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OFFICE OF BOARD OF COMMISSIONERS
PHONE (970) 356-4000, EXT 4200
FAX: (970) 352-0242
IlD915 TENTH STREET
P.O. BOX 758
O GREELEY, CO 80632
COLORADO
August 24, 1998
Artie Elmquist
c/o 1435 WCR 16 1/2
Longmont, CO 80504
RE: Your Letter of August 11, 1998
Dear Mr. Elmquist:
The Board of County Commissioners has reviewed your letter and information regarding your
organization once again. As you recall, in December of 1997, a similar request was made and at
that time the Department of Planning Services was directed to provide notice of pending cases at
the time referrals are sent out which is in excess of a month prior to the case reaching the
Planning Commission. Your letter indicates that the information you are receiving "...is greatly
enhancing the ability of area residents to stay informed on land-use issues in an area experiencing
an unprecedented amount of growth." You have provided letters and testimony, on the various
development proposals as a result of the information you have received. It is unclear, therefore,
what the designation"status" would provide to meet the goal of being informed and having the
opportunity to comment on the review of cases.
There is an additional issue created by the choice of terminology. Your group has chosen to call
themselves a district. Colorado law uses the term district as a form of art in several different
contexts but all refer to a governmental entity, subject to revenue and spending limitations
governed by an elected body. The designation of your group as a district in the absence of
formalities necessary to create such a legal entity is technically incorrect and misleading.
Recognition by the Board of County Commissioners of the group having referral status under the
name St. Vrain Rural Impact District would only perpetuate this questionable practice.
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For these reasons, the Board of County Commissioners is not willing to designate your
organization as a referral agency but can and will continue to direct the Department of Planning
Services to provide you the information early in the process so that your thoughtful and well
informed comments can continue to be included in the decision process.
Sincerely,
BOARD OF WELD COUNTY COMMISSIONERS
i /
Constance L. Harbert, Chair
CLH:LDM/db:Let/Elmquist
xc:Planning, County Attorney
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St. Vrain Rural Impact District
1435 Weld County Road.161/2
Longmont,CO 80504
Phone- (303)772-1297
E-Mail-SHAWRANCHES@prodigy.net
August 11, 1998
TO: Weld County Board of Commissioners
RE: St.Vrain Rural Impact District Status
Dear Commissioners,
The members of the St. Vrain Rural Impact District would like to take this opportunity to thank you
and the Weld County Planning Department for your efforts to send us referrals for properties in the St.
Vrain Valley area undergoing land use changes. Already,the information we are receiving is greatly
enhancing the ability of area residents to stay informed on land-use issues in an area experiencing an
unprecedented amount of growth. We hope the letters of referral we have sent to the planning
department are enlightening the staff with a local perspective on the proposed developments.
At the July 7, 1998,Weld County Planning and Zoning Board hearing,we made a formal presentation
seeking referral agency status for our group. The planning and zoning board was not prepared to make
any recommendations on this issue until they got further direction from your board. Monica Mika-
Daniels agreed to solicit your help in trying to give our group a formal answer on our request for referral
agency status.
As of today,we have yet to receive any communications from the county about our request and when
we can expect a formal response. To expedite this process,we are asking you as a board to formally
respond to our request by September 1, 1998.
A favorable response to granting us referral agency status will give our group the tools needed to reach
the goals stated in our Mission Statement. Recent newspaper articles appearing in the Longmont Daily
Times-Call are highlighting some of the growth issues facing the Del Camino area. These issues are
real and cannot be overlooked. It would seem apparent that a group such as ours could be the beginning
link needed to initiate a plan to address some of these issues. With our efforts and your cooperation,we
can keep people informed on local issues, and provide important input to the planning department.
Together,we can make southwest Weld County a better place to live and work.
Thank you,
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
July 7, 1998
Page 3
Mr. Folsom responded to the comment on referral agencies being either governmental or quasi governmental.
Mr. Folsom then referred to"need to know"agencies, and feels they have a need to know status since the
change will be affecting them directly. In regards to official recognition, they have petitioned local residences,
and have about 70-75 names, and feel this is a recognizable group.
•
Glenn asked Monica if the Commissioners were in receipt of the June 19th letter. Monica stated she did not
believe they were, but the Planning Department will forward the information to the Board of County
Commissioners, along with any comments from the Planning Commission. Glenn stated that the Planning
Commission will wait for direction from the Commissioners on how they want to proceed.
