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Home My WebLink About951796.tiff.� (CCU' /i4 /gE; 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Commissioners of the County of Weld, State of Colorado, that the Weld County Comprehensive Plan be, and hereby is, repealed and re-enacted to read as follows: 1 MI MET ZZ•75T 95179a BE IT FURTHER ORDAINED by the Board, that an applicant for a land use who has not yet been heard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 * day of * , A.D., 1995. BOARD OF COUNTY COMMISSIONERS WELD COUNTY, COLORADO ATTEST: Dale K. Hall, Chairman Weld County Clerk to the Board Barbara J. Kirkmeyer, Pro-Tem BY Deputy Clerk to the Board George E. Baxter APPROVED AS TO FORM: Constance L. Harbert County Attorney W. H. Webster First Reading: Publication: Second Reading: Continuance of Second Reading: Publication: Final Reading: Publication: Effective Date: July 17, 1995 July 20, 1995, in the Windsor Beacon July 31, 1995 August 14, 1995 August 24, 1995, in the Windsor Beacon September 6, 1995 September 14, 1995, in the Windsor Beacon 11 �1 III 951327 ORD147G �I COMPREHENSIVE PLAN Final Draft - August 22, 1995 J-tI��I�� n II 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 Bud Clemons Jack Epple Marie Koolstra Monica Daniels -Mika ShaniEastin Chris Goranson Todd Hodges GloriaDunn Sharyn Frazer Keith Schuett Sharon White Daniel L -ere Curt Moore Judith Yamaguchi DEPARTMENT OF -PLANNING SERVICES P -at Persichino, Director Long Range Planner Current Planner Current Planner Current Planner Current -Planner Office Manager Current Planner II Planning Technician COMPREHENSIVE ELAN ADVISORY COMMITTEE John Donley -Chairman Bonnie Dean -Vice -Chairman Jay Curtis Kirk Goble Dale Hall, Ex -Officio Michael Hayes Barbar&Kirkmeyer, Ex -Officio Marie Koolstra Public Works Drew Scheltinga-CountyEngineer Dean Dreher COUNTY DEPARTMENTS Health Department JohnPickle-Director Jeff Stoll CharlotteDavis Trevor Jiricek Robin Newbrey FiflIt1IUI[ II 111111 Marie KoolstraJim Meyer Jim Meyer Cristie Nicklas Ruth Pelton-Roby Gale Schick CathySchulte John Valencia Attorney's Office BruceBarker-County Attorney Lee Morrison TA -BL -E OF CONTENTS INTRODUCTION Comprehensive PlanDefinition 1- l Relationship to Other Documents 1- 1 Principle Plan Components 1- 1 Weld County Planning Process 1- 1 Comprehensive Plan AmendmentProcedure 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 itsBenefits 2 - 1 Concems-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 1-25 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 - 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 TENN I El Eif IF-- -- 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 MineralDeposits 6 - 5 Oil and Gas MineralDeposits 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 I IIIIIIIII II III 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 LEST 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 II FIEF- 1IF- 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 guidelineslor existing and future land -use decisions. The Comprehensive Plan was -originally developed in 1974, revised in 1987 and 1992, 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 usedby Weld County to carry out the goals and policies of the Comprehensive Plan are the Zoning and Subdivision Ordinances. The Zoning Ordinance is a regulatory document. It defines land -use application procedures, responsibilities, also defines standards and regulations pertaining to zone -districts, overlay districts, non-conformance, enforcement, and the Board of Adjustment. The Subdivision Ordinance is the regulatory document defining -regulations and minimum standards for subdivision development, including design standards for facilities, utilities, and other improvements. The Subdivision Ordinance also explains the procedures for subdividing a parcel of land. The Zoning and Subdivision Ordinances arc intended to implement and carry out the goals and policies of the Comprehensive Plan. 1 I lIlII111111 II El 1-1 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, andagencies of the State of Colorado andthe?federal government. The adopted goals of the Comprehensive Plan provide public officials and private citizens with criteria for making planning decisions. The Comprehensive Plan policies are -expressed as written statements and maps. The written policy statements are specific guidelines for public and F ..ins 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. 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, 1116111 1 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 isthen 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 end 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: The County will encourage citizen participation in the making of decisions by 1-2 [111111 I t[ 1111 public and quasi public bodies which significantly affect citizens, planning ptticasg, 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 ............................ mniOac4Arated Weld County; and Air, water and noise pollution: uYYropriat., de%eleF...e..t in natural l.unwd areas, aid overall e..v:r nu..eutul d..b.udaiu.. L u11 L . 1 1 ua .au 1. us possible or eliminated in order to prcvcnt pue...tial hat in to l:f,., health, and p.epeety. The County will discourage inappropriate developmentin natural_ hazard areas and redtase emv'uonmental 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. 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 lift 1IT i INTRODUCTION comment on any amendments being considered by the Planning Commission and the Board of County Commissioners. Individuals may submit a proposal to amend the Comprehensive Plan in accordance with the following procedure: A. Comprehensive plan amendment proposals shall be considered bi- annually with a public hearing process beginning in November -and or May of each year; The petitioner shall pay for the cost of legal publication of the proposed amendment and all land use application fees; 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 met 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 [- 25 Mixed Use Development Area Map the proposed amendment must: a. demonstrate the proposed amendment is adjacent to and contiguous with the existing 1-25 Mixed Use Development Area Map; and 1-3 l�11111�l I' �Ihi� 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 proposed area. This statement shall include the number of school -aged children and address the cultural and social service provision needs of the proposed population. D. The Department of Planning Services shall upon submission of a request to amend the Comprehensive Plan: (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. The Planning staffs recommendation shall consider whether: (2) (3) i� INTRODUCTION (I) 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; In the case of an amendment to the [- 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; 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 1 - 4 BF - (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 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; 4 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 11.1 It INTRODUCTION the Comprehensive Plan Ordinance. At the close of the public hearing, the Board of Commissioners may amend the Comprehensive Plan according to the procedures established in Article III, Section 3-14 of the Home Rule Charter for Weld County. The Board of County Commissioners shall consider the proposed amendment, the Planning Commission's recommendation, and any public testimony and determine whether: (I) 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 I-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. ill��>Illf F 1-s 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 I 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 III IF I in 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 1, each reassessment year the legislature must establish an assessment rate for residential property that will be used by taxing entities statewide. The -ate 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 largeassessed 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 Tit II ['' YIIIII i� 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. Vehicular 'The transportation in the region 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. 1-6 I�I I _.__._,-.- T._._..--rr 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 w..t.