HomeMy WebLinkAbout952674.tiffOrdinance #147-G was incorrect as recorded on January 16, 1996, at
Reception #2471906, Book 1527, Page 504 (68 pages recorded.)
This is the corrected Ordinance #147-G.
2510929 8-1566 P-557 09/13/96 03:58P PG 1 OF 72 REC DOC
Weld County CO JA Suki Tsukamoto Clerk & Recorder 0.00
1
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repealed and re-enacted to read as follows:
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951327
ORD147G
AMENDMENT INDEX
Ordinance 147 - Effective January 13, 1987
Original Document
Ordinance 147A - Effective September 22, 1987
Addition of Mineral Resources; Environmental Quality and Natural Resources; Open Space, Parks,
and Recreation; and the Weld County Economy Sections
Ordinance 147B - Effective March 24, 1992
Conceptual Land Use Plan Map and I-25 Mixed Use Development Area and Activity Centers Map
revision.
Ordinance 147C - Tabled
Ordinance 147D - Effective May 8, 1995
Conceptual Land Use Plan Map and I-25 Mixed Use Development Area and Activity Centers Map
revision.
Ordinance 147E - Effective May 15, 1995
Conceptual Land Use Plan Map and the I-25 Mixed Use Development Area and Activity Centers Map
revision.
Ordinance 147F - Effective May 31, 1995
Conceptual Land Use Map and the 1-25 Mixed Use Development Area and Activity Centers Map
revision.
Materials pertaining to each specific section of the Ordinance that has been amended are available for
inspection in the office of the Department of Planning Services, 1400 N. 17th Avenue, Greeley, Colorado,
Monday through Friday, 7:30 a.m. to 4:30 p.m., or the Clerk to the Board of County Commissioners, third
floor, Weld County Centennial Center, 915 10th Street, Greeley, Colorado, Monday through Friday, 8:00 a.m.
to 5:00 p.m.
This Ordinance includes all amendments in effect as of November 21, 1995.
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ORIGINAL ORDINANCE 147
BOARD OF COUNTY COMMISSIONERS
Gordon Lacy, Chairman
C.W. Kirby, Pro -tern
Jacqueline Johnson
Gene Brantner
C.W. Kirby
Frank Yamaguchi
WELD COUNTY PLANNING COMMISSION
Ann Garrison, Chairman
Lynn Brown, Vice -Chairman
Bud Halldorson
LeAnn Reid
Ivan Gosnell
Rod Allison
Keith Schuett
Brian Bingle
Lanell Swanson
Jeff Specht
Roberta J. Good
Danna York
Sharon White
Jack Holman
Ann Garrison
Doug Graff
Paulette Weaver
Sharon Linhart
Jacqueline Johnson
C.W. Kirby
Chuck Cunliffe
Rod Allison
Louis Rademacher
Ernest Ross
Jerry Burnett
Paulette Weaver
DEPARTMENT OF PLANNING SERVICES
Chuck Cunliffe, Director
Principal Planner
Current Planner
Current Planner
Current Planner
Planning Technician
Office Technician IV
Office Technician III
Planning Technician
COMPREHENSIVE PLAN ADVISORY COMMITTEE
vi
Chairman
Planning Commission
Planning Commission
Planning Commission
Planning Commission, former
County Commissioner, ex officio
County Commissioner, ex officio
Director, Department of Planning Services
Project Manager and Planner
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ORDINANCE 147G
BOARD OF COUNTY COMMISSIONERS
Dale Hall, Chairman
Barbara Kirkmeyer, Pro -Tern
George Baxter
Connie Harbert
W.H. Webster
WELD COUNTY PLANNING COMMISSION
Richard Kimmel, Chairman
Shirley Camenisch
Jack Epple
Zachary Allely
Marie Koolstra
Monica Daniels -Mika
Gloria Dunn
Shani Eastin
Sharyn Frazer
Chris Goranson
Todd Hodges
Keith Schuett
Sharon White
Daniel Lere
Curt Moore
Judith Yamaguchi
Arlan Mans
DEPARTMENT OF PLANNING SERVICES
Pat Persichino, Director
Long Range Planner
Current Planner
Current Planner
Office Manager
Current Planner
Current Planner
Current Planner II
Planning Technician
COMPREHENSIVE PLAN ADVISORY COMMITTEE
John Donley -Chairman
Bonnie Dean -Vice -Chairman
Jay Curtis
Kirk Goble
Dale Hall, Ex -Officio
Michael Hayes
Barbara Kirkmeyer, Ex -Officio
Marie Koolstra
Public Works
Drew Scheltinga-County Engineer
Dean Dreher
COUNTY DEPARTMENTS
Health Department
John Pickle -Director
Jeff Stoll
Charlotte Davis
Trevor Jiricek
Robin Newbrey
i
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Mike Veeman
Jim Meyer
Cristie Nicklas
Ruth Pelton-Roby
Gale Schick
Cathy Schulte
John Valencia
Attorney's Office
Bruce Barker -County Attorney
Lee Morrison
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 1 - 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 Urban Development Nodes 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
ii
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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 6 - 1
Open Space Parks and Recreation 6 - 2
General Resources 6 - 4
Commercial and Mineral Deposits 6 - 5
Oil and Gas Mineral Deposits 6 - 7
APPENDIX
Right to Farm Covenant 7 - 1
Transportation Definitions 7 - 2
- Arterial Roads 7 - 2
Collector Roads 7 - 2
Local Roads 7 - 2
iii
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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
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
iv
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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 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 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, 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 Plan policies 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.
