- far the beet tool for coordinating
development at the mullcty dy/000llyIntsfrace. M
the spring of 1991, County Commissioners began
oeiaciingeach m edc ieey and challenged tier to
'stela bMakowntaleruelegrevatees.:Bdeving
wit.arnnunstaaa and should d readowii growth..
the Candsolonera impend line skis to guide the
1. Growth should pay for Itself Inter= of
hiltat seta and in the long range, though
good deigned heplbeN aMaleoy.
2. Annexation patterns should directly
conWN wah municipal sarvloe we
3. -: Mali al communities. is a fer more ancient
aeof lanthenoban shred
When gmwflt at the nwiialpaliy/anny level Is not
coordinet d, lord of the problems ihet can occur
Include roads that do not Ile Into each other,
UGB.Polby 35
if public tacitly or service krprovamMnts are
required by a development, and will not be
provided by.the _dada amnlclpalty, the
developer will pay thasrbasgJnUlagy. A
nraltodd rekindled* ler:tiviscooste evil
-ha4aterndned in Uw►aendotio appbceion
review .-procW. : _-.The; Method: _cl
-Mel-aslsaea wB-dspnld Mien SM tolbYdrq
kiaanellah.wtldrthe appermollair rr
a. W1fYBeelen ol al current and future
it necid a p ftlo hrallesaewvtoerc.
b. Anathema to spilabhi did _ hesa
cora aaprgweem, and
c Accra schedule inreppolbrsnrdal the
charges among -users and
U00. Whenever possible„ span specs whhln a
development should be connected to
existing open specs. Tits would create a
system;: In which, tuning can be
Implemented, MOM can atm through,
adulate' dusillieneanbaweldabed..'
UNINCORPORATED COMMUNITIES
weld Coon" nail area contain itsmother of seal
unincorporated repdsntlal command that are
surrounded by sgdaYlurat distils and agrioltural
uses . Three aaarwilleeprovide booing 1a theca
employed h paranoia find other Industries. The
communities also serve se antelaosrtanerrclel centers
for sum:endirg farm areas.
With lewmo lierw, time seaward hew hed lie*
or no growth since their inception. Substantial
poputation growth is not enticipated. In -these
commenitias dude*, Oda oawansywar and/or
sewer MAW and because al that ornate location,
These eallemeres will probably continuo to laden en as
'man nlrei'centers saving, the reads of the
UC.Gosl:I
Assure preperlooaion andoperand of
compatible land uses by meydeNyl lead -
use regulations within uninserporated
UCPoicy 1
Expansion-. 01 existing. unincorporated,
I.Paloy 5.1 A good working relationship between the
public endprivate sectors Is essential. The
County should continue is support of
orgenWtions which foster this relationship;
and
LGoel
An newindustrial dsvelopmel should pee
he own way.
LPolicy d
An application for industrial development
within or adloleing � grporated.-
bs revM�lintr stance
with the ncorporeted'community and
industrial goals and pones; ,
(.Policy 6.1
An -application for industrial development
within en area designated for agdcuiural use
and located outside of an area as an Urban
Growth noonday area should be revlevnd in
acooidena vie the agrkalural and industrial
gals and policies;
I.Pollcy 62
Provide mechanisms whereby new
development pays for the additional costs
associated with ease services demanded by
new growth. These SWAM may Indude but
are not limited tolawand lire
protecaep, school site acqubi n', Increased
road-tetintenence, road construction or
expansion, emergency 'devices, the exteafon.
of dillies, add' inc eased dented or need
for openaped end ether servlas provided by
local governments.
..
COMMERCIAL DEVELOPMENT
The when growls bounded* and the 1.25 Mixed Use
Development areas toe the areas intended to
acoenmodele commercial development. Commercial
development ON occur in the -urban growth boundary
as a result ofsnaudepal growth and the dales, pubic
farads, and aaviwe planed in the horse. The -25
Mbced Use Development area hes also been the -locus
al saki improvements and salvias, primstly though
the creation of 'pedal dlsblds.
Commercial Goals and Policies
CES
THE NORTH WELD HERALD
THURSDAY, NOVEMBER 16, 1995 PAGE 23
capacity to meet the requirements of the
C.Goal t
Encourage the expansion and
diversification ofthecommercial economic
base.
C.Goal 2
Ensure the compatibility of commercial
land uses with adjacsm land uses.
C.Goal 3
New development should either be located
in free of natural hazards, such as
wildlife, geologic hazards, floods and high
winds, or be designed to mitigate the
hazards.
C.Policy 2
Applications for commercial development
should be reviewed according Mall applicable
ConpreherlNe Plan goals and policies;
C.Policy 2.1
Applications for commercial development
within.■ municipality's urban growth boundary
area should be reviewed in accordance with
the urban growth boundary and commercial
goals and policies;
C.Policy 2.2
New commercial development should
demonstrate compatibility with existing
suiroundkg land use in terms of: general use,
building height, scale, density, traffic, dust, and
noise; and
C.Policy 2.3
Neighborhood commercial uses will be
allowed in residential areas. These
commercial uses will consist only of
neighborhood oriented business. Commercial
uses that service a greater area than the
neighborhood and create undesirable knpacts,
such as increased vehicular traffic, are not
considered appropriate in residential
neighborhoods.
C.Goal 3
Ensure that adequate public services and
facilities are available to serve the
commercial development or district.
C.Policy 3
The land -use application will demonstrate, to
the satisfaction of the Board of County
Commissioners, that the street or highway
facilities providing access to the property are
adequate In width, classification, and structural
capacity to meet the requirements of the
proposed district or development. Access
between public roads and the proposed
commercial developmert or district should be
granted only after consideration is given to the
land uses and traffic patterns, In the area of
development and the specific site. Internal
road circulation, oft -street parking,
acceleration and deceleration lanes, common
access collection points, sIgnallzation, and
traffic improvements should be required
wherever necessary to mitigate traffic knpacts
caused by the development.
C.Goal 4
Recognize -the impact of new development
on the natural environment and develop
measures to mitigate these.
C.Policy 4 Require environmentally development that p preserves sensitive designs
desirablenatural
features, create favorable space for wildlife,
and minimize pollution;.
C.Policy 4.1
Promote egident utilization of water resources;
proposed district or development. Access
between public roads and the proposed
residential development or district should be
granted only after coreldemtion is given to the
land uses and traffic patterns in the area of
development andthespecific site. Internal
road circulation, off-street parking,
acceleration and deceleration lanes, common
access collection points, signalizallon, and
traffic improvements shall be required
wherever necessary to mitigate traffic Impads
caused by the development;
R.Policy 2.1
Applications for residential development
should be reviewed in accordance with all
applicable Weld County Comprehensive Plan
policies and goals.
R.Goal 3
Promote efficient and cost-effective
delivery ofpublicfacilities and services to
residential development or districts.
C.Goal e
Ensure maintenance of ■ quality
commercial environment which is tree of
unsightly materials including inoperable
vehicles. unscreened outdoor storage of
hems, refuse and litter.
R.Policy 3
Weld County should encourage a compact
form of urban development by directing
residential growth to urban growth boundary
areas and to those areas where urban
services are already available before
committing alternate areas to residential use.
C.Poecy 5
Commercial developments should be
designed in a manner which minimizes
pedestrian/vehicle conflicts, negative visual
impacts, and creates an awareness of the
natural environment.
C.Goal 6
Encourage the mull of existing commercial
developments and provide en environment
which supports growth for existing
business.
R.Policy 4
All residential development proposals should
be reviewed In accordance with all state and
federal standards including but not limited to
the requirements of the Clean Water and
Clean Air Acts.
R.Policy 5
New residential development should
demonstrate compatibility with existing
surrounding land -use in terms of: general use,
building height, scale, density, traffic, dust, and
noise.
R.P0licy 6 •
Conservation of natural site features, such as
topography, vegetation, and water courses
should be considered in the project design.
R.Goal 4
All new residential development will should
pay its own way.
PLANNED UNIT DEVELOPMENT
The Planned Unit Development (PUD) is-lntended as
an alternative means for development by allowing a
departure from the standard land -use regulations.
When development is planned as a unified and
Integrated whole it is not intended to be used to
circumvent or distort the goals, policies, or
requirements of the Weld
County Comprehensive Plan, Zoning and Subdivision
Ordinances. The objective of the Planned Unit
Development Is to encourage flexibility and variety In
development. Planned Unit Developments can benefit
Weld County citizens by promoting more efficient use
of land, greater provision of open -space, ardimproved
aesthetics.
planned Unit Development Goals and Policies
PUD.Goal t
Maintain land -use regulations that allow
county officials to review development
proposals which combine uses by right in
two or more zone districts, or which in
some manner qualify as.a planned unit
development according to the definition on
Page 7 in the Weld County Subdivision
Ordinance.
'A zoning district which includes an area of
land, controlled by one or more landowners, to
be developed under untied control or unified
plan of development for a number of dwelling
units, commercial, educational, recreational, or
Industrial uses, or any combination of the
foregoing, the plan for which may not
correspond in lot size, bulk, or type of use,
density, lot coverage, open space, or other
restriction to the existing land -use regulations'
(Subdivision Ordinance, Page 7, 1995).
PUD.Poitcy 1
An application for a planned unit development
within a municipality's urban growth boundary
area should be reviewed in accordance with
the urban growth boundary and planned unit
development goals and policies;
PUD.Poitcy 1.1
An application for a planned unit development
within or adjoining an unincorporated
community should be reviewed in accordance
with the unincorporated community and
planned unit development goals and policies,
C.Goal 7
All new commercial development will
should pay its own way.
RESIDENTIAL DEVELOPMENT
The urban growth boundaries and the 1-25 Nked Use
Development area are Intended to accommodate
residential development The Zoning Ordinance
identifies low, edam, :and high density residential
uses.. TMs Erse despatista neoprene Semces
among residential environment The intent is to
establish restdetat arees with ailed particular as
style chokes, Indudng-dwateg unit type, density,
environment mien and convenience levels.
irn unties public anion fadNW essential to el erril darMilorelated
pment
Recognition d=WSM led -1M peblaaedosp requite
that residential development be accbmpaatad by
provisions for adequate tecbtNs and-esnthss: The
fiscal constrain von Wen County government wa
not pawn N
for hew
sand fates provided
N
RuMsaWl Dan and Petioles
R.Ooal1
Promote the developmentof affordable,
quality housing for all Weld County
l
R.Polcy 1
nwinunctur•. edhorns dsa lopme is Should be
provided bvwrcorfNmnrrM
R.Polq 1.1
Atlantan. housIngtlevolopments should bo
boated Mthin a reasonable -walick d stn
to shopping, schools; andparks, or have
awes to public transportation;..