•,rs 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 Cehtnd 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. COUNTY POPULATION The growth rate of approximately 25 percent per d.,.,4, is s,,ow than tr:pl., the national average of 8 t,..n.elat <.nd W ill ...eat15. 14%1,1 le...rea3e allghtly ..r 1-7 [ ET eeemng—gears- 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 Tart 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 % MALE 65,089 49.4% FEMALE 66,732 50.6% UNDER 5 10,389 7.9% 5-17 26,624 20.2% 18-64 81,354 61.7% 65+ 13,454 10.2% TOTAL 131,821 STATE OF COLORADO a 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 The W. -1d County 1990 rhipnlatit,n was mostly he...agk.re.,us with 77% uf tlr., W ld t,.,t,ulut:...r classified as White, 21% Hispanic and 2% Black. The minority population grew at a much faster rate 1� 1111If11', f El _ ._ 11 INTRODUCTION tha., this ..mjerity populati.n.. Wlnh, d.. Whit population grew at an annual rate of 7.9%, the Black population grew 35% annually, the Hispanic population grew at an annual rat., of 11.7%, d.., Native American population grew 29.1% annually, and the Asian/Pacific Islander population grew at a 12.2% annual rate. 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 Amer can populationwith au annual growth rate of29.1.%. Both the Hispanic and: Asian/Paciftc 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 1-8 steady increase in the total population every decade from 1900 to 2010, except 1930 to 1940. The population density per square mile increased from 4 people in 1900 to 32 people in 1990 and is projected by Colorado Division of Local Government to increase to over 42 people per square mile by 2010. Figure 2. Population Distribution Percentage Based The Weld County median household income decreased from $26,236 in 1980 to $25,642 in 1990. (The Census defines a family as two or more related people living together by blood, marriage or adoption. A household can consist of a single individual. Families have more earners, on average, than households). The median family income for 1990 increased for the state by (1.7%) to $35,930 however, for Weld County it decreased by (1%) to $30,800. Lower educational attainment levels coupled with a surplus of lower skilled, younger workers may explain the disparity between the state and Weld County 1990 family income figures. INTRODUCTION 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, however the owner -household size decreased to a median household size of 2.5 persons. Historically, Weld County has been considered an agricultural county; }, r, .d, 37.9% of tl definition to be agii ult ral :., 1990 however in the J 994 census less than 40% of the County;was classified as agricultural.' For census p• urposes; the Bureau defined a farm o€ a•gricultural unit "asany place from which $1,000 or more':of ag• ricultural products were produced and sold, ar 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 ageneies The private sector maintains 82.98% of the total employment, and Weld County heated had` a 1993 unemployment rate of 4-l- 5_fi%. 1-9 1 TIIIllIII IEI� I r 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 .03 2,086,292 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: Colorado Division of Local Government - Demographic Section Estimates Sand Projections of Total Population for Colorado Counties 1900-2000 1900. Denver, Colorado. Weld County Planning Department - 1995 I till I BF - 1 -10 IIII 11111 INTRODUCTION TABLE 3. NUMBER OF ACRES IN MUNICIPALITIES IN WELD COUNTY TOWN 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 III IVERIIF I lID 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) 137,621 17 6 2,298 2,055 1,319 6,122 1,397 5,316 1,028 205 1,121 63,109 139 959 1,636 605 1,015 1,855 1,204 484 1,661 101 10 334 853 1,570 105 5,396 34,518 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 INTRODUCTION THE WELD COUNTY ECONOMY toward -an -tome _ gut ..utiu..al „Le..gt. ho... a.. et,enet.ty ha,ed o.t inu1atien will ref. .. i.rtl.,, future, hut in the pa,t few. 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 1-13 l II{1111117 workers for fiscal year 1994 in -selected In 1987, the Weld County unemployment rate was more than 10%, and since this time there has been a steady decrease in unemployment rates. In 1993 the Weld County labor force was composed of 70,570 workers of these 5.6% were unemployed. However, in 1994 the number of workers jumped to 77,380 workers while the unemployment rate fell to 5.0% . (Source: Colorado Department of Labor and Employment, 1994). In 1990 the labor force in Weld County was divided between different industries as follows: (Figures 3 and 4) Manufacturing Wholesale and retail Professional and related services Agricultural and mining Government Sel f -employed (Source: Colorado Department of Labor and Employment, 1994). Figure 3. Employment by Section 1994 Services Manufacturing Government Retail Trade Wholesale Trade Construction Finance, Insurance, Real Estate Transportation Misc. Agricultural Services Mining (includes oil and gas) 10,997 9,943 8,830 8,445 3,229 2,978 2,191 2,045 1,525 1.061 ******************************+errs+* Total Non -Farming Farming All Industries Total 46,595 6 286 52,881 INTRODUCTION 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. EXISTING LAND USE tJeleted FIV" ;4 and Figura 5. The way land is presently used is one of the most important considerations in land -use planning. Most existing development continues into the future and has a strong influence on the pattern of development and land use in the County. The existing land -use pattern has been created through the process of early settlement and economic development. From the beginning of settlement in Weld County, economic activities have centered on agriculture. Trade centers were established to provide goods and services to those engaged in farming activities. Transportation routes and facilities were developed to move goods and people, and to facilitate economic development. Increases in urban type uses will bring about decreases in the land area dedicated for farmland. The percentage of urban type land use is not as significant as the pattern of use. A dispersed pattern of urban type land uses make large scale agricultural operations difficult. Throughout the history of Weld County, population and economic growth required the development of previously undeveloped land. Future growth will 1-14 i Ill�IIIIIAIIIIIII 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 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 with land decides to develop. The costs of such additional improvements and the limitations of existing improvements lessen the development opportunities for adjacent landowners. To achieve the desired objective of urban uxFasie.r, 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 meant undeveloped areas. Extension of services through these .ee..nt 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. 1- IS 11f Il 11t[ 111114 INF 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 in by the hate 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 after it has been processed and transported to the market place. 1 I liii II 2-1 The following areas have a role in the County's farm and food system: There are approximately 3,100 operators of livestock, poultry, vegetable, fruit, nursery, and grain farms located in the County. 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. Those who purchase products grown and raised on farms for manufacturing, processing, and distribution. Examples of these local industries are meat, egg, dairy and vegetable processing and distributing facilities, and bakeries. 