WELD COUNTY PLANNING PROCESS
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.
1-1
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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INTRODUCTION
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
determines 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 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 and
other County departments.
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 planning process.
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
unincorporated Weld County; and
3. The County will discourage inappropriate
development in natural hazard areas and
reduce environmental degradation as much
as possible.
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. 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:
1-2
A. Comprehensive plan amendment
proposals shall be considered bi-
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INTRODUCTION
annually with a public hearing
process beginning in November or
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 or 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 I-
25 Mixed Use Development Area
Map the proposed amendment must:
a. demonstrate the proposed
amendment is adjacent to and
contiguous with the existing
I-25 Mixed Use Development
Area Map; and
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
c. delineate the number of
people who will reside in the
1-3
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.
The Department of Planning Services
shall upon submission of a request to
amend the Comprehensive Plan:
(1) 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
(5) prepare a recommendation for
consideration by the Planning
Commission.
(2)
(3)
E. The Planning staffs recommendation
shall consider whether:
(1) the existing Comprehensive
Plan is in need of revision as
proposed; and
(2) the proposed amendment will
be consistent with existing
and future goals, policies, and
needs of the County;
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INTRODUCTION
In the case of an amendment to the I-
25 Mixed Use Development Area
Map:
a. the proposed amendment is
adjacent to the existing I-25
Mixed Use Development Area
Map; and
b. 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; and
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; and
(2) the proposed amendment will
be consistent with existing
and future goals, policies, and
needs of the County;
1-4
In the case of an amendment
to the I-25 Mixed Use
Development Area Map:
a. the proposed
amendment is adjacent
to the existing I-25
Mixed Use
Development Area
Map; and
b. 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;
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
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INTRODUCTION
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) 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;
In the case of an amendment
to the 1-25 Mixed Use
Development Area Map:
a. the proposed
amendment is adjacent
to the existing 1-25
Mixed Use
Development Area
Map, and
b. 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;
c. the proposed number
of new residents will
be adequately served
by the social and
cultural amenities of
the community.
1-5
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 for 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.
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
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INTRODUCTION
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 I, 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
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 significantly
decreased 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
1-6
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 law
enforcement 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 of
Colorado. 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
County is the City of Greeley, with a 1990
population of 60,454 people.
The transportation in the County is provided by
Interstate 1-25 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.
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INTRODUCTION
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
in the northwestern portion of Weld. Weld County
has 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 traveling
from west to east throughout the region. The
annual average mean temperature in Weld is 48.4
degrees Fahrenheit. The average rainfall 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.
1-7
COUNTY POPULATION
Because the growth rate has been approximately 25
percent per decade, which is more than triple the
national average, it will be difficult to sustain this
type of growth indefinitely. 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 residents
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's population resembles
the state population with the exception of Weld
County having proportionally a younger work
force.
Table 1. POPULATION CHARACTERISTICS
Weld County and the State of Colorado
1990
WELD COUNTY
w
MALE 65,089
FEMALE 66,732
UNDER 5 10,389
5-17 26,624
18-64 81,354
65+ 13,454
STATE OF COLORADO
% u %
49.4%
50.6%
7.9%
20.2%
61.7%
10.2%
TOTAL 131,821
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
Total Households
Persons per Household
30.5
47,470
2.69
32.5
1,282,489
2.51
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INTRODUCTION
The Weld County 1990 population was mostly
homogeneous with 77% of the Weld population
classified as white, but the white population grew at
a slower rate than the non-white population during
this census period. A further breakdown of growth
rates for the minority population reflects that the
highest growth rates were in the Black population
with a 35% annual growth rate, followed closely by
the Native American population with an annual
growth rate of 29.1%. Both the Hispanic and
Asian/Pacific Islander populations grew at a 12%
annual growth rate.
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.
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 9th most
populated county in the state.