R.PoIW 1.2
Affordable housing developments for senior
citizens should locate within a reasonable
distance of comnumity comers, parks, and
shopping areas, or where transportation
services can be provided to enable scar to
these achy area; and
R.Polcy 1.3. -
Affordable housing developmera should not
be k adsdnundnkable pleas such a near
named Inas, industrial uses, or otter polardal
nuisance area unless design factors are
included: to buffer the devatopment from
i co rpalpe sea.
RAoal2
Ensure that adequate pubis serving and
fatalities areAttainableto the
residendel development ordoetd.
R.Policy 2
The lend-uss nppNea Mil dowsing), to the
Board of County Commissioners, that
adequate sanitary sewer end public water •
systems are available to ill residential
development: and that the iMet orreghway
fading providing access to the property are
adequate In width, dessRWibn, and structural
PUD.Polcy 12
M applatbnlw a planned unit development
in areas designated for agricultural use should
be reviewed according with the agricultural
andplannedunit development goals and
policies.
PUD.Oa12
Encourage creative approaches to land
development which will result in
environments of distinct identity and
character.
PUD.Oloal3 \'
Ensure that adequate public services and
facilities are available to servo the Planned
Unit Development or district.
PUD.Roel 4
Promote efflbient and cost-effective
delivery of public facilities and services in
the planned unit development or district.
PUD.Polcy 4
A proposed planned unit development or
expansion of an existing planned unit
development should be -subject to thefollowing
provisions or other adopted regulations by the
Board of County Commissioners;
PUD.Poacy 4.1
The design of a. planned unit development
should ensure compatibility and harmony with
existing and planned uses on adjacent
properties and within the planned unit
development. Design elements to be
considered Include, but are not limited 'to:
general use, scale, density, architecture,
distance betweenbuildngs, building setbacks,
building height street design, traffic irrpacts,
off-street parking, open -space, privacy,
signsge, saeeNng, and landscaping;
PUD.Poiky 42 -
A planned uNt development witch includes a
residential use should prowide common open -
space free of buildings, streets, driveways or
parking areas. The common open -space
should be designed and boiled to be easily
acceaeals to al the residents of the project
and usable for open -apace and recreation.
Some planned unit developments may not
require common open -space depending on
their type, style, and density;
PUD.Polcy4.3
The developer should provide for perpetual
maintenance of all commonly stared land and
ndlties. Weld County should not bar the
Isms or aintenance tor
any tomnsny shared responsibility
of eornfadNes within
die planned un
PUD.Po1Cy 4A pment;
Corwlvadon of natural de features, such as
topography, vegetation, and watercourses
should be consideredinthe project design;
and
I, Ordinance 147-6 Continues to Next Page...
THE NORTH WELD HERALD
PAGE 24 THURSDAY, NOVEMBER18,1995'
PUD.Policy4.5
All new development should comply wlhte
Transportation Sedan of this Plan. Mass to
properties
future luaralon made end preserve the vsulkWror
siding
by the -proposed development.. All
development circulation system should be
designed so that it does not disrupt highway
travel. Traffic to be generatedby the
proposed development must conga to the
recommendations of the Weld County Public
Works Department and the Colorado
Department of Transportation. Dedication and
improvement of roads and frontage roads may.
be required as a condkbn of devel pmwa.
PUD.Goel
All new planned unit development should
pay its own way.
THE 1-25 MIXED -USE DEVELOPMENT AREA -(I-25
MUD) AND URBAN DEVELOPMENT NODES
The presence of an Interstate and state highway
system and the external growth pressures from the
Longmont Metropolitan Area have created an Interest
In land speculation, development, and population
growth. In the I.25 Mixed Use Development area.
Interest in the area has already 1a4 tote creetbn el
facilities and Indict which attract development The
Infrastructure in the area exists at varying stages of
development, service c parity, and efficiency.
The I-25 Mixed -Use Development area provides a
unique and challenging opportunity for the
establistmett of an on -going planning process b an
areawhichis experiencing increased growth and
development. This district I Intended to be an area
which will accommodate mod of the development
whichmay occur as a result-, of the planned
infrastructure and &MEM e*ctItc fag delleepMlg h
the area. The area allows MgWertg4. Gemmsrdal,
industrial, and krlldlionat bees to actor totUm have
been reviewed and approved according to the Planned
Unit Development (PUD) application promise. The
Planned Unit Development proosas Is an.approach
which promotes freedom, flexibility, and creatNly. The
increased Ile*161hiy above the f nndownr to work with
site constraints and land -use compatibility problems
with abutting propene..
Development In the 1-25 Mixed Uee-Development area
requires an extensNNe system -onnovices end tadlllles
in order to=maintaln a quality ..working- and -Hying
.
envlrorwdere; It also requires careful arelderatbrtof
surrounding land uses and affected municipal and
-county comprehensiveplans in order to promote.
desirableland uses wee podding natural areas, and
water quality.
Historically, the lack of an adequate sanlatbn sewer
system was a deterrent for dev I Mtn the area
beceuN.. inaNwlat eeMao, k�,�'aW}
not available for purposes of .hpambn, and *Id had....
poor performance records according to the Colorado.
Department of Health. Furthermore, based on soil
types and ground water It is possible that the
numerous septic tank and leach field systems have
contributed to the ground water degradation and
potential pollution In this area. However, with the
Intervention of the St. Vratn SWatbn System, a lately
supported sedation system now slows a high quantity
of growth to exist and expand.
EXISTING SERVICE PROVIDERS IN THE 1-25
- MIXED -USE DEVELOPMENT AREA.
Domestic Vyater• Left Hand Water Supply
Company, Little Thompson Valley Water
District, Longs Peak. Water Association, and
Central Weld County Water District;
SarSallon: The St. Vraln Sanitation District;
Qui Public Service Company of Colorado;
Telephone: Mounted Bell;
fiat UMW'Power •
mad"Et Wan ORE -1J);
( Weld County Sheriff's
Department;
Fire: Mountain View Fire. Protection District;
Anus : • Tri-Town and Longmont; and
)gppwav and Rotas' - Colorado Department
of Transportation and Weld County Public
Works.
I-25 MIXF
S
S
Mug DOUNOARY
RESIDENTIAL
MOBILE HOME
COMMERCNL
FLOOD UNE (1a
natural state of the environment.
MUD.Polby 4
Density in the Metal Use iewbpmem area
will be governed by a Sulk floor Area
Standard which correlates buildable lot sizes
whir open space allocations. .
An Urban Development Node b defined as:
1. A site location of concentrated urban
'development located along or adjacent lo -the
intersection of two or more -roads in the stale
highway syetemror,
2. An Urban Development Node-fs a major
concentration of development that requires
appropriate ktraMmcterd wadsdesigned and
managed road SIAM M high NS The
tfoundates of Male areas are Idwallled as
being loaded seta a I/4 mils a s Me or
more roads In the aMM MOW gram. The
development standards -Miens lens areas are
based upon the impacts which urban
development will have on the landlorm,
requiring the application of urban use
standards which are located In the Weld
County Zoning Drdinanee. The Urban
Development Nodes are -delineated ondha
Urban Growth Boundaries Mep located in the
bade cover of this plan.
MUD.Goall1
To plan and to manage growth within the F
25 Mixed Use Development area and Urban
Development Nodes so as to balance
relevant fiscal, environmental, aesthetic,
and economic components of the area.
MUD.Policy 1 -
An 1-25 Mixed Use Development area and
Urban Development Nodes should be
established and delineated on the Weld
County Conceptual Land -Use Map.
MUD.Goa12
To assure a well -integrated, balanced,
transportation system which meets the
public need with maximum efficiency,
cemn teMily: adpfoaryh. ..
MUD.Pdicy 2
All proposals for commercial, industrial, and
residential development whin the I-25 Mixed
Use Development area and Urban.
Development Node overlay. Slot Would use
the Planned Unit Development (P.U.D)
application process and ,regulations. The
Ptamsd..Unit DsVNdpmM process wM allow
developers hexpghf and variety needed to
ogar a range of produds, services, and uses.
It will also gift the developer an o ,portuny to
explain the dsvebpmeht plans to surrounding
land owners and me County so that important
information about land use conpatbeiy and
about any services, facilities, or utilities
needed to serve the proposal are dstemlhsd
to be adequate.
MUD.Goal3
To provide efficient and cost-effective
delivery of adequate pubic facilMles and
services which assure the health, safety,
and general welter, of the present and
inure residents of Weld County and the
area.
MUD.Policy 3
New development should avoid adverse
impacts to surface and wound water quality
and should Inclement techniques to conserve
such resources. All planned unit
developments within the Mixed Use
Development area shall use the sanitary
sewage disposal fadMies provided by the
appropriate sanitation dWrlpts. All Planned
Unit Development water supply systems
should be provided by a rural water district,
company, association, or municipally.
MUD.Doal 4
To maintain and Improve the existing
MUD.Goal 5
The coordination of other municipal,
county, regional, and state growth policies
and programs which include this area
should be evaluated in order imrrrinlmizs
discrepancies, promote a better
understanding of growth dynamics Inthe
area, avoid duplication of services and to
provide economies of scale.
MUD.Policy 5
New development should demonstrate
compatibility with existing surrounding land
use in terms of: general use, building height,
scale, density, traffic, dust, and noise.
MUD.GoaF-
To assure that new development occurs in
such a manner as to maintain an attractive
working and living environment.
MUD.Policy 6
New developments should be encouraged to
use innovative siting and design techniques to
enhance prime visual features such as the
Front Range, the St. Vrain River, and other
natural drainage ways;
MUD.Policy 6.1
New commercial development should be
characterized by quality architectural design.