4. Grocery stores and other food retailers. Restaurant and other food catering businesses. far,.,:.,s 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 farmer spends to increase agricultural production creates additional dollars spent on activities related to production. For example, activities such as livestock processing will require purchases of feeder cattle, breeding stock, feed, water, machinery, fuel, labor, transportation, government services, and capital (banks and savings and loans). Food processing and related products contribute significantly to the manufacturing economy of Weld County. There are additional impacts to other AGRICULTURE areas of the economy such as retail and wholesale trade and transportation services. Croplands in the agricultural district also provide natural open -space areas. A principal benefit derived from open space is relief from more intense urban uses conducted in a municipality. Open - space buffers help maintain a sense of rural identity and diversity. These buffers also allow communities to maintain separate identities, while -preserving productive farmland. As a secondary benefit, farmland preservation helps to maintain natural systems and natural processes. These include the preservation of wetlands, small watersheds, aquifer recharge areas, flood plains, and special wildlife habitats. While farming has the potential to damage sensitive natural areas and processes, farming can and should be a completely compatible use. Most farming operations 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 farming activities. During this time it was necessary for farming operations and the community to be in close proximity. Because of these settlement patterns of the County's first citizens, and because these areas have proven attractive as sites for expanding communities, some of the most highly productive agricultural land borders urban population centers. As municipalities continue to grow, their expansion encroaches on farm operations. According to (1994) statistics provided by the state demographer, the population in Weld County is expected to grow 15.7 percent from 1990 to 2000 indicating that the competition for land will continue. The pressure to use land for other than agricultural purposes is the result of complex private and public decisions. Residential and commercial development, and location of highway and infrastructure are examples of uses which have a TTTIIIIIIIIII( 11 2-2 powerful impact on whether or not agricultural land will be converted to other uses. Tension between fanning 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. Weid 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. Weld County Non -Prime Farmland Definition Non -prime farmland is low capability land that is not considered important land for food production. It may be composed of poorer soils prone to erosion or may have topographical limitations such as slopes or gullies. If iIFT RU AGRICULTURE Weld County Agricultural Goals and Policies have -been developed to support and preserve the agricultural industry and farming activities. These foals 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. AYolicy 1. Agricultural zoning will be established and maintained to protect and promote the County's agricultural industry. Agricultural zoning is intended to preserve prime agricultural land and to provide areas for agricultural activities and uses dependent upon agriculture without the interference of incompatible residential, commercial, and industrial land uses. The availability of a consistent supply of clean water must exist in order to have prime farmland. Prime farmland is land that has the best combination of physical and chemical characteristics for producing food, feed, forage, fiber, and oilseed crops, and is also available for these uses (the land could be cropland, pastureland, rangeland, forest land, or other land, but not urban built-up land or water). It has the soil quality, growing season, and moisture supply needed to economically produce sustained high yields of crops when treated and managed, including water management, according to acceptable farming methods. In general, prime farmlands have an adequate and dependable water supply from precipitation or irrigation, a favorable 2-3 1 Ell 1 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. 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 41 I vur AGRICULTURE municipality's comprehensive plan area, urban growth boundary area, or 1-25 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 by 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; 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 2-4 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; A.Policy 4.1.5 Utilization of existing housing Meek; 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 If �'1El AGRICULTURE 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 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. BL 2 --5 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 n£ 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. Policies Regulations which discourage the out of basin transfer of water will be incorporated into Weld County Ordinances. A.Coal 9. Conversion of agricultural land to tes:dent al, ,:al, a..d ..al a.r.,lv,uwul aLuta nl... I eared tsidc ,..La.. sie..th Loundary, or the I25 Mixed Use Development area and specified Urban Development Nodes. If development is proposed outside these tl. CI dill .lu..,,..at. ate how the adjoining ag.:,.alt.,. al land eal i..,t be affected. ..as A.Pol:ey 9. These provisions are intended to discourage the development of prime agricultural land and allow for orderly growth within established growth boundaries -- 1 Fa7 AGRICULTURE 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. 2-6 I IC It 411[ Ti ET URBAN DEVELOPMENT Population and economic growth will create a demand for conversion of land to urban uses. The urban development goals and policies are designed to plan for this anticipated growth by directing urban uses to where urban services exist or can more easily be provided, i.e., to existing municipalities and the I-25 Mixed Use Development area. The County recognizes that it is appropriate for its municipalities to plan for growth at their current boundaries and in the surrounding areas. To accomplish this the County and the municipalities should cooperate in joint planning -efforts to achieve a consistent vision. The urban _development section addresses the preservation of agricultural land by encouraging efficient _development and discouraging urban sprawl. These goals and policies reflect a basic commitment to conserving natural and managed resources while directing growth and enhancing economic development through efficient use of infrastructure. Urban Growth Boundaries Efficient and orderly land development and the preservation of agricultural land require that urban type development take place in or adjacent to -existing municipalities. Development is encouraged within municipal boundaries where public services such as water, sewer and fire protection are available. Development adjacent to municipalities is appropriate if municipal services can be extended to serve the area, and if the town 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 UNINCORPORATED COMMUNITIES 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 to .,mk 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 toguide the municipalities: 1. Growth should pay for itself in terms of initial costs, and in the long range, through good design and functional efficiency. Annexation patterns should directly correlate with municipal service areas. 3. Inflll 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 towns municipalities or to protect important wildlife habitat, natural and scenic areas. 1NI UNINCORPORATED COMMUNITIES When a municipality and the County enter into an urban growth boundary agreement, the County agr-ees 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 1IIIIIII UGB.Policy2 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 renform to the ;iito.t deeisien-making-body 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 of 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: 1L INDUSTRIAL UGB.Policy 3.1 The adjacent municipality does not consent to annex the property or annexation is not legally possible; UGB.Policy 3.2 The proposed use, including public facility and service impacts, is compatible with the County's Comprehensive Plan and with other urban type uses; UGB.Policy 3.3 The proposed use is consistent compatible with the adjacent municipality's comprehensive plan; UCB.Policy 3.4 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 Teimbursement 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; 3-3 IIIIIIII�' 1� 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. 