Population growth in Weld County is projected to
average a 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.
1-8
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,
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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 in the 1990 census
less than 40% of the County was classified as
agricultural. For census purposes, the Bureau
defined a farm or agricultural unit "as any place
from which $1,000 or more of agricultural 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 diversified 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%.
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
WELD COUNTY 1980
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)
143,824
1,233
17
6
2,334
2,150
1,421
6,580
1,460
5,438
1,142
209
1,142
64,908
141
981
1,680
638
1,058
1,884
1,221
527
1,691
103
10
344
869
1,815
124
5,937
36,761
MCP. Only those portions located within Weld County.
NOTE: Municipality estimates have been rounded to the nearest whole number.
Source: Colorado Division of Local Government - Demographic Section. November 1994. Colorado
Population Projections.
1-12
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INTRODUCTION
THE WELD COUNTY ECONOMY
While the Weld County economy has passed
through major changes which have set the
foundation for our future economy, no change has
been more prominent than the transition in the
economic base away from agriculture and natural
resource extraction toward an economic base
relying more on manufacturing and services than
agricultural.
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
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).
2510929 B-1566 P-557 09/13/96 03:58P PG
1-13
In 1990 the labor force in Weld County was
divided 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. Employment by 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
Misc. Agricultural Services 1,525
Mining (includes oil and gas) 1 061
*************************************
Total Non -Farming
Farming
All Industries Total
46,595
6 286
52,881
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.
21 OF 72
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 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 rural 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
1-14
desirability. Without preparation for future land
use patterns, it is difficult to anticipate locations for
schools, parks, and traffic circulation systems that
will not require additional improvements each time
someone decides to develop. The costs of such
additional improvements and the limitations of
existing improvements lessen the development
opportunities for adjacent landowners. 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 undeveloped
areas. Extension of services through these
undeveloped 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
AGRICULTURE
The State of Colorado is one of the most
agriculturally productive states in the nation. Weld
County is one of the most productive agricultural
counties in Colorado, and accounts for 18% of the
states' three 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 feed crops are
utilized locally by the 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 have a role in the County's farm and
food system:
1. There are approximately 3,100 operators of
livestock, poultry, vegetable, fruit, nursery,
and grain farms located in the County.
2. The more than one third of the County's
farmers who listed farming as their
secondary occupation in the 1992 Census
of Agriculture.
3. Those who offer farm related products and
services. 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.
4. 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.
5. Grocery stores and other food retailers.
6. Restaurant and other food catering
businesses.
The agricultural industry 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 fanner spends to increase agricultural
production creates additional dollars spent on
2510929 B-1566 P-557 09/13/96 03:58P PG 23 OF 72
AGRICULTURE
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).
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 fanning has the
potential to damage sensitive natural areas and
processes, farming can and should be a completely
compatible use. Most fanning operations are
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 engaged in
fanning 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
2-2
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 AGRICULTURE
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.
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AGRICULTURE
Weld County Non -Prime Farmland Definition
Non -prime farmland is low capability land that is
not considered important land for food production.
It maybe composed of poorer soils prone to erosion
or may have topographical limitations such as
slopes or gullies.
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
which 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.
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,
2-3
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. Prime farmlands 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.
A.Goal 2
Allow commercial and industrial uses
which 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.
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AGRICULTURE
A.Goal 3.
Discourage residential, commercial, and
industrial development which is not
located adjacent to existing incorporated
municipalities.
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 I-25 Mixed
Use Development area and urban
development nodes. 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 of 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 a public facility,
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 should be determined during
the land use application review process.
The developer shall submit all of the
following:
A.Policy 3.1.1
Information which accurately identifies all
users of the infrastructure improvements
and maintenance;
2-4
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 3.2
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 should 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;
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 and oil and
gas resources should preserve or
minimize the impact on prime
agricultural land.
A.Policy 5
Weld County encourages oil and gas
drilling activities to be coordinated with
seasonal production schedules; and
A.Policy 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 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
2-5
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 copy of this
covenant is located in the Appendix).
A.Goal 8.
Water currently associated with a farm
or rural unit of land should be retained
for agricultural uses.
A.Policy 8.
Regulations which discourage the out of
basin transfer 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 and irrigation
practices. Lots of lesser size are not
generally practical to farm due to large
scale management practices existing
today.
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URBAN GROWTH BOUNDARIES
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 municipality 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,
intergovernmental urban growth boundary
agreements, and the standard 1/2 mile urban growth
boundary.
3-1
Weld County in accordance 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 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.
3. 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 do not 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 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.
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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. 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.
3-2
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 adhere to the intent of the Weld
County Comprehensive Plan and the
referral responses received.