Design features shall include: landscaping
plans for the entire development, efficient on -
site traffic circulation plans with a minimal
number of access points to state and county
roads, low profile advertising signs, and
sensitive facade treatment;
MUD.Policy 6.2
New Industrial development should be
designed to compliment the natural
environment and exhibit a 'campus -like'
atmosphere;
-MUD.Policy 6.3
Landscaping requirements should be
determined for the perimeter of the
development by reviewing the density of the
proposed land -use development and
comparing it to the surroundng land -uses. For
example, denser planting should be required
between a residential use and an industrial
use than between a residential and small
office use. In the case of extreme dlspaMy
between adjacent land -uses, structured
buffers to include distance, walls, or berms
may be required;
MUD.Policy 6.4
The clustering concept of residential units
should be encouraged to reduce development
and maintenance costs, preserve natural
features, and maximize open space;
MUD.Polloy 6.5
New junkyards, salvage yards, landfills, and
uses with open storage areas should be
encouraged to locate in areas where they can
be visually screened and can conform to
health and safety regulations. Existing
salvage yards and uses with open storage
areas are encouraged to visually screen or to
relocate to mom compatible areas. The intent
Is to locate uses with an unattractive
appearance and the potential to create
adverse land use arpads to areas where they
will not be a negative inducement for
additional high quality development;
MUD.Policy 6.6
New developments, including major public
utility ladaties, should mitigate adverse visual
impacts caused by outside storage, building
scale, disturbed native vegetation, and other
such activities by screening and/or buffering;
MUD.Policy 6.7
Advertising signs should be compatible with
Me surrounding environment. Signs should
a
AL NOTICES
;D USE DEVELOPMENT AREA
MUUJGAN
RESERVO
SANBORN
/ RESERVOIR
VCR al
RCS
YEAR)
LEGEND
UNDESIGRATE0 LAND USE
OFFICE
INDUSTRIAL
PARKS AND RECREATION
OPEN SPACE
t
NORTH
512.
VCR .22
TOWN On /AEU/
EXISTING NUD BOUNDMI'
have a low profile, and be shared when
possble;
MUD.Polcy 8.6
Existing County and State sign regulations
should be strictly enforced -within the I-25
Mixed Use Development planning area,
particularly off -premise signs along Interstate
and state highways;
'MUD.Poicy 6.9
AU new development should comply with the
public facilities and service section of this plan.
New development that results in excessive
public cost while produdng„ insufficient public
revenues should be discouraged unless such
development provides adequate guarantees
Brat public tadlities and services are effecttvey
Installed, operated, and maintained;
MUO.Poicy 6.10
if It is determined that public facility or service
Improvements or maintenance are required for
or caused by the development, the developer
wil be required to pay for the cost of the public
facility and service Improvement and
maintenance. The methodology for
compensation should be determined during
the land -use application review process. The
developer should submit the following:
a. Information which accurately Identifies
all users of the Infrastructure
Improvements and maintenance;
b. A proposal which equitably distributes
the costs of infrastructure improvements
and maintenance by user sham; and
c. A proposal that identifies the appropriate
time that infrastructure improvements
and maintenance charges should be
applied.
Disturbed areas should be revegetated
krvretliately following construction. In order to
minimize wind and soil erosion, temporary
stabilization measures shall be established on
al such areas;
MUD.Policy 6.19
New developments should be encouraged to
select native species for revegelation;
MUD.Policy 6.20
State Park and Recreation areas should not
be negatively influenced by new development;
MUD.Policy 6.21
The coordination of other municpal, county,
regional, and state growth policies and
programs which include this area should be
evaluated..in order to minimize discrepancies,
promote a better understanding of growth
dynamics in the area, avoid duplication of
services and to provide economies of scale;
MUD.Policy 6.22
Each land -use application within the Mixed
Use Development area should Include a
formal 'Planning Area Profile'. The profile
should contain public facilities and services
data, socioeconomic date, natural
environmental resources, and visual and
cultural resources. The purpose of this
information would be to provide the user the
existing conditions, opportunities, and
constraints within the 1.25 Mixed Use
Development area. In addition, the information
could also be used to update goals, policies,
and programs in the future;
MUD.Gosl 7
All new development in the Mixed Use
Development are. should pay its own way.
service systems must comply with the standards set
forth in the Comprehensive Plan, Zoning and
Subdivision Ordinances. Systems that are proposed to
be located within a municipality's urban growth
boundary area may be required to develop in such a
manner that they are compatble with the standards of
themunicipalitymost likely to phase services Into the
area. They also may be required to meet state
regulations and standards.
In determining service and facilityadequacyfor a land
use proposal, it is the policy at -the County to consider
any evidence submitted by the representative of an
entity responsible for providing such services or
facilities. In addition, the following minimum service
and facility standards must be met in determining if
public services and facilities are adequate for
residential, commercial, and industrial development.
Fire Protection
Fire Protection is a basic provision required for
development activities in Weld County. While Weld
County encourages that where and when possble fire
service providers should utilize the highest available
equipment, standards and services. Weld County
realizes that often lire protection providers are
volurdeer rural lire districtswlth limited service ablllies
and personnel. Therefore, the following standards
have been developed for adequate Ike protection which
will be considered as minimum unless more strigent
standards such as fixed fire protection are required to
meet the specific demands of individual land uses.
1. A rural water system must have sufficient
volume each day of the year, to control and
extinguishanyand an potential fires at the
proposed development site or zone district.
2. Roads serving the development must have a
surface that is sugblentio travel every day of
the year fohthe purpose -of controlling and
extinguishing any and all potential fires at the
proposed development site or zone district.
3. The water supply system serving the proposed
development site or zone district must deliver a
minimum of 600 gallons per minute at 20
pounds per square -inch residual pressure for
30 minutes.
4. The Initial travel tame to arrival at location of a
fire or emergency should be less than 15
minutes from the line a call is received from
the dispatch center providing service.
5. Any proposed development or zone district for
the purpose of developmemshould be located
within a five mile radius of a rural fire
protection station.
6. The entity providing fire protection should have
the ability to respond with a minimum 01 two
firefighters per pumper.
7. Fire protection should be provided 24 hours a
day.
NOTE:
The 'Mention of this section of the ConprehensWe Plan
is to provide a minimum -level of protection against the
destruction o1 We end property from fire. However, the
local jurisdiction having authority to enforce ere code
and has such adopted such code actively enforces
such code may have additional requirements that are
not listed.
Law Enforcement
1. Law enforcement should include those acts
and duties of the Weld County Sheriff by
Colorado Statutes and the Weld County Home
Rule Charter. These include, but are not
-limited to, the fallowing.
a. Keeper of the County jail and prisoners
therein;
b. Service and execution of all process, writs.
percepts, and other orders Issued or made
by lawful authority directed to the Sheriff;
c. Apprehending and securing any person for
violation of Colorado Statutes and, when
directed by the Sheriff, Weld County
Ordinances.
2. Law eteorcemeol should include the provision
of acts and duties required by the Sheaf when
requested by a citizen. Request for police
protection require an action by the Shelf. An
action may include telephone, mail or walW,in
reporting to a deputy sheriff where physical
response to another location Is not required;
or, response by appointment; or, proximity
response; or, first received, fast serviced; or,
immediate emergency scene response.
Law enorcement should provide emergency
response time be less than or equal to the
average emergency response time for the
county as a whole under normal conditions.
Emergency response time is defined as the
elapse time from when a request for semca is
received to the time a deputy arrives et the
service -location as determined through the
Department -of Communications.
This Intonation will be reviewed by the Board
of County Commissioners in determining an
equitable means of distributing infrastructure
costs among the county at large, direct users,
and the developer;
•
Public Facilities General Requirements
The following services and -facilities must be
determined adequate and in accordance with the
requirements she forth M the Comprodowsive PIMA.
Zoning and Sabatini Oar* pearis *ft
of • penal tor meelopment or ndel, residential,
e.lde w , veltdmert or dad
industrial, conuaereW,
development aiiMS '.
IUD.Polcy 6.11
Trra spnatdevelopment
ion 6� mo�.�'"nPy��l o
Tproperties shall preserve the existiand
ng
ham function of roads and highways and
by the proposed development. Ail
staneleonenk `ddi *odd be
4 NN eitialmay
travel. Traflitto be generated by the
proposed development must conform to the
ngonsnimatio he'd the Weld County Pudic
Works Department and. the Colorado
oapaitmr8 of Turopalrin. Dedication and
improvement of made and frontage roads may
be **edit. meta pooAkon d development:
tl1D.PoAl new delopma M 6.12
Al should comply with the
s
-mineral unsound section of this plan: This
Includes locations determined to contain
commercial mineral extradbn operations and deposits �. mi
neral
plans;
•
dtmPollcy 6.13 Development Mould be restricted, or required
to INIPte sdnns effects In taw.
characterized by 600dolalns and. geologic
MUD.PoIq 6.14 adevelopment
pmes should preserve Identified
qua
aquifer recharge areas. Where feasible,
dralnageways should be maMalnd in their
natural state to ensure optnal re•dwge:
Ml1D.pa New6.15 development. should Mete Impede to
atr query:
MUD.Pory 6.16
Fugate duet should be condoned by p actIcss
acceptable to the responsible government
egeroy:
MUD.Policy 6.17
NAOS vegeatlon should be reeked on• lie
o the greeter degree possible;
MUD.Polq 6.18
PUaLIC FACILITIES AND SERVICES
The medive and ended dawey at Squats putt
d*. pen* *rpm* Ind benefits of
celled MWnSlie planing. and *Yaw the
Home Ruts Glinted Sic Ccubly N4eMleres have
created oviottahoaldobli kesnd In how to cut cost
and increase Weedy d amvNlfs Sat seiNoee and
facilities. Pubic eaSels pan daemon* service
such as police wit* pact* heath mica and
welfare, and educational sesvtsee end programs.
Public MRS Ile phfll t sUYtlturss and
MOnsceh o11g,61b *** roads,
maintenOnce•am *Mt atMMIINNYp, and
uty over m special districts, and private
es. Municipal governments,
county t>oster sMeatewl prS teeucb'soak* rd
compotes*
tadNM.:
Bads el We epMw and riled avail*, funding.
proper 'Meal* of pudic fiddles and srvlcss Is
important.... Res* to'eapFod Faalo srvlup and
teddies inanomie* Weld County Is usually
generated by lwryingprOplityiiiiimaseleadiees. ..
The type, MwWy. arnd location d a In&we proposal
are fadersthatO i SIS ths1W► end
snktsntdMwryol
and. facts malted. Enartvearp
sina
thene dsai do o of psid by a along
dwithedsrat andpl
adt illdielky y Plosldela on. aned raptheas al the mild
One basic objective of Weld County Is to plan and
• c• aeca**. *.and : es** Meempleing ts
object*, frowldpialee are con sidered to be the
prided.*** .of edMeas aid addles for *an
uses..