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 I Assure proper location and operation of compatible land uses by maintaining land -use regulations within unincorporated communities. UC.Policy I 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 FITT INDUSTRIAL UC.Policy 1.2 Additionally, any _goals and policies adopted for a particular type of development will also be used for review and evaluation. For example, the planned unit development goals and policies would also apply when reviewing a planned unit development application adjacent to an unincorporated community. UC.Goal 2 Maintain the rural character of these settlements. UC.Goal 3 Accommodate new development primarily through infill of existing vacant platted lots. UC.Goal 4 Maintain urban growth boundary areas that provide an official definition between future urban and agricultural land uses. INDUSTRIAL DEVELOPMENT Industrial development is typically oriented toward transportation facilities and is located where traffic, noise, air and visual pollution conflicts with residential, commercial, and agricultural uses are minimal. It is the County's intent to accommodate industrial development proposals in accordance with the urban growth boundary and I-25 mixed - use development and urban development nodes goals and policies defined in they Mixed Use Development area seetiutt 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. 3-4 I.Goal 2 Accommodate new industrial development within planned industrial areas. I.Goal 3 -Ensure that adequate and cost effective services and facilities are available. I.Goal 4 Promote industrial development that is appropriately located in relation to surrounding land uses, and that meets necessary environmental standards. I.Policy 4 Proposed industrial development or expansion of existing industrial uses 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 terms of: general use, building height, scale, density, traffic, dust, and noise; I.Policy 4.3 The access between public roads and the proposed industrial development or district. The land -use applicant will demonstrate to the satisfaction of the 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 proposedxlistrict or development. Internal road circulation, off-street parking, IllEl INDUSTRIAL 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. Applieations and Policies, I.Policy 4.4 Encourage development that is sensitive to natural patterns and suitabilities of the land; and I.Policy 4.5 Visual and sound bather 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. I Policy S,I A good wit public andpriv{., County :shoulld Or anizetiQng relationship; and ionship between is essential, Th ort of foster I.Goal 6 All new industrial development should pay its own way. 3-5 "191a u 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 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..iliey 6.2 public and private sectors is essential. The County should coatirt of ctgum 1.11 uJ Ln.u11vQ111. it, fester this .clatia11shi, I.Policy 6.3 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 IL I COMMERCIAL 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. S ommercial Goals and Policies C.Goal 1 Encourage the expansion and diversification of the commercial economic base. C.Goal 2 Ensure the compatibility of commercial land uses with adjacent land uses. C.Goal 3 New development should either be located in areas free of natural hazards, such as wildlife, geologic hazards, floods and high winds, or be designed to mitigate the hazards. C.Policy 2 Applications for commercial development 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 3-6 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. 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. RESIDENTIAL C.Policy 4 Require environmentallysensitive designs for development that preserves desirable natural features, create favorable space for wildlife, and minimize pollution; C.Policy 4.1 Promote efficient utilization of water resources; C.Goal 5 Ensure maintenance of a quality commercial environment which is free of unsightly materials including inoperable vehicles, unscreened outdoor storage of items, refuse and litter. C.Policy 5 Commercial developments 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',Goa17 All Tim: cOnlkilerelllt. develnpmer. 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. 3-7 11111111 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. 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. PLANNED UNIT DEVELOPMENT R.Goal 2 Ensure that adequate public services and facilities are available to serve the residential -development or district. R.Policy2 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 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 Land Usc cIIG.i .r policies and gods. 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. 11113U i 1[ I Ililf1f 3-8 R.Policy 4 All residential development proposals should be reviewed in accordance with all state and federal standards including but not limited to the requirements of the Clean Water and Clean Air Acts. R.Policy 5 New residential development should demonstrate compatibility with existing surrounding land -use in terms of: general use, building height, scale, density, traffic, dust, and noise. R.Policy 6 Conservation of natural site features, such as topography, vegetation, and water courses should be considered in the project design. AGoal 4 MI new residential development will shnaild 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.Goal I 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 PLANNED UNIT DEVELOPMENT 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, 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.Goal 2 Encourage creative approaches to land development which will result in environments of distinct identity and character. 3-9 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 to 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 regulatiots 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; TUD.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; 1 RI PUD GOAL'?S AU ne* p1 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; pule PUD.Policy 4.4 Conservation of natural site features, such as topography, vegetation, and water courses should be considered in the project design; and PUD.Policy 4.5 All new development should comply with 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. THE I-25 MIXED-USEDEVELOPMENT AREA (I-25 MUD) AND URBAN DEVELOPMENT NODE The presence of an interstate and state highway system and the external growth pressures from the Longmont Metropolitan Area have created an interest in land speculation, development, and population growth in the I-25 Mixed Use Development area. Interest in the area has already TI 3-10 PLANNED UNIT DEVELOPMENT 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 district Eicv #allows residential, commercial, industrial, and institutional uses to occur after they have been reviewed and approved according to the Planned Unit Development (PUD) application process. The 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. fl Uf II EXISTING SERVICEPROVIDERS IN TIIE I- 25 MIXED -USE DEVELOPMEIyT AREA. Domestic Water: Left Hand Water Supply Company, Little Thompson Valley Water District, Longs Peak Water Association, and Central Weld County Water District; Sanitation: The St. Vrain Sanitation District; Gas. Public Service Company of Colorado; Telephone' Mountain Bell; Electric' United Power, Inc. School St. Vrain (RE -1J); Law Enforcement Weld County Sheriffs Department; Fire: Mountain View Fire Protection District; Ambulance; - Tri-Town and Longmont; and Highway and Roads: - Colorado Department of Transportation and Weld County Public Works. An Urban Development Node is defined as: 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; 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 3-11 Ti I�OI III MIXED -USE DEVELOPMENT Boundaries Map located in the back cover of this plan. MUD.Goal 1 To plan and to manage growth within the 1-25 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 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. -1 El 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. 