Jack Epple asked Bruce Barker where this request would come in line as far as starting a precedence. If they
allow St.Vrain to become a referral agency,and then the Tri-County in the Southeast, (Keenesburg, Lochbuie,
Hudson) requests to be a referral agency, would they have the right to reject them, and accept this group.
Bruce stated that this was a good point, and when you start off by allowing a group to say they are in need to
be a referral agency, by allowing this, any group that comes before the Commission, they would be hard
pressed to turn any down. Bruce stated he was not certain why there was a need to have referral status,given
the fact that any time there is a matter before the Planning Commission or County Commissioners, they have
a right to make comments on an application, regardless of where they live in the county.
Glenn asked Monica if Planning sends the St. Vrain Rural Impact District notice of a case within the MUD at
the same time as any other referral agency. Monica stated that it is done at the same time.
Artie Elmquist, a representative of the St.Vrain Rural Impact District, spoke on the importance of the referral
status and the necessity. Mr. Elmquist spoke about the growth within the MUD and need for an entity to
review proposed development and act as a board representing property owners. By having a referral status,
Mr. Elmquist feels this would give them more standing to bring forward ideas and suggestions on future
development and alternatives.
Ginny Shaw, a representative of the St.Vrain Rural Impact District, stated that there are 100 square miles that
encumbace the growth boundaries of Frederick, Firestone, Erie, Dacono and the MUD district. Counties such
as Longmont are limited to 22.3 square miles, and Boulder to 25 square miles, and what good will this do if
you bud up against an area of 100 square miles of potential development without any provisions of long-range
agricultural preservation. Ms. Shaw than gave the board additional corre .
Glenn then asked Monica about make g a-r meecotf5" endation, and expressed he prefered to wait for more
direction from the Commissioners. Monica explained that the Commissioners have not stated this was an
issue the Planning Commission needs to entertain. But have said to the St. Vrain Rural Impact District that
if a change is proposed specifically to the ordinances, they would need to go the Planning Commission. A
citizen group can make a change to the Comprehensive Plan, can petition the Planning Commission to
orward onto the Commissioners.
Meeting a e at 2:10 p.m.
Respectfully submitted
submitted
Wadi
Wendi Inloes
Secretary
ST. VRAIN RURAL IMPACT DISTRICT
June 14, 1998
To: Weld Board of County Commissioners Weld County Planning Dept
From: St. Vrain Rural Impact District
JUL 011998
Re: Planning for land use
Ladies and gentlemen: RECEIVED
We, as a group of residents and land owners in southwest Weld County, request
the Weld Board of County Commissioners consider the following changes to the
Weld County Comprehensive, Planned Unit Development and Mixed Use
Development Plans. The purpose of these changes is to enhance the identities of
individual communities and retain some of the agriculture and natural character of
the County as development occurs. This would be accomplished by setting aside
certain lands for continued agricultural use or regional open space. Plan changes
would be accompanied by the means and provisions for avoiding any economic
hardship to the owners of land affected to accomplish these purposes. The need
for these changes is most urgent in the MUD district and surrounding area, but is
becoming more apparent in the Johnstown, Milliken, Mead, Berthoud areas, and
will in others as more development occurs in the County. In addition,
implementation of these changes will require close coordination and cooperation
with municipal governments.
Proposed changes to Planned Unit Development Plan: Ordinance No. 197
Add paragraph 1.13: Conserve the feasibility of existing area agricultural
operations by minimizing impacts resulting from changes in USE under a PUD.
Add paragraph 1.14: Provide for buffers between urbanized municipal
communities by retention of areas of regional open space and agricultural use.
Add to paragraph 2.5: Regional Open Space is defined as a parcel of unimproved
land or water set aside, or land in an agricultural use retained in that use in order
to preserve in some measure the existing nature of the area and act as a buffer
between urbanized communities to assist in maintaining their individual identities.
Add to paragraph 6.3.5: and Regional Open Space Usage
Add paragraph 6..3.5.2.8 et. seq.: Intent of Regional Open Space and Regional
Open Space Regulations.
Add paragraph 6.3.9: et. seq.: Component Nine - Regional Open Space Impacts
An impact study shall be performed to determine the effects that the proposed
PUD would have on any area regional open space. [Followed by details of
Impact Report and Duties of Dept. of Planning Services]
Add to paragraph 6.4.2.6.3: ...or Regional Open Space preserves.
Proposed changes to Comprehensive Plan: Ordinance 147
Comprehensive Plan map should indicate areas to be reserved for Regional Open
Space to act as buffers and retention of character of the area.