MUMdpelhles have the ability to coordinate the
provision el adequate urban teelalee and sstviose
under powers granted by Mate statutes and the
enetldon. TM. adoMedlArt greiS:bgbdeiY
areas are the mod Iegloal areas for *en dwsbpmerl
to occur. Mudclparlae are derided to aepsm eddis
convMkssons d dsvalepleam EMsae In Podlon to
Malin etprsoo at along tstaWeendsonbes as
well as to courttS the dwwlylnrad newMIR*
and wide. ;.
Adman fact's and wand systems
e Mbsd Use
be lied
tot *an type development boundary 5 Mixed
U e
win tns emend ° ban growth The eltemMli6 tadmy and
with certain restrictions.
(1) avala8ly of an adequate : water system:
(2) avalebi ty et an adequate sewer system:..
(3) . avalab*ygf an adewaletransportallen system:
(4)" . avaMbMy of adequate ere protection; •
(5) n avalablW d adequate Is* eriorceneM:
(6) avalabley of adequate school open space.
dies; and
(7) wiled* of adequatepans
Elddlagarian- uvics Da Ns NM Ptdaa
P.Ooal 1
Promote efflolsnt and cost effective
. , plow, se/pugMh, *IdeaaHMaMwsos+,
P.Poloy 1
Consolldslbn d Menge Weld County biddies
or sondes should be encouraged to avoid
dupitlefbnel coed and promoteemdeny:
P.Ooat 2 Require
ado** facilities and arNoee.to
assure the healt , s� future general
welfare of the pros*
ciWsid County.
P.Pory Development tie rogues urban send= and
fac by should be encouraged to locate with a
nanoebsnly, urban growth boundary a or I-
' 25 Mixed Use
Nodes.°adoption
. area and Linen
Development
P.Pory 2.1
Development will be required -to"pat to
proportlenat:shateof the local costs of
InlraetredureImprovements, Including
ongoing operating and mSMenaneo oasts
redukedto awoke such development:
P.Paloy22
In evaluating a and use aIPPlicaton. Weld
County will consider both Its ph rslcat and
fiscal impact on the dual school and tire
.rat I le fou d thatch. Odd
wt, ash result of W. proposed develepnsll
require addtlenM facilities or Incur costs
requiring addtionel laoat'. wens& the land
use project will be required to contribute
to th. OM tor the costs o
laulable
to awpoject1n accordance wAMdle Mw: -.
P.Pory 2.3
The County vat encourage the deva ddif of
Ordinanue 147.6 Continues to Next Paps...
LEGAL NOTIC
a balanced and cost effective transportation
and circulation system by promoting higher
density ciusteruses in the.aroundaxisting
municipalitiesandmixedArsedevelopment
areas and activity centers. This will help to
ensure that maximum efficiency and use are
derivedborninvestment inexistingpublic
facilities;
P.Poacy 2.4
Muiqurisdictlonal regionalization of services
and facilities wll be encouraged unless It will
lead to development that isnot conpatbie with
other Weld County goals and policies.
P.Polcy 2.5
Any proposal for development or the creation
of a zone district for the purpose of
development must not produce -an -undue
burden on existing Weld County facilities and
services;
TRANSPORTATION
Weld County's transportation system is intended to
provide forthe sale and efficient movement of people
and goods through the County.
The State and County road systems should provide a
functionally integrated roadway network.
Estabished standards should guide the development
of the transportation system throughout the
unincorporated areas of the County. The
Transportation Plan Map Included in the Appendix
identifies -the roadway, railroad and airport facilities In
the County. Pedestrian, bicycle trails and scenic road
byways are identified on the Recreational
Transportation Facilities Map.
The Transportation Plan Map reflects the County's
vision for the future. To maintain a reasonable
perspective of the County's transportation network, it is
essential that updates to the Transportation Plan Map
be made. Certainly,
the impact of major
centers of
employment or
other significant
land -development \
activities could
detrimentally
influence this
Transportation
Plan. For this
reason, review of
significant proposal
for changes in land
use should be
accompanied by a
corresponding
review of this
section of the
Comprehensive
Plan.
Road System
The highway and ..
road system in
Weld County is
managed, In part,
by the Colorado State Highway -
Department, Weld Y
County, and the a „e
thirty-one (31) ,.
municipalities within
the' County. Weld County's road system presently
consists of six hundred fifty-two (652) miles of paved
roads and two thousand six hundred twenty-two
(2,622) miles of gravel roads. In addition, there are
currently lour hundred eighty-seven (487) miles o1
State Highway System and several hundred miles of
municipal roads.
In order to have an efficient transportation system, all
jurisdictions should coordinate respective
transportation goals and policies.
can be maintained through the Zoning and Subdivision
Ordkrences.
Pedestrian and Bicycle Paths
Theinvotaement of pedestrians end bicycles in traffic is
a major consideration in highway planning and design.
Pedestrians and bleycNsts are a part of the roadway
environment, and attention must be paid to their
presence in rural as well as urban areas.
The bicycle has become -an important element for
consideration in the highway design process.
Fortunately, it is practical for most of the mileage
needed for blcycletrevel to be comprised ante street
and highway system much as a presently exists. At the
same time measures such as the following, which are
generally of -low capital intensity, can considerably
enhance the safety and capacity of routes for bicycle
traffic:
•Paved shoulders
•Wide outside traffic lane (14'
minimum) t not shouldered
• Bicycle sate drainage grates
• Adjusting manhole covers to the
grade
•Maintaining -a smooth, clean
riding surface
Some municlpaMies within Weld
County have identifiedspecific
pedestrian/bicycle trails.
Counties and municipalities
adjoing the boundaries of Weld
County have made similar
provisions forpedestrlanbicycte
pato. The logical extension and
development of these trails will
eventually lead to increased
pedestrian/bicycle activity.
Appropriate accommodations
must be made on future road
improvements re insure safety.
The Identified bicycle trails being
promoted in Weld County are
shown on the
recreational/transportation
facilities map Included in the
Apperdt&
Sant Road Byways
The Pawnee Buttes Scenic
Byway represents the only scenic
roadway designated within Weld County. The scenic
byway begins in Ault, routes east along Highway 14
then travels northwardly through the Pawnee
Grasslands passing the Pawnee Buttes before taming
south on Highway 52 and ending in Ft. Morgan. This
scenic byway is identified on State Highway maps.
Appropriate signs delineating the route are strategically
located to keep the motorist on the appropriate route.
Through the Pawnee Grasslands, the trail utilizes the
existing gravel roads that are -regularly maimained by
Weld County.
No other scenic byways are provided for in this plan.
Regional Plana
Recent federal and state legislation requires
transportation planning. Weld County plays an active
role in two organizations. The Upper Front Range and
the North Front Range Transportation Planning
Regions represent the diverse urban and rural nature of
Weld County. Each of these planning organizations
has developed a plan for the future growth of the
•y region. To provide for
.the logical -growth of
-the region, the County
-should coordinate with
these planning
organizations and
other regional
planning
•". organizationshaving
re" contiguous borders
with Weld County.
U.S. 85 Corridor
U.S. Highway 85
between Greeley and
the Denver
Metropolitan Area is a
vital corridor providing
a transportation link
serving all Central
Weld County from
.,, Brighton to Greeley.
The many corridors.
diverging from the
Denver Metropolitan
Area, along with the
accompanying
commercial and
residential
development have
severely hampered
\ N. the abithy of the
corridor to efficiently
move tragic. Should this happen along U.S. Highway
85 anywhere between interstates 78 and Greeley, a
vial Illenne to the Metropolitan Area will be damaged.
With this trend in mind, the Colorado Department of
Transportation has commissionedthe U.S. Highway 85
Corridor Study. The Upper Front Range Regional
Planning Commission as recommended as their top
priority the implementation of en Access Management
Plan which would be an agreement between all
governmental agencies in Weld and Adams Counties
that have authority over land use along the U.S.
Highway 85 Condor.
palml safer operation of larger business Jets. The
construction at Runway 16/34 will -meet future tarpon
demand and permit airport development which is
compattie sAh surrounding land uses.
Airport site development and operations compatibility
between the airport and surrounding land use are
Important land uses and zoning issues, and necessitate
continuous plarxanglo avoid conflicts. Noise sensitive
areas, such as residential developments, certainwes,
and structures have traditionally caused conflicts with
established edwgles at most airports, and can pose a
hazard to aircraft. To alleviatethisproblem, an
Obstruction and Approach Zorn Overlay District Zone
has been esteblsted=to control incompatible land use
and bolding height.
The Tri-County Airport is a small -general utility
airport/drpark located in southwest Weld county, north
of Colorado Highway 7 and west of Weld County Road
3. The TA -County Airport servexligh single and twin
engine aircraft in Weld, Boulder, -and Adams counties,
conducting approximately 50,000 annual aircraft
operations.
The majority of small private use airports located in
Weld County consist of simpledirtstrips that serve
personal needs. Agricukurel spraykrg and light engine
recreational -aircraft uses are typical examples. The
location and use of these small airports are reviewed
on an individual basis, with land use compatibility
demonstrated.
Rail Transportation
Weld County is served by two class one and one class
three railroads. A class one railroad is one with a gross
operation revenue of $50 million or more annually from
railroad operations. A lass three rairoad is one that
grosses less then $20 million in revenues a year.
The Burlington Northera)BNRR) operates an eastAvest
mainline through southeast Weld County connecting
Denver with major midwestern markets. This line
averages twenydlve train movements per day through
the County. BNRR also operatesanunsigr sled, -slow
speed, twenty-five mile long branch line between
GreeleyandFort Collins with a total train movement of
one per day.
The Union Pacific-(UPRR) operates a north/south
double track mainline with centralized -traffic control
between Denver and Cheyenne. This line could, in the
future, support -a nonstop Greeley/Denver passenger
operation averaging an hour each way. The Colorado
State Rail Plan indicates that nine trains a day operate
on this mainline. The UPRR also operates an
east/west line across southeast Weld County with a
total of four train movements a day.
The Great Western Railway (GWRR) operates freight
service from Loveland and Windsor to Johnstown and
Milliken, with branches to Longmont, and Eaton.
Freight consists of coal, fertilizer, com-products, and
other agricultural products.
A potential for conlad exists between railroad lines and
other land uses within urban growth boundaries and the
1.25 Mixed Use Development area. Municipal type
uses and services are planned for both of these areas
which -will -increase which will increase auto and
pedestrian traffic, and the number of noise sensitive
uses. Potential conflicts could be avoided by
separating crossing points for trains from other
-vehicular and pedestrian traffic, and separating noise
sensitive uses by distance or utilizing noise abatement
techniques.