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 3-12 MIXED -USE DEVELOPMENT 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 y...d3 :..clud:..s include distance, walls, or berms may be required; 1M PUBLIC FACILITIES 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 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 1-25 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 IlllltlM. I II 3-13 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 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 l IT] 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 _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; 3-14 PUBLIC FACILITIES 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 bealtereel-brneve-clevelopmentnegatively influenced by new development; 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.Goa17 All new develgpment Developnneut a rea rwrll s way. in the 14lixedUse ktould pay its own 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. 11 1 11111 Public services are government services such as police and fire protection, health services and welfare, and educational services and programs. Public facilities are physical structures and infrastructure such as schools, libraries, roads, maintenance facilities, water distribution systems, and sewage treatment facilities. Municipal governments, county governments, special districts, and private companies are capable of providing such services and facilities. Because of the expense and limited available funding, proper allocation of public facilities and services is important. Revenue to support public services and facilities in unincorporated Weld County is usually generated by levying property taxes and user fees. The type, intensity, and location of a land -use proposal are factors that determine the type and level of services and facilities required. Effective and efficient delivery of services and facilities can be promoted by assessing the needs and impacts of a land -use proposal, along with the existing and planned capabilities of the service and facility providers at that location. One basic objective of Weld County is to plan and coordinate a timely, orderly, and efficient arrangement of public facilities and services. to 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 town 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. II 3-15 PUBLIC FACILITIES Alternative facilities and service systems may be used for urban type development within the 1-25 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 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 pn. ..uLulaJe uviin4Hy ibl Ill, FireProteetion is a basic provision required for development activities in Weld County., While Weld County encourages thati.where and when possible fire serviceproviders should utilize the highest available equipment, standards and services. Weld County realizes that often fire grafted= providen are valtutteer rural fire districts with limited service abilities and personnel. Therefore, the fallowing standards have been deveioped for adequate fire protection which will be considered as minimum :unless more strigent standards such as fixed lire -protection . are required to meet the specific demands of individual land uses. ITT PUBLIC FACILITIES 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. i.edu ail apply. 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. 3. The water supply system serving the proposed development site or zone district must deliver a minimum of 500 gallons per minute at 20 pounds per square inch residual pressure for 30 minutes Iflthe an of fin, eede-shati-epp 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. -ff-a r,.apo,tac, cw,not be obtained within 15 u4�4Y 4vl1.3 I Ulftivrc 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. Ifthe dev lotlwett i5 a.;1 .wl; £«f.,u 6. The entity providing fire protection should have the ability to respond with a minimum of two firefighters per pumper. If <a 3-16 Illl 7. Fire protection should be provided 24 hours a day. Tf 1�'x�coar 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 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. 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. PUBLIC FACILITIES 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 Fac tttes c eaera! Requtreinents 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. 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 3-17 welfare of the present and future residents of Weld County. P.Policy2 Development that requires urban services and facility should be encouraged to locate within a municipality, urban growth boundary area, or 1-25 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 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 acgurdatt4e with the law Policy 2.3 The County will encourage the development of a balanced and cost effective transportation and circulation system by promoting higher density cluster uses in the around existing municipalities and mixed use development areas and activity centers. This will help to ensure that maximum efficiency and use are derived from investment in existing public facilities; P.Policy 2.4 Multijurisdictional regionalization of services and facilities shall Ski YY GIVtllll\.11t ul4 PUBLIC FACILITIES w...},atib ., with other W ld Co.n.ty will lo cad encraed unless it will lto developmentouthagt is not conpatible' with outer held County goals and policies. P.P0li.,y 2.5 efficiency, P. Policy 2765 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; 3-18 I1I 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, inpart, by the Colorado State Highway Department, Weld County, and the thirty (31) municipalities within the County. Weld County's road system presently consists of six hundred fifty- two (652) miles of paved roads and two thousand six hundred twenty-two (2,622) miles of gravel roads. In addition,there are currently four hundred eighty-seven (487) miles of State Highway System and several hundred miles of municipal roads. In order to have an efficient transportation system, all jurisdictions should coordinate respective transportation goals and policies. rTu 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. ArterialRoads Arterial roads provide for trip lengths and travel densities for substantial or countywide travel. Some arterial road characteristics are listed in the Appendix. II TRANSPORTATION TABLE 5. COUNTY ROAD SYSTEM DESIGN GUIDELINES FOR NEW ROAD CONSTRUCTION CLASSIFICATION AVERAGE TRAFFIC COUNTS PAVEMENT TYPE NUMBER OF LANES LANE WIDTH SHOULDER WEIGH RIGHT OF WAY MINIMUMDAILY DESIGN SPEED Local <200 Gravel 2 12' 4' 60' 30 Local <200 Paved 2 12' 4' 60' 30 Collector 200-1000 Paved 2 12' 6' 80' 45 Arterial >1000 Paved 2 12' 6' 100' 55 4-2 I. III TRANSPORTATION Collector Roads Collectors expedite movement of traffic in the local area. Collectors serve a dual function between mobility and land access by connecting local roads to arterials. Collector roads serve smaller communities and neighborhoods. The characteristics of a collector road are located in the Appendix. Local Roads Local roads provide direct approaches to individual properties. A local road should move the traffic from a developed area and lead it into a collector road. Local county roads are designed for lower speeds and lower traffic volumes. The characteristics of local roads are located in the Appendix. Road Access Some degree of access control, should be included in the development of any road, particularly a new facility where the likelihood of commercial development exists. The functional classification of any road should be coordinated with the land -use plan to ensure that the desired degree of access control can be maintained through the Zoning and Subdivision Ordinances. Pedestrian and Bicycle Paths The involvement of pedestrians and bicycles in traffic is a major consideration in highway planning and design. Pedestrians and bicyclists are a part of the roadway environment, and attention must be -paid to their Presence in rural as well as urban areas. The bicycle has become an important element for consideration in the highway design process. Fortunately, it is practical for most of the mileage needed for bicycle travel to be comprised of the street and highway system much as it presently exists. At the same time measures such as the following, which are generally of low capital 4-3 intensity, can considerably enhance the safety and capacity of routes for bicycle traffic: Paved shoulders Wide outside _traffic lane (14' minimum) if not shouldered Bicycle safe drainage grates Adjusting manhole covers to the grade Maintaining a smooth, clean riding surface Some municipalities within Weld County have identified specific pedestrian/bicycle trails. Counties and municipalities adjoining the boundaries of Weld County have made similar provisions for pedestrian/bicycle paths. The logical extension and