Add to UC Goal 4: ....and regional open space.
Proposed changes to Mixed Used Development Plan: Ordinance 191
MUD map 2.1 should indicate areas to be reserved for Regional Open Space as in
Comprehensive Plan map.
We do not in any way represent these recommendations as being final and
definitive. Our purpose is to make the Board aware of the need for these changes.
We hope after consideration of them the Board will refer them to the Dept. of
Planning Services for review and recommendations to the yourselves and the
Weld County Planning Commission. We would assist and cooperate in any way
that would be useful in this process.
Very truly yours,
St. Vrain Rural Impact District
John S. Folsom
PC: Monica Daniels-Mica, Weld County Planning Commission
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St. Vrain Rural Impact District aooa
1435 Weld County Road 161/2 pia p.
Longmont, CO 80504 s ��
Phone- (303) 772-1297 .
E-Mail- SHAWRANCHES@prodi K
gy.net .
June 19, 1998
TO: Weld County Planning Commission and Weld County Board of Commissioners
RE: St. Vrain Rural Impact District Statement of Purpose
We, as land owners and residents of SW Weld County, would like to request that the Weld
County Planning Commission and the Weld County Board of Commissioners consider the following
changes in their PUD (Planned Unit Development) process including any existing and new zone-
changing documents that may come before you in the future.
In view of the fact that the substantial urban growth boundaries of the Tri-Town area
(Frederick, Firestone, and Dacono) and the County's Mixed Use Development (MUD) area
encompass a geographic area approximately 10 miles long by 10 miles wide (overl00 sq. miles
including the city ofLongmont's annexations on the West). We are concerned with the fact that none
of the comprehensive plans of the Tri-Town areas nor the Mixed Use Development area consider
significant open space (agricultural production areas -- not just common open space/or flood-plain
areas & trails).
It is important that each landowner keep control of his/her property rights. Presently there
are no other alternatives for the seller of land in those areas between municipalities but to sell his/her
land for development. In view of the above realities, it won't be long before agriculture operations
will be unable to survive in this area.
Therefore, we propose that the county look into the following:
(1) Land Preservation Programs -
a.Purchase of Development Rights(PDR)*-A program whereby an owner
of agriculturally zoned property is not forced to sell his/her property for
development by being fairly compensated for the difference of two appraisals
- the value as a developed unit minus its agricultural value.
b. Transferable Development Rights (TDR) - Property owners who are
adjacent to a city or town and can proceed with development by purchasing
the TDR's assigned to outlying properties in the community. The property
owners of the outlying area can receive compensation for forfeiting the right
to develop their land and at the same time it gives developers the right to
develop other land to meet the growth demands of the community. One of
the greatest benetits of this program is that fact that more contiguous growth -
•
occurs thus reducing the negative impacts of growth on the rural areas and
agricultural operations near a municipality.
c. Conservation Easements - A legal means of permanently protecting •
agricultural property from being re-zoned to commercial, industrial or
residential land uses.
•
(2) Agriculture/Open Space Impact Committees - Allow rural impact referral agencies to
form throughout the county. This would improve the ability to evaluate the true impacts of
a development in a rural area on surrounding properties and agricultural operations. With
agricultural referral agencies a voice would be created for agriculture much the same as exist
for the school districts, law enforcement agencies, water districts, fire protection districts,
etc. Several other counties in Colorado including Boulder,•Larimer and Routt Counties
already have Agricultural Impact Committees that try to address the effects of development
on nearby agricultural operations. These committees are exploring the impacts of growth and
how existing agricultural operations can continue to survive in increasingly urban areas.
They also are exploring new ways for communities to maintain their own identities through
the creation of open space buffer zones between municipalities.
(3)Seek Adequate Representation-Improve the representation of the St. Vrain Valley and
specifically the Weld County MUD area on county boards and committees by encouraging
and appointing residents from the Southwest part of the county to these boards and
committees. Who better to understand the true impacts of developments (i.e., impacts on
schools, transportation, law enforcement, utility providers, and the environment) than the
persons who live in a developing area?
We feel that the time has come when both the issues of development vs. agricultural
awareness need to be added to our governing/developmental process. We hope that you will study
our above requests, and find ways to incorporate it into your decision-making process.
Attached are the names of property owners and residents in the St. Vrain Valley area
supporting our ideas along with a copy of our Mission Statement. We look forward to being
officially recognized as a referral agency and working with you on these complex issues facing our
county. Together, we can proceed to preserve the quality of life that has made Weld County such
a great place to live and work.