Al present, the County's role in rail transportation is
limited to land•use considerations through the
administration of the Zoning Ordinance. The primary
regulatory agendas are located at the federal and state
levels.
Transportation Goals and Polklee
T.Goal 1.
Provide a unified and coordinated
countywide street and highway system
which moves people and goods In a safe
economical and efficient manner.
T.Policy 1.
The County should maintain a road
classification system so county roads are
-designed and maintained according to their
planned function.
T.Goal 2.
A County wide trail system should be
promoted to service transportation and
recreation purposes.
T.Goal 3
Maximize the compatibility of roads,
streets, and highways with adjacent land
sea
T.Policy 3
Establish policy standards for the regulation of
accesses to streets and highways from
abusing kind -uses and intersecting roads.
T.Goal 4.
Provide a balanced approach to
transportation system development giving
due consideration to all modes of travel.
T.Policy 4.
The County will plan and maintain a
transportation system that unifies and
coordinates with other state, county, city, and
community transportation systems.
T.Policy 4.1
The number of access -points on collector end
arterial roads should be kept to a minimum in
order to minimize interruptions to traffic flow
and to promote safety from the traveling
Road Classifications
The County's road systems-tncludees arterials,l s,
collectors, and local roads.' k ggenerally�
a countywide nature rather than statewide. The'
County's road system.eonstitotesroutes where
predominant travel MOM* aro,lMdar had spade
are more moderate than Mao typically doasocteted
sat olds Statellg way System.';
The Weld County Colsprehanoh's Plan recognizes the
Importance o1 preserving the efficiency of the U.S.
Highway** candor and enoour gle tie cooperation of
the Colorao DeparttMM 01 Trampoltalon, Weld
County. AdamsCeway. me Clay ol edgtek lie OiY d
Fort Lupton, the Town of Platteville, the Town o1
Gibtait, the Town of LaSalle, the City of Evans, and
Me City of Greeley.
Mortal Roads
Arterial roads provide for trip lengths and travel Air Transportation
densities for substantial or countywide travel. Some TM QraadaY!WsM � itiINMFTYWf1rd .
medal road characteristics au latadln Ua AppeaWx. one4ld Wes shat al Me CM ol Grosby; Colorado, on
Collator Roots the note aids of Colorado Highway 283, between Weld
County Roads 43 and 47. Tile Airport has teen In
Collectors expedite movement ol traffic in ms local operetlonOtos 1043, a dprovldeaffa GY and Coate
wen Co/edora serve a dual function belweenmohny with comenNm aOdss is garters, avY11on Males,
and land access by connecting local roads b anrMla particularly business aviation. TM Greeloy-Weld
Colleclor roads serve smaller communities and County Airport is the third busiest gannet avlagem
neigdoda, aoThe characteristics eta collector road airport In 1M State of Colorado, `rouhMly
are located In the Appendix... accommodating In rags) s of ter.OO eperdten
, (takeoffs and landings) per Mar. TThe Airport Is
classified as a gemrsiatNMy; alb of
accoew ode ingtntypes gsfsd
Local Roads ..
Localroads provide: direct approuMs to Individual
ampedles. A. local roadehoaid move the traffic Soma
developed aces and lead M into a coteclr road.. Local
aunty madeere deagmd for lower speed, NM lower
bolo volumes. The characteristics octal -roads em
located In the Warman.
Road Mows •
Some degree
theol access control, shotad be Included m
NgMnent d any rood particularly a new
where the
likelihood of
commercial
development
exists, The
functional
classification
of any road
should be
coordinated
with the rond-
use plan to
ensure that
the desired
degree of
access antral
Glving'oasetderalion to tie Increasing'nmMr of
annual operations as well at the $Mrlgllg Mena West
Mx (pWon-lurbltiSQi)' Wiling the WOW, a Maas
Phan for runwaysintidirip experwan Was unanimously
adopted by to City al Greeley and Wald County SI
January 1004. Pnovialon wee ntada Wirt Ms Phan for
construction el a now pwmaayinef@haihdh tatway
(Runway 1144), la be 90* to an u*MnO length of
10000 last The eanstructIon w ties Mew noway MI
accommodate iM Intimating Sight V**Ig *may and
TABLES. COUNTY ROAD SYSTEM
DESIGN GUIDELINES FORMBY I OM> CDNSTNNURTION
CLASSIFICATION
Local
Local
Collector
Medal
AVERAGE
DAILY
THAFFIC
COUNTS
400
400
2001000
PAVEMENT
TYPE
Omer
Paved
Paved
Paved
NUMBER
OF
LANES
2
2
2
2
LANE
WIDTH
12
12
12
17
SNOIA.UCN
WIDTH
4'
8'
TPolley42
Ins County eldutltNeew and determine that
all road, strait, or highway facilities are
adequate in width, structural capacity, end
classification to meat the traffic demands of
arty land dsvu tpilNrit. The County wet, as a
d , regulre
n tlo ,4f_t�.
.YYR orYtiphweY
MAIM wain WNW by halo demand and
landdovelopmet patterns:
T.Potloy 4.3
Al road, strait, and highway facades Would
be devHped, oonatructsd, and paved In
aaafdanta .*w Wooed County Standards.
Road, street, and higtwry rights -of -way shall
be dadoatsd to the pubic use and accepted
for undreanai In accordance with adopted
Caxdyiiatidadt: and
T.Polcy 44.
The County should emphasize maintenance
and upgrading o1 existing traneporlatlon
facites over the provision re row frailties In
order to pro Be YWsstnele. M now eouWY
roads, areas, and transportation facilities
should Mrl deslgnad to minimize future
Inhdnadas coals.
RIGHT
OF
WAY
87,
87
100'
MINIMUM
DESIGN
SPEED
3*
00
as
65
Nv1RONMFNTAI
TM County's growing
PoPulation Is threat to
erwirortmadal quality end
natural resources. Each
lendape change often ch
effect', on
the aWMolenaali whiers may
produce undesirable
reoulta. Erosion.
eldlmMtagcn, reduced
water quality, loss of
rreducced fish and wildlife
THE NORTH WELD HERALD
THURSDAY, NOVEMBER 16, 1995 PAGE 25
habitats are a few of the problems which are facing
Weld citizens.
Natural resources are. both 'kneed and interdependent.
The misuse, degradation, or destruction of any natural
resource alters the usefulness and availability of others.
In order to meet the goals and policies identified in this
section, Mr* of the County, as well as each citizen,
must take an active pan in conserving and preserving
natural resources and the environment. The primary
elements which follow should be evaluated In the
review d each County land -use application. However,
this does not mean that these are the only
environmental awry and natural resource problems In
the County.
WATER
Weld County Iles in a semi -arid region where water is
available as a result of aquifers and a rather extensive
system of canals and reservoirs. Over the years there
has been a large NNeamera-In facilities to coiled and
store water from mountain snows and dfsbbute S to the
plain where It an be used efficiently The Intensive
agricultural development in the broad valleys of the
South Pate River and its tributaries, which flow Into
Weld County from the west, is based on Imitation from
this water system.
The development of water resources has allowed more
than agriculture to prosper in Weld County. Industry,
commerce, rd homes, as well as ales and towns, are
all dependent on an adequate water supply.
The availability of an adequate supply of water has
become an Important determinant when evaluating a
land -use application. The Issue of adequate water
quality to serve an intended use is also a ethical factor.
The Federal Clean Water Act requires the control of an
water pollution throughout the nation. The
Environmental Protection Agency is required to
establish regulations and guidelines to implement this
law. It is then tp to the states, municipalities, counties,
and special districts to develop programs and construct
facilities to specifically control poluti n.
The Water Quay Control Commission, a citizen board
appointed by the governor, subject to conformation by
the State Senate, defines water quality regulations and
policies. The Water Quality Control Division of the
Colorado Department of Health administers the Water
Quality Program throughout the State on a regional
bass. As a pan of the water quality plan, Weld County
has been designated a management agency for its
jurisdiction.
the steps to be taken to provide for the safe and
efficient disposal of the quantities and types of solid
waste that are expected to be received. An application
for a disposal site will be evaluated in detail regarding
the adequacy of: access roads, grades, lescheate and
drainage control -measures, fencing, utilities, volume
requirements, site -improvements, reclamation plans,
and day-to-day operations, including equipment
requirements. In addition, compatbllity with existing
and future land uses in the areamust be demonstrated
in terms of visual degradation, pollution, traffic, dust,
noise, scale, density, topograpic form, geology,
operating plans, and redamatbn plans.
The daily operation of a solid waste disposal site can
be an incompatible land -use if it is located in proximity
to areas containing residential, commercial, and light
Industrial uses or areas designated for future expansion
of the same. For example, land -use incompatibility can
become an Issue N it is determinedihat the landfill site
will cause negative impacts by visually degrading or
polluting other surrounding land uses.
Currently, there are seven landfills open and operating
In Weld County. There is also one transfer station
southeast of Berthoud and one recycling center in
Greeley. Their locations are shown on Map #8, located
on page 81.
The Central Weld (Greeley -Milliken), North Weld
(Eaton), Keansburg, and Nunn sites prindpaly serve
Weld County residents. The Longmont, Columbine,
and Erie Landfills serve residents in the Denver,
Boulder, and Longmont metropolitan areas.
The Central Weld Landfill was opened in 1971. The
size of this site is 108 acres. The landfill is -located
approximately 2 miles northeast of Milliken and 3 miles
south of Greeley. More specticapy, the site Iles west of
Weld County Road 27 and north of State Highway 60.
This landfill has an estimated service area of 530
square miles and serves a population of 83,000. The
service area of this landfill includes the residents of
.Greeley, Evans, Garden City, Milliken, Johnstown, La
Salle, Platteville, Kersey, and Decreer
The Central Weld Landfill receives between 700 to 800
cubic yards of waste per day and has a remaining
capacity of between 6.3 end 12.6 million cubic yards.
With an estimated growth rate in waste of 3% per year
as of 1987. the site Is protected to have a remaining life
of anywhere between 20 and 60 years.
The North Weld (Eaton) Landfill was opened in 1965.