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 I-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 in 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:
UGB.Policy 3.1
The adjacent municipality does not consent
to annex the property or annexation is not
legally possible;
2510929 B-1566 P-557 09/13/96 03:58P PG 29 OF 72
UNINCORPORATED COMMUNITIES
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 compatible with the
adjacent municipality's comprehensive
plan;
UGB.Policy 3.4
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; and
UGB.Policy 3.5
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;
a. Identification of all current and
future users of the public facilities
or services;
b. A proposal to equitably share
these costs among users; and
c. A time schedule for apportionment
of the charges among users and
reimbursement to the developer.
UGB.Goal 4
Whenever possible, open space within a
development should be connected to
existing open space. This would create a
system in which fanning can be
3-3
implemented, wildlife can move through,
and visual qualities can be maintained.
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 for 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:
UC.Policy 1.1
Urban growth boundary goals and policies
should 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
2510929 B-1566 P-557 09/13/96 03:58P PG 30 OF 72
INDUSTRIAL
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 urban development nodes
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 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.
3-4
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
should 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:
I.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 terns 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
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 should be required wherever
necessary to mitigate traffic impacts
caused by the development.
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COMMERCIAL
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
should 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 should be reviewed in
accordance with the urban growth
boundary and industrial goals and policies.
1.Policy 5.1
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.Goal 6
All new industrial development should
pay its own way.
I.Policy 6
An application for industrial development
within or adjoining an unincorporated
community should be reviewed in
accordance with the unincorporated
community and industrial goals and
policies;
I.Policy 6.1
An application for industrial development
3-5
within an area designated for agricultural
use and located outside of an area as an
Urban Growth Boundary area should be
reviewed in accordance with the
agricultural and industrial goals and
policies;
I.Policy 6.2
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 law
enforcement 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 areas 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
creation of special districts.
Commercial Goals and Policies
C.Goal I
Encourage the expansion and
diversification of the commercial
economic base.
C.Goal 2
Ensure the compatibility of commercial
land uses with adjacent land uses.
2510929 B-1566 P-557 09/13/96 03:58P PG 32 OF 72
COMMERCIAL
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
should be reviewed according to all
applicable Comprehensive Plan goals and
policies;
C.Policy 2.1
Applications for commercial development
within a 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
surrounding 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 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.
3-6
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 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, off-street parking,
acceleration and deceleration lanes,
common access collection points,
signalization, and traffic improvements
should be required wherever necessary to
mitigate traffic impacts 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 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.
2510929 B-1566 P-557 09/13/96 03:58P PG 33 OF 72
RESIDENTIAL
C.Policy 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 infill of existing
commercial developments and provide
an environment which supports growth
for existing business.
C.Goal 7
All new commercial development should
pay its own way.
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 are 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 I
Promote the development of affordable,
quality housing for all Weld County
residents.
3-7
R.Policy 1
Opportunities for multiple -family and
manufactured home developments should
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;
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 should be granted
only after consideration is given to the land
2510929 B-1566 P-557 09/13/96 03:58P PG 34 OF 72
PLANNED UNIT DEVELOPMENT
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;
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 of public facilities and services
to residential development or districts.
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.
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.
3-8
R.Policy 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 should
pay its own way.
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 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, and
improved aesthetics.
Planned Unit Development Goals and Policies
PUD.GoaI 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.
"A 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,
2510929 B-1566 P-557 09/13/96 03:58P PG 35 OF 72
PLANNED UNIT DEVELOPMENT
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 should 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 should be
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 should be reviewed
according with the agricultural and planned
unit development goals and policies.
PUD.Goal2
Encourage creative approaches to land
development which will result in
environments of distinct identity and
character.
PUD.Goal 3
Ensure that adequate public services and
facilities are available to serve the
Planned Unit Development or district.
PUD.Goal 4
Promote efficient and cost-effective
delivery of public facilities and services
in the planned unit development or
district.
PUD.Policy 4
A proposed planned unit development or
expansion of an existing planned unit
development should be subject to the
following provisions or other adopted
regulations by the Board of County
Commissioners;
PUD.Policy 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 between buildings, building
setbacks, building height, street design,
traffic impacts, off-street parking, open -
space, privacy, signage, screening, and
landscaping;
PUD.Policy 4.2
A planned unit development which
includes a residential use should provide
common open -space free of buildings,
streets, driveways or parking areas. The
common open -space should 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 should provide for perpetual
maintenance of all commonly shared land
and facilities. Weld County should not
bear the expense or responsibility of
maintenance for any commonly shared
land or facilities within the planned unit
development;
PUD.Policy 4.4
Conservation of natural site features, such
as topography, vegetation, and water
courses should be considered in the project
design; and
3-9
2510929 B-1566 P-557 09/13/96 03:58P PG 36 OF 72
PLANNED UNIT DEVELOPMENT
the Transportation Section of this Plan.