Thank you,
' a,' St. Vrain Rural Impact District
Sources of funding for the purchase of development rights could come through regular lottery-
money that comes into the county directly, research of funding organizations (such as American
Farmland Trust, Colorado Cattleman's Land Trust, etc.), or perhaps the establishment of impact fees
for new development.
P.S. Could we also ask for more local newspaper coverage (in easy-to-read language)
published in the area of the proposed development -- and notify surrounding landowners go/(C J72
within 1500 H. (rather than the 500 ft. limit)?
3
4W .
St. Vrain Valley Rural Impact District
Mission Statement
To ensure that the concerns of the rural people of
the St. Vrain Valley, Weld County, Colorado, are
heard regarding the impact of long-term growth and
physical expansion based on environmental, land use,
community design, infrastructure and lifestyle
considerations.
June 19, 1998
ST. VRAIN RURAL IMPACT DISTRICT
Larry&Barbara Abbott 5825 WCR 22 Longmont Co 80504
Connie Althouse 7106 Maple Si, E.H. Longmont Co 80504
Craig&Bonnie Anderson 8564 WCR 7 Longmont Co 80504
Sam Angelo 3711 WCR 20-1/2 Longmont Co 80504
Dave&Rhonda Boettcher 2507 WCR 18 Longmont Co 80504
John&Sandra Copper 9998 WCR 7 Longmont Co 80504
Richard&Rochelle Coufal 9701 WCR 7 Longmont Co 80504
Roger&Pat Drotar 360 WCR 16-1/2 Longmont Co 80504
Artie Elmquist 8724 1-25 Access Rd.E. Longmont Co 80504
David&Barbara Felix 10230 WCR 15 Longmont Co 80504
John Folsom 7050 Loma Linda Ct. Longmont Co 80504
Rick&Chris Foster 757 WCR 18 Longmont Co 80504
Myrna Gould 12148 WCR 13 Longmont Co 80504
Paul Halkin 4895 WCR 20 Longmont Co 80504
Phil&Anne Hansen 5003 WCR 24 Longmont Co 80504
Heather Hollingsworth 2964 WCR 20-1/2 Longmont Co 80504
Dale&Lynn Johnson 505 WCR 16-1/2 Longmont Co 80504
Wes Johnson 9577 WCR 7 Longmont Co 80504
Anita Knudson 6173 WCR 20 Longmont Co 80504
Edsel Medford 10606 WCR 15 Longmont Co 80504
Carlos Mendoza 7411 WCR 7 Longmont Co 80504
Alvin&Mary Mengel 7056 Maple St.,E.H. Longmont Co 80504
Gerald&Lynda Moisan 606 WCR 20-1/2 Longmont Co 80504
Robert Nash 3019 WCR 20-1/2 Longmont Co 80504
Ken&Christi Neuens 354 WCR 16-1/2 Longmont Co 80504
Betty Ann Newby 12250 WCR 5 Longmont Co 80504
Ray& Shirley Olander 0498 WCR 20-1/2 Longmont Co 80504
Mike&Colleen Pummer 7355 Elm,E.H. Longmont Co 80504
Robert Rau&Cathy Bryarly 754 WCR 20-1/2 Longmont Co 80504
Jules Regnier 500 WCR 20 Longmont Co 80504
Doug Rink 9428 WCR 7 Longmont Co 80504
Doris&Inez Sawdy 7770 WCR I Longmont Co 80504
Mike& Ginny Shaw 1435 WCR 16-1/2 Longmont Co 80504
Greg Shaw 1435 WCR 16-1/2 Longmont Co 80504
Carl&Peggy Smith 6251 WCR 20 Longmont Co 80504
William& Shirley Silvers 10608 WCR 7 Longmont Co 80504
Kay Stehle 5975 WCR 22 Longmont Co 80504
a John&Sandra True 7370 WCR 1 Longmont Co 80504
David True 7370 WCR 1 Longmont Co 80504
Sharon Voss 7251 Elm St.,E.H. Longmont Co 80504
Fred&Gretchen Webb 9715 WCR 11 Longmont Co 80504
Jim Wiegand 10077 E. County Rd. 1 Longmont Co 80504
Lloyd&Margaret Williamson 7300 Elm, E.H. Longmont Co 80504
Wayne&Marsha Wood 8232 WCR II Longmont Co 80504
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