The size of this site is 18 acres. This landed is located
2.112 miles northeast of Eaton; west of Weld County
Road d3 and north of Weld County Road 78. The
North Weld Landfill has an estimated service area of
339 square miles with a service area population of
13,700. The service area includes the residents of
Ault, Eaton, Pierce, Severance, and Windsor. The site
receives approximately 200 cubic yards of refuse a day
and is almost at capacity.
The Keenesburg Landfill was opened in 1977. This site
is 3.9 acres in size. The landfill Is located
approximately 2 miles north of Keenesburg; west of
Weld County Road 59 and north of Weld County Road
20. The service area for this landfill is estimated at 398
square miles and serves a population base of 7,400.
No information is available on the life expectancy,
remaining capacity, or the amount of waste received
per day.
The Nunn Landfill is located in the Town of Nunn, south
of Lincoln Street and it opened sometime in the 1950's.
The landfill is situated on 5 acres of land and pdndpaly
serves the 292 residents of Nunn. No information is
available on Be expectancy, remaining capacity, or the
amount of waste received per ay.
The Columbus Landfill was opened in 1980 as a 160 -
acre site. In 1982, an additional 34-1/2 acres adjoining
the northeast corner of the landfill were added to the
site. The facility is located south of Weld County Road
6 and west of Weld County Road 5. The Columbine
Landfill currently accepts up to 4,000 cubic yards of
waste a day. The remaining capacity at this site is
estimated at 12.5 to 25 million cubic yards. Depending
on price competition, operating capacity, and growth
rate, the life of the site was estimated at 12 to 20 years
in 1987. This site serves an estimated 500,000 people
In the Denver and Boulder metropolitan areas.
As a management agency, Weld County has a
responsory to exercise kind -use authority based on
water quality considerations. This responebilty Is
party fulled by evaluating water query comwerYwris
associated vat brduse proposal in accordance with
the stalls* set tali kite Corlierelsristert Plan, the
Zoning Cednance,aadihe tial S&lon Regulations
Since the early 1970's, the country and State have
become increasingly aware of air quality
re porsblies. The Federal Emheranereal Protection
Agency has paled legislation requlrIng states to
Webb* stenderds to protect air gdry. The Colorado
State Leplsbhaopassed the At Quality Corset Act on
April -1011, 1970, to comply with Federal Legislation.
State Air Dually Regulatkas and Policies we defined
by the At Civilly Control Commission, a citizen boad
appointed by the Governor; abed o cendmasion by
the State Sense. The Mr Pollution Contra Division of,
the Colorado Department of Hell adn*tters the Air
Pollution ComlotPelantar Nsuugiott the State on a
regional buts withthe participation of local
governments and loath eahh agencies.
As part of the Northern Front Range Region, Weld
County is monitored by the Station several seas. The
pollutants currently causing the Most aoncem are
aeon monoxide, ozone, and-panuulate Mater. The
major man area h Weld Courty Is Greeley. As M true
will moat mbar areas, the Use motor vehicle is a
major some of at pubnlon. " In addition, lire are a
number a other sources of pollution, such es power
plants, cement manufacturing, mining, electronics,
residential wood bandit tl nom unpaved' roads,
and apiculture' coalitions.
As a IanrL letaly'erA Cow N
reepaeble for M1tNh i Itaea ettirlMeaM
effect on at query. For example, the way that land
develops can determine the need to use the
automobile. By micoarageq'reekNntld,-cohnunerdal,
and industrial developritit to occur within the
municipalise; strain grainbeing WOK and the 1-
25 Meted Use oiS lepmeld ant County polities are
promoting proximity of jobs and service* to resebnoes
which an erne automobile pollution.
NOI b12AtTS
Noise Is a sown of alntomsMa pollution. Exposure
to escsesbe noise levels overprolonged periods can
be a threat to health. Excess note often hes an
adverse physiological and p$ctiologleal affect on
human beings. Noise pollution isnot a pervasive
problem In unincorporated Weld -County. However,
noise Impacts from certain industries, airports, and
some Waytaveled road, could reduce the Tribally of
Through noise lwN-nyulattons lamed by the State
Legislature, epeafio noise standards have been
established ee*weaa Into Cotmy tense cenhlerdal,
Yxluralal, antreetdetAW ides art boiled..
The sold waste management goals and policies In
Weld County address the collection, sanitary storage.
and disposal of vakes seed waits fWellis midi as
residential, comhercial,'and mdustllal patio by
direct customer -hauler contracts and municipal
collection.
Land disposal is -the -predominant method of waste
disposal in Weld County and the region. The
expansion a an existing bindle or the #ling of a new
landfill requires the davetapnMM of pillhthotlt�
application process.
The appration plena edss�isu
The Erie Landfill was opened in 1985. The site Is 80
acres in size andis located within the Town of Erie;
north of Weld County Road 8 and west of Weld County
Road 5. This landfill currently accepts up to 4,500
ancyards of waste per day. Maximum capacity of the
site le estimated at 4.6 mifon cubicyads. This site is
also a regional landINI used by the residents of Denver
and Boulder Metropolitan areas. Because the growth
rate and epsrapq rate cur fluctuate, the actual Is of
the WS was estimated to be between 10 to 15 years
In 1987.
The Longmont Landfill was opened In 1968. This site
b located on 80 acres, approximately 4 miles east of
Longmont; south of Colorado Highway 119 and west of
the right-of-way of Weld County Road 5. This site
receives 1,000 cubic yards of waste per day. As of
January, 1907, the projected lie of this bndNl was 12
mantis. Currently, them are plans to obtain approval
to operate a 40 -acre tendril site west and adjacent to
the existing its. The maximum capacity of this site S
estimated at one mrlon cubic yards. This landfill is
scheduled to accept between 270 thousand and 300
thousand cubic yards of waste a year. The life
expectancy of the site is estimated at 3-1/2 to 4 years..
The Ile expectancy of this landfill could also vary
depending on disposal fee competition with other
tannin h the southwest pan of the County.
There we two solid waste transfer stations located In
Weld County. The Greeley Recycling Carter S located
in southeast Greeley and the Berthoud Transfer Station
Is located southeast of Berthoud; east of Weld County
Road 1 and north of Weld County Road 42. The
function of a solid waste transfer station is to
consolidate sold waste collection and to minimize the
amount of trucking associated with landfills.
BallE WASTE
A large amount of water is extracted during the
production of crude oil and natural gas. The water
produced from oil and gas wells is frequently bracldsh
or salty and must be processed and disposed of in a
satisfactory manner. To prevent environmental
pollution, brine water from a single well can be
disposed of In small amounts by reinjecting the water
also the same formation from which it was drawn or by
using an on -site sealed evaporation pond. However,
when brYewWe from a number of wells is Involved, it
valet be bucked to a commerdal brine water disposal
facility. Commercial brine water disposal facilities In
the County are operated in accordance with permits
issued by he Board of Commissioners.
The some baste concerns associated with the siting of
a la ndr also exists for the siting of a commercial brine
water disposal facility. There are currently three
commercial brine water disposal facilities in Weld
County. The locations of the brine water disposal
laden. and landfills in the County are shown on Map
ail on page 81.
MAMIE
Manure fromleadots, dairies, and other concentrated
animal feeding operations are routinely spread on
farmland for fertilizer and soil enhancement purposes.
According to the Arsenide Water Quality Management
Pan, the piper Incorporation of manure no the sot is • ;
not a fives to water query.
jl m- nt 1an4FS
The Colorado Department of Heath permits digested
residual sludges from municipal waste water treatment
plants to be spread on farmland In the County in
accordance with certain guidelines. The Areawide
Water Quality Management Plan indicates that
problems from thispractice should be minimal 8 the
sites used for disposal are flat, separated from surface
water and groundwater, and the sludge is not applied
when the ground Is frozen.
Ordinance 147-G Continues to Next Page...
THE NORTH,WI5LOHERALD
PAGE 26 : THURSDAY, NOVEMBER 16, 1985
roc TANK f
Draggled septic tank fampinpr are not allowed to be.
*posed • a en kmneMie* s Court. The Colorado
Depanmws ci Salk Imadetwaahed that the practice"
could affect -water -gwatity-end public health: A
ceheesroWspsgs /cell a operated h asardsws
with. permits Issued by the Board of CotiMy
ENVIRONMENTAL QUALITY GOALS
1. The proper use and management of water, act,
enddand resources shall be required to
maintain the physical, social, and economic
weweing a Weld citizens.
2. ANlanduse peopwW shell be drel9rred and
operated to conform whet all applicable
Federal, State, and local reptsohe polishing
to ail, water, noise, ant otier emirorlmeMal
quslyatends cis.
3. Solid or brine waste Monies chap be planned,
located, designed wl:opers led so that they
are conpalble with smrandn g lend uses In
terms of: general use, scale, hap, traffic,
dust, noise, and visual pollution
4. Weld County sulk cooperate watt bah; State,.
and Federal agencies to identify, conserve,
and protect fly and Wads ha its *Sun
Implementing measures for the proteclon of
such area.
ENVIRONMENtALei1MLI Y POLICES
t. The location, type, and -density of any
development or use shall net exceed the
physical. capacity of the land and water to
-accommodate the use without adverse snaps
' on water quality and guentily.
2. Soil conservation lectseques to.nanmlze sok
erosion and sedimentation shah be
encouraged In the development and design of
land uses.
3. , Setbacks, building orientation, soundproof
construction, banters, and other feasible
means shall be considered In attempting to
relegate noise impacts.
4. Potentialgroundwater pollution from Septic
tam use stW be catenated.
5 Cornet"N9htlsherkl itMlmd habitats ant
migration roues shall be considered In land
development. Development and design
adjacent to rives and streams, waterfowl
ens, and Mpalmsorcritical wkwarea
shah incorporate reduced densities, adequate
setbacks and buttered areas ail pre aced by
the Colorado Dhsbn of Wildlife.
11.
12.
I•
conformance with the established
coupW11a*e pen gods and Ogles ler
operator all mWeM tie
leeal facNky until It has
stablIhed' and vegetation Is re-
•
10. Weld Coady wit collect *KM*
which orfernstsreal ig N1'
by etell, road nate
pubileeduatie I. or
the sowdaCounty.
morM cot fl ell The d WWI
errewLgai The eve air shit
Mann a maximize eviplagliaeyredlaKo .
The County may require new landfill
applicants to demonstrate that resource
recovery anctrecyclamftame have been
adequately ekrdieda. atekemwN'e,.