development of these trails will eventually lead to increased pedestrian/bicycle activity. Appropriate accommodations must be made on future road improvements to insure safety. The identified bicycle trails being promoted in Weld County are shown on the recreational/transportation facilities map included in the Appendix. Scenic Road Byways The Pawnee Buttes Scenic Byway represents the only scenic roadway 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 TRANSPORTATION active role in two organizations. The Upper Front Range and the North Front Range Transportation Planning Regions represent the diverse urban and rural nature of Weld County. Each of these planning organizations has developed a plan for the future growth of the region. To provide for the logical growth of the region, the County should coordinate with these _planning organizations and other regional planning organizations having contiguous borders with Weld County. U.S. 85 Corridor U.S. Highway 85 between Greeley and the Denver Metropolitan Area is a vital corridor providing a transportation link serving all Central Weld County from Brighton to Greeley. The many corridors diverging from the Denver Metropolitan Area, along with the accompanying commercial and residential development have severely hampered the ability of the corridor to efficiently move traffic. Should this happen along U.S. Highway 85 anywhere between Interstates 76 and Greeley, a vital lifeline to the Metropolitan Area will be damaged. With this trend in mind, the Colorado Department of Transportation has commissioned the U.S. Highway 85 Corridor Study. The Upper Front Range Regional Planning Commission has recommended as their top priority the implementation of an Access Management Plan which would be an agreement between all governmental agencies in Weld and Adams Counties that have authority over land use along the U.S. Highway 85 Corridor. The Weld County Comprehensive Plan recognizes the importance of preserving the efficiency of 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 IR 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. 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 tJ L1IYllll11 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 1-25 Mixed Use Development area. Municipal type uses and services are planned for both of these areas which will increase which will increase auto and pedestrian traffic, and the number of noise sensitive uses. Potential conflicts could be avoided by separating crossing points for trains from other vehicular and pedestrian traffic, and separating noise sensitive uses by distance or utilizing noise abatement techniques. 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. ftEIICI 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 I accordance with adopted County Standards; and T.Tolicy 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. f 1 E 1E I 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 n . soure obl `I°°s in th ounty. Weld County lies in a semi -arid region where water is available as a result of aquifers and a rather extensive system of canals and reservoirs. Over the years there has been a large investment in facilities to collect and store water from mountain snows and distribute it to the plains where it can be used efficiently. The intensive agricultural development in the broad valleys of the South Platte River and its tributaries, which flow into Weld County from the west, is based on irrigation from this water system. The development of water resources has allowed more than agriculture to prosper in Weld County. Industry, commerce, and homes, as well as cities and towns, are all dependent on an adequate water supply. The availability of an adequate supply of water has become an important determinant when evaluating a land -use application. The issue of adequate 5-1 - TiIi I1II �IJIOIU water quality to -serve an intended use is also a critical factor. The Federal Clean Water Act requires the control of all water pollution throughout the nation. The Environmental Protection Agency is required to establish regulations and guidelines to implement this law. It is then up to the states, municipalities, counties, and special districts to develop programs and construct facilities to specifically control pollution. The Water Quality Control Commission, a citizen board appointed by the governor, subject to conformation by the State Senate, defines water quality regulations and policies. The Water Quality Control Division of the Colorado Department of Health administers the Water Quality Program throughout the State on a regional basis. As a part of the water quality plan, Weld County has been designated a management agency for its jurisdiction. man sponsibili water ponsibilj is p. s. full lied b} ua it%ing water quality considerations associated with land - use proposals in accordance with the standards set forth in this Comprehensive Plan, the Zoning Ordinance, and the Subdivision Regulations. AIR Since the early 1970's, the country and State have become increasingly aware of air quality responsibilities. The Federal Environmental Protection Agency has passed legislation requiring states to establish standards to protect air quality. The Colorado State Legislature passed the Air Quality Control Act on April 10th, 1970, to comply with Federal Legislation. State Air Quality Regulations and Policies are defined by the Air Quality Control Commission, a citizen board appointed by the Governor, subject to confirmation by the State Senate. The Air Pollution Control Division of the Colorado I HET Department of Health administers the Air Pollution Control Program throughout the State on a regional basis with the participation of local governments and local health agencies. As part of the Northern Front Range Region, Weld County is monitored by the State in several areas. The pollutants currently causing the most concern are carbon monoxide, ozone, and particulate matter. The major urban area in Weld County is Greeley. As is true with most urban areas, the use of the motor vehicle is a major source of air pollution. In addition, there are a number of other sources of pollution, such as power plants, cement manufacturing, mining, electronics, residential wood burning, dust from unpaved roads, and agricultural operations. As a land -use regulatory authority, Weld County is responsible for decisions which can have a significant effect on air quality. For example, the way that land develops can determine the need to use the automobile. By encouraging residential, ial, an e munici d the I-2 olici rep . oting cirri[ Sif s and services to residences which can automobile pollution. NOISE IMPACTS limit Noise is a source of environmental pollution. Exposure to excessive noise levels over prolonged periods can be a threat to health. Excess noise often has an adverse physiological and psychological affect on human beings. Noise pollution is not a pervasive problem in unincorporated Weld County. However, noise impacts from certain industries, airports, and some highly traveled roads could reduce the livability of nearby residences. Through noise level regulations passed by the State Legislature, specific noise standards have been established for areas in the County where commercial, industrial, and residential uses are located. TIETI 5-2 SOLID WASTE The solid waste management goals and policies in Weld County address the collection, sanitary storage, and disposal of various solid waste materials such as residential, commercial, and industrial garbage by direct customer -hauler contracts and municipal collection. Land disposal is the predominant method of waste disposal in Weld County and the region. The expansion of an existing landfill or the siting of a new landfill requires the development of plans through an application process. The application process identifies the steps to be taken to provide for the safe and efficient disposal of the quantities and types of solid waste that are expected to be received. An application for a disposal site will be evaluated in detail regarding the adequacy of: access roads, grades, leacheate and drainage control measures, fencing, utilities, volume requirements, site improvements, reclamation plans, and day-to-day operations, including regal In a.:= ion, with ex' futur and uses in be de n d in t:*,.s of ,, .ual �ollu ' tra , , dust, '°m;, „.: ale 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, 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 ��I serve Weld County residents. The Longmont, Columbine, and Erie Landfills serve residents in the Denver, Boulder, and Longmont metropolitan areas. The Central Weld Landfill was opened in 1971. The size of this site is 108 acres. The landfill is located approximately 2 miles northeast of Milliken and 3 miles south of Greeley. More specifically, the site lies west of Weld County Road 27 and north of State Highway 60. This landfill has an estimated service area of 530 square miles and serves a population of 83,000. The service area of this landfill includes the residents of Greeley, Evans, Garden City, Milliken, Johnstown, La Salle, Platteville, Kersey, and Gilcrest. The Central Weld Landfill receives between 700 to 800 cubic yards of waste per day and has a remaining capacity of between 6.3 and 12.6 million cubic yards. With an estimated growth rate in waste of 3% per year as of 1987, the site is p to h. ; a rho ammg a of b ' een 20 and 6 as o 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 CountyRoad 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. 