Access to properties should preserve the
existing or future function of roads and
highways affected by the proposed
development. All development circulation
systems should 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 Public Works
Department and the Colorado Department
of Transportation. Dedication and
improvement of roads and frontage roads
may be required as a condition of
development.
PUD.Goal 5
All new planned unit development
should pay its own way.
THE I-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
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 Mixed -Use Development 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 area allows residential,
commercial, industrial, and institutional uses to
occur after they have been reviewed and approved
according to the Planned Unit Development (PUD)
3-10
application process. The Planned Unit
Development 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 Mixed Use Development
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
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.
EXISTING SERVICE PROVIDERS IN THE I-
25 MIXED -USE DEVELOPMENT AREA.
2510929 B-1566 P-557 09/13/96 03:58P PG 37
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;
Electric: United Power
School: St. Vrain (RE -1J);
Law Enforcement: Weld County Sheriffs
Department;
OF
72
PLANNED UNIT DEVELOPMENT
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 Public Works.
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;
2. 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 two or more roads in the
state highway system. 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.
MUD.Goal 1
To plan and to manage growth within
the I-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 I-25 Mixed Use Development area and
Urban Development Nodes should be
3-11
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 Mixed Use Development area and
Urban Development Node overlay district
should use the Planned Unit Development
(P.U.D) application process and
regulations. The Planned Unit
Development process will allow
developers 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
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.Goal 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.
2510929 B-1566 P-557 09/13/96 03:58P PG 38 OF 72
2510929 B-1566 P-557 09/13/96 03:58P PG 39 OF 72
1-25 MIXED USE DEVELOPMENT AREA MAP #2
3-12
PUBLIC FACILITIES
MUD.Policy 3
New development should avoid adverse
impacts to surface and ground water
quality and should implement techniques
to conserve such resources. All planned
unit developments within the Mixed Use
Development area shall use the sanitary
sewage disposal facilities provided by the
appropriate sanitation districts. All Planned
Unit Development water supply systems
should 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 Mixed Use Development
area 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
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 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.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 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 surrounding 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
disparity between adjacent land -uses,
structured buffers to include distance, walls,
or beans 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 should be
encouraged to locate in areas where they can
3-13
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PUBLIC FACILITIES
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, 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
the surrounding environment. Signs should
have a low profile, and be shared when
possible;
MUD.Policy 6.8
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.Policy 6.9
All new development should comply with
the public facilities and service section of
this plan. New development that results in
excessive public cost while producing
insufficient public revenues should 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
3-14
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 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;
MUD.Policy 6.11
All new development should 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 should 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 Public Works Department and
the Colorado Department of Transportation.
Dedication and improvement of roads and
frontage roads may be required as a
condition of development;
MUD.Policy 6.12
All new development should comply with
the mineral resource section of this plan.
This includes locations determined to
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PUBLIC FACILITIES
contain commercial mineral deposits and
mineral extraction operations and
reclamation plans;
MUD.Policy 6.13
Development should be restricted or
required to mitigate adverse effects in areas
characterized by floodplains 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 should minimize impacts
to air quality;
MUD.Policy 6.16
Fugitive dust should be controlled by
practices acceptable to the responsible
government agency;
MUD.Policy 6.17
Natural vegetation should be retained on -site
to the greatest degree possible;
MUD.Policy 6.18
Disturbed areas should 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 should not
be negatively influenced by new
development;
3-15
MUD.Policy 6.21
The coordination of other municipal, 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 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 Mixed Use
Development area. In addition, the
information could also be used to update
goals, policies, and programs in the future;
MUD.Goal 7
All new development in the Mixed Use
Development area should pay its own way.
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
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PUBLIC FACILITIES
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. In
accomplishing this objective, municipalities are
considered to be the principal provider of services
and facilities for urban uses.
Municipalities have the ability to coordinate the
provision of adequate urban facilities and services
under powers granted by state statutes and the
constitution. The adopted urban 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 area 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
3-16
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
Fire Protection is a basic provision required for
development activities in Weld County. While
Weld County encourages that where and when
possible fire service providers should utilize the
highest available equipment, standards and
services. Weld County realizes that often fire
protection providers are volunteer rural fire districts
with limited service abilities and personnel.
Therefore, the following standards have been
developed for adequate fire 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
extinguish any and all potential fires at the
proposed development site or zone district.
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.
The water supply system serving the
proposed development site or zone district
must deliver a minimum of 500 gallons per
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PUBLIC FACILITIES
minute at 20 pounds per square inch residual
pressure for 30 minutes.
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.