NATURALRESOURCES
Because nakestimeoemasSe In set N Wadcal that a
winos be obiMried bMwsen Ensued MAGI and Me
natural arealehadattoat Gil a r/. -5act W6use arige
often hu%act atapllldpsed seed on the sc*nnman
which may produce undesirable nouns. ': Erosion
sedldemlrwbe, reduced waterglaly. lose of productive
farmland, and reduced ES. mid -wI Sebebials are a
sew ail problems which are leap Weld clsena
Natoli' resourceste both suited and Interdependent.
The „ misuse,
degradation, or
destruction of any
natural resource
alters - the
usefulness.. and
availability of
opus. coders
Ica goSad
in i6 s
of halide of the
aswnalt
sale an WOO WO
In co eening amt.
PrIMMYNII
prlmary elements
which follow
should be
evaluated In the
review of County
Iart0,nn-u.se
aPpuclft tons.
Now r Shin does
sections Agri beendad twin in -strati
Importance they have on the natu envlr rat.
These sections do not attempt to eicenmpase every
naturt sous, Mated May Sept* go rasps,
current areas of
Park and Games R
and Mineral Deposit Resorir
s; Oil and Gas
war ben* conlreae''with the City of Greeley to
name. the Island drove Regional Park which Is
d of several 4•H buildings, en *x�phlbitlon
the Wild County sae. Wounds rd Stadium,
. These 1301333 are
e partly with the City of t3reeey and
r"crated Wetd�NyIn addition tothese
uCour
tly cd tidy owns and operates
to said end gravel St Thee mine eke Very
from Sad to 195.1 Mild One of these sites,
In the I-25 aired Use Development area,
le le the process. of being .into a
regtbnet park for the benefit of the resldenls-of
southwest Weld County. Special ahemion has been
"directed toward encouraging parks, trails,and
reap%r1M tattler* ci upping size ardlunctln akmg
rivers, creche, lend.stresrlrbeds. Currently, Weld
County is werIng with the City or Greeley and the
Trait afwwleorto *Wisp the Cache La Poach Trait.
The 'GSM La Poddre Trail follows the Cache La
Peudye River' from Island Grove Regional Park
wactwady to the Latimer County tie. It Is the goal of
Se Calm La Poudre Trail Adelwry Board to provide a
mull-meda transit system for the nohhem region of
Wald..
The central theme of the County's open space goals
and polities lent the adoptIonot goals andpokdes which.
an minfrdie conflict between areas:for open Apace
NW Sian develapners: The open apace and natural
resource management gomk and policies found In the
Coagrehenawe Pan currently function'ai the only
epee elope plan for unbcorporeted-Weld County.
EaM�ie sups MeldtiriM a Ubeen Grked
owth
to maven space Ybbn kMi giri lhperiOrowM
soetSledr agreements. These agreements,MI Butts
WSW M Weld County Coiprehenalve Plats open
pee poades"alowing for a unified regional approach
la amen specs development..
TLstYranNty yes rat heodcapy bean Involved In land
aa$lelimn tor been space or parks. The Great
fpdbereCglarado Trust Fund and several other
Weft 0OPodefililleid thq KS.ilne ofa cicoti
wow
far more Maslow
etc . dpis.
far Maslow for dam do ornmront , Weld
County a currently eddresi *.the heed to provide
Open appakmites for raiders a Weld Canty
4�to.produce a regionally kduended open
ups6s plan for Wild County.
- L PS ka
O.
l le*Note agricultural use el prime
ufturat end; `
Iaaftuouage the'tocallon of park, recreation,
all open space areas In floodplaln, seep
J•• 1 aunt.!bees. and
dourage uses other than open spate,
culture, perks, recreation, and other
led activities In 1bod ilpM, seep areas,
grailbgbe fault ant( and We' ,PubNe sNrost. Seas having
Mur natals ot
O.Ga12
Weld County will cooperate with local, slate,
and federal agenda to Identify, conserve, and
protect fish and wkdwe habitat by attempting
to ImpprrmMMg medium -for the protection
of sudi as.
Wildlife
The abundance of wildlife in Weld Countyis an.
important contractor to the economic health end quality
aisle M Wad County. The ecquiMa a prop+stas ho
provide public hunting *am opportunities 0.G,
long ..
long ban en Itpeds t part ai as Colorado leypu a
WIIdMi's management program. As,an,added
enphass.grt t he bffellna a,these lands..Mode
aWfunumilpa of I.' b a le earealilled..,.
demtly 6
necessary to encouragethe social and economic
bandit M daft* Min A s reso!ace. Mop 5. While
Area* locatedtheback cov
shows most a�in mMothi w radial heat eek' lie
County. it Awedbe noted that the !topcoat wlldho.
areas ate often dos* asocleed.-with itlportad water
supply and aquifer mobilize areas.
MafMatnmg vrtidlde
3 -,
Landing activity proposed for areas
designatedasopen lands, or for visually
prominent areas, should preserve, enhance
and maintain alg ldbafleetk qua t lend
*Matures, including sbaaaa, kks,..r ,
Valley,neadotvd, large tree caritas; rock
outaoppIge, aril Mai Ge...
o.Polq 3
Stabilization and landscaping of final
Iandforms shall be required and runoff
cmerolledtehisortc levee.
8. Development and design of land uses which
require drainage, excessive removal of
riparian vegetation and aleratlwis of -dyer or
strewn buds shall be discouraged in ederlo
protect river or stream-tpjaily and to protect
waterfowl areas.
7. -Because of the possibility of permanent
damage -to We, health, and the environment
and because the Countycontinuesto
demonstrate an increasing population base,
hazardous waste disposal tadlteeshall not
be located in Weld County. :
8.. An application fora sold a brine waste faddy
or a commercial septage disposal-lacfiity
located within an Urban Growth Boundary
Area, Unincorporated Community, 925 M.U.D.
Area and Away Cater, or AO:S turatArea
sled be reviewed in accordance eighths goals
and policies of the was in whidtthe teddy is
lowed.
9. In reviewing the operational and reclamation
plans for solid and brine -waste disposal
facilities, the County shall impose such
conditions as necessary to minimize or
eliminate the potential adverse impact of the
operation on surrounding properties. This
shall kdude:
a. Requiring the location and design of
excavated areas, - structures, machinery,
equipment storage, and stockpiling of
refuse a'nielerles to be compatible with
surrounding land- uses in terms of:
general use, topographic form, scale,
density, traffic, dust, and noise.
b. Maintaining roadside and perimeter
vegetation and setback requirements
wtiofl serve to shield the disposal faddy,
kelatlag stone of **lenient, stock-
piled Mlle:reran, cad Idak1dali wenF...-
pudic: view and adjacent properties.
c. Requiring that access roads to and within
the site be located in a manner which
minimizes traffic impede on surrounding
endues.
d.'--Reg0lf g thatMe and use applicant
demonstrate to 1M satisfaction of the -
flood .ofConetiebnele'MI the streets
daimon UMW proving access to the
deposal horny are adequate h fundlasl
classification, width, and structural
cpady to mist the traffic requirements
of its proposed deposal telly. Gems
road circulation, off-street parking, dust
abatement, acceleration lanes,
deceleration lanes, common access
coledlonpoints, sign lion, and other
traffic improvements shalfbe required
wherever necessary to mitigate traffic
Impacts which may be created by the
disposal facility. ApplcMbulor disposal
facilities shall also be reviewed in
accordence with the transportation goals
and popdet '-
e. Requiring that nasty fencing be eroded
ad maklaosd would extraction sites as
necessary to regulate and monitor access
to the disposal racily.
f. Insuring that all disposal facility `-
operations conform to Federal, Stale, and
local environmental standards and
regulations. -
g. Insuring that all reasonable and
practicable mecum are taken to protect
the habitat of fish and weeds.
h. -Insuring that the facility compiles with
Costly flood heard and geologic hazard
regulations.
Requiring that the final hdemetlon of the
disposal Maly shell return the lard to a
form and productivity that is in
Wildlife Gaels and Policies
W.Gaal 1
New developments should be located and
designed to preserve critical ecosystems
components, Includingwetlands,
sfgs$cerd wildlife habitats, and migraton
corridors. Significant wildlife habitat -is
defined es a geographical area containing
• combination of the essential elements of
food, water, cover, and- space and in
quantities sufficient to support a species.
WPoucy 1
Development and design of sod uses whim
require drainage, excessive removal of
rpwlen vegetallon and alteration of river or
barn bards shall be discouraged in order to
protect dyer or town quality and to protect
water fad area.
W.Posy 1.1
Conflicts with fish and Midas habitats and
migration routes shall be considered ki and
development. Developmentsadjacentto
rivers and streams, waterfowl areas, and
Important or critical wildlife areas should
incorporate reduced densities, adequate
Shads and buffered areas as presabed by
the Colorado Division of Wildlife;
WPolky 2.1
The County will identify and strive to protect
abut or unique habitat areas of high public
value, such ashabitatsof endangered or
unique spades, sigrdlcant viewing areas, and
breeding and spawning areas.
W.Ges13
Traditional wildlife uses such as hunting,
trapping, and fishing in agricultural and
monde Ped portions of Weld County are
beneflrYi. WeldCountysupports the
maintenance of these wildlife uses.
W Polkty 3
The effect of proposed development upon
tMdS� and habitat should be evaluated. Loss
of adticed habitat elayld be mitigated. Weld
Cwill aof ke
maps own significant
wWpe Slate
W.Policy 3.1
The Integrity of movement in wildlife corridors
should be preserved.
W.Po icy 4
Destruction of wetlands or riparian areas will
be stronglydscouraged.
Open Space Perks and Recreation
Open space is any outdoor end or water area. This
inductee such won as agricultural end, Sate wlldlae
sea city pals, and your own backyard. Open pace
is desirable below N pmoma they Curd functions
and sallies. Maly tentneeds. Open space Is used
for the pradudjon at mops end raising of livestock.
Open apace s used for outdoor recreational activities
and other leisure time pursuits which promote the
heath endwise* of people. Open sperm functions as
akshed witch redone the diode of ak pollution. Open
space kaftans as watersheds and storm drainage
collecting water lot strews and aquifers and thumbing
weer oi floe,rydaa or aswnot. Open space also
sppof s Wills with in turn provides eryoyment for
Weld citizens.
Park kakis and eaeatlonel programs in the County
are planned and operated by the State Division of
Pads aid Outdoor Recreation, mureopellW, schools,
and recreational districts. Weld County currently
operates -Ape .small regional park near the City of
Greeley ant is Steely deveiophg other open space
O.Goal 4
Development Improvements should
minimize visual scarring from grading,
road cuts, and other sits disturbances and
should integrate new landscaping with the
existing natural landscape. In addition,
stabilization and landscaping of final
lardforms and continuous maintenance of
new landscaping should be assured.