5-3 1flilllliff I The Nunn Landfill is located in the Town of Nunn, south of Lincoln Street and it opened sometime in the 1950's. The landfill is situated on 5 acres of land and principally serves the 292 residents of Nunn. No information is available on life expectancy, remaining capacity, or the amount of waste received per day. The Columbine Landfill was opened in 1980 as a 160 -acre site. In 1982, an additional 34-1/2 acres adjoining the northeast corner of the landfill were added to the site. The facility is located south of Weld County Road 6 and west of Weld County Road 5. The Columbine Landfill currently accepts up to 4,000 cubic yards of waste a day. The remaining capacity at this site is estimated at 12.5 to 25 million cubic yards. Depending on price competition, operating capacity, and growth rate, the life of the site was estimated at 12 to 20 years in 1987. This site serves an estimated 500,000 people in the Denver and Boulder metropolitan areas. rie L dl w ....',.. ene in 1985.;<: e e is acres in a and i to withi e Town of ie; north f Weld ou" oad d w of ld Co Roa >. s land tly 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 fce competition with other landfills in the southwest part of the County. There are two solid waste transfer stations located in Weld County. The Greeley Recycling Center is located in southeast Greeley and the Berthoud Transfer Station is located southeast of Berthoud; east of Weld County Road 1 and north of Weld County Road 42. The function of a solid waste transfer station is to consolidate solid waste collection and to minimize the amount of trucking associated with landfills. BRINE WASTE A large amount of water is extracted during the _production of crude oil and natural gas. The water produced from oil and gas wells is frequently brackish or salty and must be processed and disposed of in a satisfactory manner. To prevent ental o nne "' r front le be dis "° of ins l am rejectl4tp the war, o the sa " format on as n usl on-si evaporation pond. However, when brine waste from a number of wells is involved, it must be trucked to a commercial brine water disposal facility. Commercial brine water disposal facilities in the County are operated in accordance with permits issued by the Board of Commissioners. The same basic concerns associated with the siting of a landfill also exists for the siting of a commercial brine water disposal facility. There are currently three commercial brine water disposal facilities in Weld County. The locations of the brine water disposal facilities and landfills in the County are shown on Map #8 on page 81. MANURE Manure from feedlots, dairies, and other concentrated animal feeding operations are routinely spread on farmland for fertilizer and soil enhancement purposes According to the 1 Iiiilfl IIIF 5-4 Areawide Water Quality Management Plan, the proper incorporation of manure into the soil is not a threat to water quality. MUNICIPAL SLUDGES The Colorado Department of Health permits digested residual sludges from municipal waste water treatment plants to be spread on farmland in the County in accordance with certain guidelines. The Areawide Water Quality Management Plan indicates that problems from this practice should be minimal if the sites used for disposal are flat, separated from surface water and groundwater, and the sludge is not applied when the ground is frozen. SEPTIC TANK PUMPINGS Untreated septic tank pumpings are not allowed to be disposed of on farmland in the County. The Colorado Department of Health has determined that the practice cou d affect water quality and c he A c" ` eresepta ac is erated in cordan ermits .' sued by the oard of C ENVIRONMENTAL OUALITY GOALS The proper use and management of water, air, and land resources shall be required to maintain the physical, social, and economic well-being of Weld citizens. 2. All land use proposals shall be designed and operated to conform with all applicable Federal, State, and local regulations pertaining to air, water, noise, and other environmental quality standards. 3. Solid or brine waste facilities shall be planned, located, designed and operated so that they are compatible with surrounding land uses in terms of: general use, scale, height, traffic, dust, noise, and visual _pollution. 4. Weld County will cooperate with local, State, and Federal agencies to identify, conserve, and protect fish and wildlife habitat and in implementing measures for the protection of such areas. 1. Iff111 ENVIRONMENTAL QUALITY POLICIES 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. 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 orate s cks and ffereered as e Colo o Div 6. Development and design of land uses which require drainage, excessive removal of riparian vegetation and alterations of river or stream banks shall be discouraged in order to protect river or stream quality and to protect waterfowl areas. 7. Because of the possibility of permanent damage to life, health, and the environment and because the County continues to demonstrate an increasing population base, -hazardous waste disposal facilities shall not be located in Weld County. 8. An application for a solid or brine waste facility or a commercial septage disposal facility located within an Urban Growth Boundary Area, Unincorporated Community, 1-25 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. s -s c. 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. Requiring that access roads to and ithi..,.: . w a manne : ' rc mini zes traffic impact on' undi and s. equi ' that' a land u ., ` ant demonstrate to the satisfaction of the Board of Commissioners that the street or highway facilities providing access to the disposal facility are adequate in functional classification, width, and structural capacity to meet the traffic requirements of the proposed disposal facility. Internal road circulation, off-street parking, dust abatement, acceleration lanes, deceleration lanes, common access collection,points, signalization, and other traffic improvements shall be required wherever necessary to mitigate traffic impacts which may be created by the disposal facility. Applications for disposal facilities shall also be reviewed in accordance with the transportation goals and policies. 11l e. Requiring that security fencing be erected and maintained around extraction sites as necessary to regulate and monitor access to the disposal facility. 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. opera ill med o al been stab ' d yegoni _; ,. tabli 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. l I. 