5. Any proposed development or zone district
for the purpose of development should be
located within a five mile radius of a rural
fire protection station.
The entity providing fire protection should
have the ability to respond with a minimum
of two firefighters per pumper.
7. Fire protection should be provided 24 hours
a day.
NOTE:
The intention of this section of the Comprehensive Plan is to
provide a minimum level of protection against the
destruction of life and property 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.
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 following:
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.
3-17
2. Law enforcement should 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 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.
Law enforcement 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 service
is received to the time a deputy arrives at the
service location as determined through the
Department of Communications.
Public Facilities General Requirements
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 law enforcement;
availability of adequate school facilities; and
availability of adequate parks and open
space.
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PUBLIC FACILITIES
Public Facility and Service Goals and Policies
P.Goal 1
Promote efficient and cost effective
delivery of public facilities and services.
P.Policy 1
Consolidation of internal Weld County
facilities or services should be encouraged
to avoid duplication of costs and promote
efficiency;
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 should be encouraged to locate
within a municipality, urban growth
boundary area, or I-25 Mixed Use
Development area and Urban Development
Nodes.
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 in accordance with the law;
3-18
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 will be encouraged
unless it will lead to development that is not
compatible with other Weld County goals
and policies.
P.Policy 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;
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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-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 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
CLCLASSIFICATION
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
COO
Paved
2
12'
4'
60'
30
Collector
200-1000
Paved
2
12'
6'
80'
45
Arterial
>1000
Paved
2
12'
6'
100'
55
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4-2
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 arc 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 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 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
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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 lnterstates 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 the
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 midwestern 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
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
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
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 should 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 should 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
should 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 should 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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ENVIRONMENTAL
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
natural resource problems in the County.
WATER
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.
5-1
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
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.
As a management agency, Weld County has a
responsibility to exercise land -use authority based
on water quality considerations. This
responsibility is partly fulfilled by evaluating
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.
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ENVIRONMENTAL
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
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,
commercial, and industrial development to occur
within the municipalities, urban growth boundary
areas, and the I-25 Mixed Use Development area,
County policies are promoting proximity of jobs
and services to residences which can limit
automobile pollution.
NOISE IMPACTS
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
5-2
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.
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 quantifies
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
equipment requirements. In addition,
compatibility with existing and future land uses in
the area must be demonstrated in terms of visual
degradation, pollution, traffic, dust, noise, scale,
density, topograpic form, geology, operating plans,
and reclamation 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,
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ENVIRONMENTAL
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
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
projected to have a remaining life of anywhere
between 20 and 60 years.
5-3
The North Weld (Eaton) Landfill was opened in
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.
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ENVIRONMENTAL
BRINE WASTE
The Erie Landfill was opened in 1985. The site is
80 acres in size and is located within the Town of
Erie; north of Weld County Road 6 and west of
Weld County Road 5. This landfill currently
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
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.
5-4
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
environmental pollution, brine water from a single
well can be disposed of in small amounts by
reinjecting the water into the same formation from
which it was drawn or by using an on -site sealed
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
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
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ENVIRONMENTAL
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
public health. A commercial septage facility is
operated in accordance with permits issued by the
Board of County Commissioners.
ENVIRONMENTAL OUALITY GOALS
1. 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.
5-5
ENVIRONMENTAL OUALITY 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
areas, and important or critical wildlife
areas shall incorporate reduced densities,
adequate setbacks and buffered areas as
prescribed by the Colorado Division of
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.
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ENVIRONMENTAL
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
located.
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
adjacent properties.
c. Requiring that access roads to and
within the site be located in a
manner which minimizes traffic
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
5-6
J
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
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
goals and policies for the area.
Insuring that the operator will
maintain the reclaimed disposal
facility until it has been stabilized
and vegetation is re-established.
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ENVIRONMENTAL
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.
5-7
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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. Map 5, Wildlife Areas
- Existing, 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.Policy 1.1
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
areas should incorporate reduced
densities, adequate setbacks and buffered
areas as prescribed by the Colorado
Division of Wildlife;
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NATURAL RESOURCES
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 should be evaluated.
Loss of critical habitat should be
mitigated. Weld County will maintain
maps of known significant wildlife
habitats.
W.Policy 3.1
The integrity of movement in wildlife
corridors should be preserved.
W.Policy 4
Destruction of wetlands or riparian areas
will be strongly discouraged.
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
6-2
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 partly within the City of
Greeley and unincorporated Weld County. 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 1-25 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.
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
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NATURAL RESOURCES
within Weld County has been asked to include an
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.Goal 1
Promote agricultural use of prime
agricultural land.
O.Policy 1
Encourage the location of park, recreation,
and open space areas in floodplain, seep
areas, geological fault areas, and
nonproductive agricultural areas.