O.Goal 5
The County will strive to conserve
significant stands of trees and shrubs,
large expanses of prairie -g , and
unique-torme of vegetation andland area.
O.Poery 5
The County will work to reduce the
proliferation of noxious weeds in an
environmentally sound manner -in compliance
with state laws.
O.Pofcy 5.1
Significant stands of vegetation shall be
Identified during the land review process.
_identified stands will be preserved whenever
possible. Improvements should be located to
mdntmizethe removal of vegetation.
O.Polcys.2
Altractive,-drought-lolerant landscaping should
be strongly encouraged in all land use
documents; and
O.Policy 5.3
Drainage channels should be designed to
incorporate natural vegetation and be
constructed to conform to the natural
landscape; channelization of natural
drainageways Is strongly discouraged.
O.Coal 6
Provision should be made for open space
to meet human needs throughout the
County In order to protect and enhance the
quality of life and enjoyment of the
environment.
O.Coal 7
Adequate parks and recreation facilities
should be encouraged throughout the
County and should be integrated whenever
suitable.
O.6oal 8
Open space should bepromotedas ■
buffer zone as a means for protecting from
development those areas which have
significant environmental, scenic, or
cultural value.
O.2olicy 8
When alternatives are not available the Weld
County Conprehensbe Plan, Subdivision and
Zoning Ordinances should encourage
mitigation as a tool tor decreasing negative
impacts to natural resources.
O.Goal9
The private sector, non -county agencies,
and other governmental jurisdictions
should be encouraged to participate in
open space pr ion and trails
development in Weld County.
O.Goal 10
Whenever possible, open space within ■
development should be connected to
existing open space. This would create a
system in which farming can be
implemented, wildlife can move through,
and visual qualities can be maintained.
GENERAL RESOURCES
This aealon hnbasil's S_p .. —
Oordommnise
Title 34, Petiole 1, SSect onn 304, CRS. The
Conprehnus Plan I fended to proves apps plate
rreouurces els and nsuringOatto
Maw a inland
trora salsa rani aien Wstsal ihtt
WOWounty'. r ,gplas that not l i
aarce
°wain is an rangi Mate The
c00
0f mosmic o on h as d and g an
gefwa constnncllo:and
Sony conaucuon Ygyyy, ,.
In some instances, shoo contanIng significant,
quanilptsof mineral deposits are located In areas
characterized by other land;paes and natural
resources. Because Ow unCware$ad operation of a
mine she has the potential for fdverseq,
surrounding land -us, roods, residents,a�
erfMonmma, a spedauzed use pernn t: is required In
accordance oaths Weld County Zoning Ordinance.
As of -1987, the rasa mowsknown to be Ioca ad
InWeldCounty lauds sand and cravat, coal, and
uranium. The maps at the end of this document
Bertate the wide dfsbIbayn-ol, minerals within the
County. Thus mineral deposits very greatly in quantity
and quay.
Most of the sigh quay said and
gravel deposits In Weld Cgmty.
are found •lo g,,major.
e gd� floilaWlAa
n
adjacent stream
terraces... Sons
loves, tiosmy -..
deposits an..
found In older
alluvial deposits," ......
Aeonlan Sind
deposits an be
found in soma
upland are s.,
A major portion
of Wald County
is underlain Wh
coat This coal
forms a portion of
the Boulder weld
field, which Is
Included in the Denver
Basin coal region.
Pomona of Weld County,
north of Colorado Slate
Highway 14, Iwo ban sew and
have shown occurrences of uranium
deposuranium in arena producing
Carly.
Commercial and Mineral Deane
In as pa a Hnoureaa des been dialed Into
elthCominsmilianeral Resources,
which c?v_pi those miriara a un9 rime 34, and of and
�i9Mj0Yofnj,
CM.Coai 1
Conservelands which provide :valuable
natural aural depoalts for palemiel Man
use in doeordanoe with Colorado Slats
Law. -
CM.Pofcy.1
Access to future mineral resource
dwatopment area should be cashiered N' at
land -ass decisions in apcandanccee wiHmwl h
Colorado Slate Law, 'Sir
Setwlthpensat WIth,
Zoning shelf, by
"Wool, orotherj
peat* the uee of
'wouw interfere vdm gel"M
extraction of such n _.
dMrsR by aeTierhacton
an r: **homy eeq pmmyy, .elopes, boles,
CMFoacy4.p Ensuring federal, slate,, and local environmentaloperations
Jconl
sMrtdartb; Mid
Cs1.Gwl b
Provide for theaty resismntmst alp *IS
of mining elta in ate-auce'*mils
Comprehensive Plan, Subdivision ea
ZorsngOnlleanaa, ,
CM Pow b
• rho Canty should comae, the anal*
panne environmeaal ohms of mirethg
apormbrieMa perwrey rewire:
CM.Po4y 5.1
Olslwwbanw of vegetation and ovartsaawaM
advance of mining activities should be
njnwnkee
CM. Paw 52
T^Ps 5 Wald b° Saved and-utlllzed- i ells
CM•Poby 88
All reasonable and priotiosl
mamma
allot
halted
and waist
oy SA
T •
operation
should
comely
with
County
Ito od
irytard
411 d
al
d
PSA*545
final
or gar
return the Ind to • lam
and conformance pmumhi ry� tsthe
established conpreherrM* Men for the
mere;
CM.Poary 5.5 "
The operator we marital tla rectasrwd mime
see uraf it has been strand and manila
~OW al
haiepprt of
on the mine she when Mncmpsreledd
operational an for the miring operation:.
Oil and Gas Deposits .'
Oil and gas development in Weld Cady is an Magee
pad of the Weld County economy and has a substage,
direct'end roil salama on current and haws kind
use. Oh aad'W-dsvetopment w cyclical but Ms
economics of dare has caused away �S
activities In Weld -'County. The area of theintemelve road
m moat
p d ""�i b ial - RaID m.
dinbtdspin s'a i n can( pew and shits have mar't
nits-tie-leause wart oviir
• Proontinal
Cobra*
saa
N°mart Mt r
Stew satutoiy Sumasas srhi�lecat regeg "•r••s and
uWand
u
Mon is sun more s to Whet ��rr the Cad
ada+N IppyindsanniiMy corals.
CM.Ooal 2
Promote the reasonable and
dsvabp ant of minerel
CM.Polcy 2
Tito operation a e min stls H
Weld Gwtiy }hell he whistle
wcaaocodata
tW w�'1
Mifllmize the Impacts of stoma yNng
adhvaNeon NMrOwlding 14nd dse%4vads,
y
,.,.,.r .r ..
/1napplication tot .Sit, Mtekta{adwWnsn
utbandaWlt gourds., Arse, WincoMoreted'
Community, I -is Mind U e Deoabpnurd
area.. and Urban Development N or
Agricultural Area should be revMain
accodaloe W M the goals and poM,Ye althe
Main Meshih epplatbn b tsabd.
CM.GoSI4
Mfhiasiztr lataardous condition rotated to
mining activities and the mining site.
CM.Polcy 4..
h »ylswytg. tlw..awNMbral and reclamation
plans for a -raining oper}tion.: the. County
should impose such cateeenbas necessary
to minimize a nee the potential edge
impact of tits obaratlan on. surrounding
propurlit. This should include
•
CIA.Poley4.1"
Requiring the :,location . and design of
excavated area., structures,machinery,
equipment sbregl, and stookpgrq of mined
maedeb to W carptable with surrounding
Iand-useainterms of: general use, scale,
dsdy, Panic dust. end nobt
CM.Polcy 4.2
Maintaining roadside and perimeter vegetation
and setback requirements which serve to
shield mining operations Inrmdbg tlompe of
-p lnnl, stadmied,sold and Mated* from
vbw;
CM.Polcy4.,y
Rrtggp rblg that Sass =demand Win the
Sipe Waled Ina manner flab minimize
lialgerripeets on Wounding land noel..
CM.Posoy 4,4
Requiting tin lend -use applicantto
dsttastra a to the satisfaction of the Bowl of
Cgmmissioners.ghat the street or highway
WNW prowl** osee to the mining IRWIN
weds tiew in hrrtsiorWdeaSortion, with
and structural capacity to, meet the
requkennares al. hale: Proposed 'rang - aosMMy..
now' roue choodaaan. Westtarldng,
duet abateraenM,: acceleration lanes,
demWatbn Woe, rimmonaccer collection
pouts, signallzatlon, and other traffic
inlprovemsms shall be -remind wherever
Screwy to aleph Mille SPEW Said be
ow mkig activity. Application for *Ming
should ateo be. reviewed in a000rden s with
the aaupoltekm goals endpoint's;
CM.Poloy45
Requiring, where possible, that batch plazas
and processing sing equipment be buffered from
adjacent uses.
CM. Policy 4.6
Requiring that seamy fencing be erected and
maintained around extraction sites, as
rncesasy, to inkling* the ancient nuisance
'Wanks kdbrent In operations located near
urban uses;- .
CM. Polley 4.7
Requiring mining operations to use warning
signs, fences, guards, lighting,. and other
means to warn and protect people from mine
pit and Gas Goals and PgllO &
Oft.00ell. - ..
Oil end gas exploraden and production
should occur in a msdast ltlh Wain
the lmpeet to epigU awild Wen.* MR
envirennmm and WOW the conflicts
between mineraldeVidowma'and .as
and future outface uses.
OG.Poscy 1
Weld Courtly should encourage cooperation.
and co llnalbnarnd conrtn*ntCYkn between
the sedan* owner . and the mineral
owner/operators with respect to any,
• developments of either the surface or tine
MIMS SSC
OG.Poscy 1.1
New planned unit developments or
subdivisions should be planned to take into
account current : and lulu* din and.* sac
as*y oMeeiiwt ci arid pee dagbpanat
can reasonably be auidWted;
capoicy 12
Oil and gas drilling activities shouldlire
plan edto la dices amount avert andfitilma
surface planned unit development and
subdivision activities to the extent NW
development an reraaby Es arafaglldh
COAolcy 1.9
Weld County will seek the Imposition of -
protective men through available sale
county, and,le:end reptiMems to Men Met
tIte ninerat operMor Goaded. operations M a
saw WW1 win mkiats earate end hMus
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