O.Policy 1.1
Discourage uses other than open space,
agriculture, parks, recreation, and other
related activities in floodplain, seep areas,
geological fault areas, and other areas
having natural features of public interest.
O.Goal 2
Weld County will cooperate with local,
state, and federal agencies to identify,
conserve, and protect fish and wildlife
habitat by attempting to implement
measures for the protection of such
areas.
6-3
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.
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.
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NATURAL RESOURCES
O.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 for protecting
from development those areas which
have significant environmental, scenic,
or cultural value.
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.
6-4
O.Goal 10
Whenever possible, open space within a
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 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.
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
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NATURAL RESOURCES
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 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 should 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.
6-5
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 Mixed
Use Development area and Urban
Development Node, or Agricultural Area
should 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 should impose such conditions
as necessary to minimize or eliminate the
potential adverse impact of the operation
on surrounding properties. This should
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;
CM.Policy 4.2
Maintaining roadside and perimeter
vegetation and setback requirements
which serve to shield mining operations
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NATURAL RESOURCES
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 should 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
buffered from adjacent uses.
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;
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
6-6
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.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 should 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 should be
minimized;
CM. Policy 5.2
Topsoil should be saved and utilized in
site reclamation;
CM.Policy 5.3
All reasonable and practical measures
should be taken to protect the habitat of
fish and wildlife;
CM.Policy 5.4
The operation should comply with County
flood hazard and geological hazard
regulations;
CM.Policy 5.5
The final reclamation of the mine site
should return the land to a form and
productivity that is in conformance with
the established comprehensive plan for the
area;
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NATURAL RESOURCES
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 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. The
area of the most intensive recent drilling activities
coincides, to a large part, with prime irrigated
farmground. Recent developments in case law and
statute have made it clear that counties have some
land use authority over oil and gas development
despite a partial preemption by the State acting
through the Colorado Oil and Gas Conservation
Commission. No court has actually heard
evidence and reviewed a set of local regulations to
determine exactly where conflicts arise between
the State statutory purposes and local regulations
and there is still debate as to what standard the
Court should actually apply in determining
conflicts.
Oil and Gas Goals and Policies.
0G.Goal 1
Oil and gas exploration and production
should 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.
6-7
OG.Policy 1
Weld County should encourage
cooperation, and coordination and
communication 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 developments or
subdivisions should be planned to take
into account current and future oil and
gas drilling activity to the extent oil and
gas development can reasonably be
anticipated;
OG.Policy 1.2
Oil and gas drilling activities should be
planned to take into account current and
future surface planned unit development
and subdivision activities to the extent
such development can reasonably be
anticipated.
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
minimize current and future
environmental impacts;
OG.Policy 1.4
Oil and gas support facilities decisions
which do not rely on geology for locations
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
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NATURAL RESOURCES
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.
6-8
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APPENDIX
Right to Farm Covenant
Transportation Definitions
- Arterial Roads
Collector Roads
Local Roads
Sources
Original Ordinance 147
Ordinance 147G
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RIGHT TO FARM COVENANT
Weld County is one of the most productive agricultural counties in the United States. The rural areas of Weld
County maybe open and spacious, but they are intensively used for agriculture. Persons moving into a rural
area must recognize there are drawbacks, including conflicts with longstanding agricultural practices and a
lower level of services than in town.
Agricultural users of the land should not be expected to change their long-established agricultural practices
to accommodate the intrusions of urban users into a rural area. Well run agricultural activities will generate
off -site impacts, including noise from tractors and equipment; dust from animal pens, field work, harvest, and
gravel roads; odor from animal confinement, silage, and manure; smoke from ditch burning; flies and
mosquitoes; the use of pesticides and fertilizers in the fields, including the use of aerial spraying. Ditches and
reservoirs cannot simply be moved "out of the way" of residential development without threatening the
efficient delivery of irrigation to fields which is essential to farm production.
Weld County covers a land area of over 4,000 square miles in size (twice the size of the State of Delaware)
with more than 3,700 miles of state and county roads outside of municipalities. The sheer magnitude of the
area to be served stretches available resources. Law enforcement is based on responses to complaints more
than on patrols of the county and the distances which must be traveled may delay all emergency responses,
including law enforcement, ambulance, and fire. Fire protection is usually provided by volunteers who must
leave their jobs and families to respond to emergencies. County gravel roads, no matter how often they are
bladed, will not provide the same kind of surface expected from a paved road. Snow removal priorities mean
that roads from subdivisions to arterials may not be cleared for several days after a major snowstorm. Snow
removal for roads within subdivisions are of the lowest priority for public works or may be the private
responsibility of the homeowners. Services in rural areas, in many cases, will not be equivalent to municipal
services.
Children are exposed to different hazards in the county than in an urban or suburban setting. Farm equipment
and oil field equipment, ponds and irrigation ditches, electrical power for pumps and center pivot operations,
high speed traffic, sand burs, puncture vines, territorial farm dogs, and livestock present real threats to
children. Controlling children's activities is important, not only for their safety, but also for the protection of
the farmer's livelihood.
Parents (need or must) be responsible for their children.
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TRANSPORTATION DEFINITIONS
Arterial Roads
Arterial roads provide for the corridor movement and distribution of traffic with trip lengths and travel
densities for substantial statewide or countywide travel. Some arterial road characteristics are as follows:
Paved arterials will normally have an ADT greater than 1000.
Unpaved arterials may have an ADT of 200 or greater.
Arterials will be designed for a speed of 55 MPH.
For better movement of traffic and safety of the traveling arterials shall have no direct accesses.
Direct accesses will be provided only for hardship cases or for high traffic generators.
Direct accesses will usually be limited to incoming collector roads, i.e., one cross road intersection
per mile.
Arterial roads provide for the corridor movement and distribution of traffic with trip lengths and travel
densities for substantial statewide or county wide travel.
Collector Roads
Collector roads combine smaller traffic flow until they reach a volume that warrants an intersection along an
arterial roadway. 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, as well as travel of primarily a countywide nature. The characteristics of
a collector road are:
Paved collectors will normally have and ADTa of 200 to 1000.
Unpaved collectors may have an ADT of 100 or greater.
Collectors will be designed for a speed of 45 MPH.
Direct accesses will be limited to six per mile.
New individual lot access will be permitted in hardship cases.
A distance of 1025 feet will be maintained between cross road intersections whenever practical.
Collector roads combine smaller traffic flows until they reach a volume that warrants an intersection
along an arterial roadway.
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.
Collector roads serve travel of primarily a countywide nature.
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Locator Roads
Local roads provide direct approaches to individual or other properties. A local road should move the traffic
from a developed area and lead it into a collector road at a single point of access. Local county roads are
designed for lower speeds and lower traffic volumes.
Local roads will be designed for a speed of 35 MPH.
Not more than one access per lot/legal parcel shall be permitted.
To the greatest extent practical, the number of accesses on all local roads shall be kept to a minimum.
The multiple use of accesses shall be encouraged.
A minimum distance of 825 feet should be maintained between cross road intersections.
The minimum distance between any two road intersections should be not less than 500 feet.
In general, the design of new roads should allow for sufficient distance between intersections to allow
motorists to complete an avoidance maneuver for speed/path/direction change for the urban/rural
conditions present.
Reference is made to the AASHTO Manual on Geometric Design of Highway and Streets.
Local roads provide direct approaches to individual or other properties.
A local road should move the traffic from a developed area and lead it into a collector road at a single
point of access.
Local county roads are designed for a lower speed and a lower traffic volume.
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7-4
SOURCES
1. Census of Population and Housing. (1990). U.S. Department of Commerce Bureau of the Census.
2. CHAS for Larimer and Weld Counties.
3. Colorado Ag Statistics Service. July 1990. Colorado Ag Statistic 1990. Denver, Colorado.
4. U.S. Depail,nent of Commerce - Bureau of the Census. May 1992 1990 Census of Population and
Housing, Summary Colorado. Washington D.C.
5. Colorado Department of Health - Health Statistics Section July 1992. Colorado Vital Statistic 1990.
Denver, Colorado.
6. Colorado Division of Local Government - Department of Local Affairs. July 1992. 1990 Census
Information on the State of Colorado. Denver, Colorado.
7. Colorado Division of Planning. 1972. Water and Sewer Facility Plan for Weld County, Colorado.
Denver, Colorado.
8. Colorado State University and Colorado Department of Ag. 1991. Colorado's Farm and Food
System: Farm and Agribusiness Contributions to the Colorado Economy. Fort Collins, Colorado.
9. Eugene G. Siemer. (Dec. 1977). Colorado Climate. In J.W. Beny A Climatic Summary for Colorado
(pl CLM-CIM-19). Colorado State University. Fort Collins, Colorado.
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7-5
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
l9pti ty Attorney
First Reading:
Publication:
July 17, 1995
July 20, 1995, in the Windsor Beacon
Second Reading:
Continuance of Second Reading:
Publication:
Final Reading:
Continuance of Final Reading:
Publication:
Effective Date:
LD COUNTY, OLO- • '4O
Dale K. Hall, Chairman
ar f, a J. Kirkme er, Pro-Tem
Georg- E. Baxter
Constance L. Harbert
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
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ORD147G
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