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. TE 5-6 ti r 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 1 6-1 NATURAL RESOURCES 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. Coal 2 -New d..tlet,t..t..ta should be t.wu�ot..w9, :..elaJ:..g s.gt.ifiCa..t wildlife haLaat, wetlands, a..d ..:Idl:f� movement corridors. W.Policy-4 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 ft areas should incorporate reduced densities, adequate setbacks and buffered areas as prescribed by the Colorado Division of Wildlife; W.Policy 2.1 The County will identify and strive to protect critical or unique habitat areas of high public value, such as habitats of endangered or unique species, significant viewing areas, and breeding and spawning areas. W.Goal 3 Traditional wildlife uses such as hunting, trapping, and fishing in agricultural and nondeveloped portions of Weld County are beneficial. Weld County supports the maintenance of these wildlife uses. W.Policy 3 The effect of proposed development upon wildlife and habitat 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. Dcstrbet o r tiIi.oul l':t�, for Aer , basis- Open Space Parks and Recreation Open space is any outdoor land or water area. This includes such areas as agricultural land, State wildlife areas, city parks, and your own backyard. Open space is desirable because it performs many natural functions and satisfies many human needs. Open space is used for the production of crops and I TIMMER 6-2 NATURAL RESOURCES raising of livestock. Open space is used for outdoor recreational activities and other leisure time pursuits which promote the health and welfare of people. Open space functions as airsheds which reduce the effects of air pollution. Open space functions as watersheds and storm drainage collecting water for streams and aquifers and absorbing water of intense rainfall or snowmelt. Open space also supports wildlife which in turn provides enjoyment for Weld citizens. Park facilities and recreational programs in the County are planned and operated by the State Division of Parks and Outdoor Recreation, municipalities, schools, and recreational districts. Weld County currently operates one small regional park near the City of Greeley and is actively developing other open space opportunities throughout Weld County. Weld County contracts with the City of Greeley to manage the Island Grove Regional Park which is composed of several 4-H buildings, an exhibition building, the Weld County Fair Grounds and Stadium, and other supplemental buildings. These facilities are located 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 t-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. Kr- NATURAL RESOURCES The centraltheme of the County's open spacegoals and policies is the adoption of goals and policies which can minimize conflict between areas for open space and urban development. The open space and natural resource management goals and policies found in the Comprehensive Plan currently function as the only open space plan for unincorporated Weld County. Each municipality within Weld County has been asked to include their 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 I Promote agricultural use of prime agricultural land. O.Policy I -Encourage the location of park, recreation, and open space areas in floodplain, seep areas, geological fault areas, and nonproductive agricultural areas. O.Policy I.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. FG 6-3 O.Goal 2 Weld County will attempt to -cooperate with local, state, and federal agencies to identify, conserve, and protect fish and wildlife habitat by attempting to implementing measures for the protection of such areas. O.Goal 3 Landuse activity proposed for areas designated as open lands, or for visually prominent areas, should preserve, enhance and maintain significant or unique natural land features, including streams, lakes, ridges, valley, meadows, large tree clusters, rock outcroppings, and drainage. O.Policy 3 Stabilization and landscaping of final landforms shall be required and runoff controlled to historic levels. O.Goal 4 Development improvements should minimize visual scarring from grading, road cuts, and other site disturbances and should integrate new landscaping with the existing natural landscape. In addition, stabilization and landscaping of final landforms and continuous maintenance of new landscaping should be assured. O.Goal 5 The County will strive to conserve significant stands of trees and shrubs, large expanses of prairie grasses, and unique forms of vegetation and land area. O.Policy 5 The County will work to reduce the proliferation of noxious weeds in an environmentally sound manner in compliance with state laws. II NATURAL RESOURCES O. Policy 5.1 Significant stands of vegetation shall be identified during the land review process. Identified stands will be preserved whenever possible. Improvements should be located to minimize the removal of vegetation. ft4 shrubs rct.r©vcd as a result of construction 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 6-4 should encourage mitigation as a tool for decreasing negative impacts to natural resources. O.Goal 9 The private sector, non -county agencies, and other governmental jurisdictions should be encouraged to participate in open space preservation and trails development in Weld County. GENERAL RESOURCES This section has been developed in conformance with Title 34, Article 1, Section 304, CRS. The Comprehensive Plan is intended to provide appropriate goals and policies to utilize the County's mineral resources ensuring that adverse environmental effects resulting from surface mining operations are minimized. Weld County recognizes that mineral resource extraction is an essential industry. The availability and cost of materials such as sand and gravel has an economic affect on the general construction and highway construction industry. In some instances, sites containing significant quantities of mineral deposits are located in areas characterized by other land -uses and natural resources. Because the uncontrolled operation of a mine site has the potential for adversely affecting surrounding land -uses, roads, residents, and the environment, a specialized use permit is required in accordance with the Weld County Zoning Ordinance. As of 1987, the mineral resources known to be located in Weld County include sand and gravel, coal, and uranium. The maps at the end of this document illustrate the wide distribution of minerals within the County. These mineral deposits vary greatly in quantity and quality. 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 �IIT Fl NATURAL RESOURCES _older alluvial deposits. Aeonian sand deposits can be found in some upland areas. A major portion of Weld County is underlain with coal. This coal forms a portion of the Boulder -Weld field, which is included in the Denver Basin coal region. Portions of Weld County, north of Colorado State Highway 14, have been tested and have shown occurrences of uranium deposits. Currently, there are no producing uranium mine sites in the County. Commercial and Mineral 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. Ti IYIIIIIIII�I 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 11 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 transportationgoals 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.Policy 4.9 C..s,.ri..g that all ...i g confonn to federal, scat.,, and local standards concerning protection of 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; M. Policy 5.4 The operation should comply with County flood hazard and geological hazard regulations; T 7 NATURAL RESOURCES 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; 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 M:.4 4 al Deposits Oil and gas development in Weld County is an integralpart 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 fartriground, Recent developments in case law and statute have made it clear that counties have some land use authority over oil and gas development riespite 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, especially in the Wattenberg Field of density of drilling in this area nlaaa,L ..= lark., pan. 6-7 Oil and Gas Mineral Goals and Policies. 0G.Goal 1 Allow Oil and gas exploration and dtroductionto 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. 0G.Policy 1 Weld County should encourage cooperation, and coordination and accom odatiee communication between the surface owner and the mineral owner/operators with respect to any developments of either the surface or the mineral estate; 0G.Policy 1.1 New planned unit developments or subdivisions should be planned to ac as a=, lat take into account current and future oil and gas drilling activity to the extent oil and gas: development can reasonably be anticipated; 0G.Policy 1.2 Oil and gas drilling activities should be planned to accommodate take into account current and future sua f laaad aa.117„ such aeee edati.,n .could pr.,hibit production. The possibility of oil and gas pivain-di as oLnald nut in. n11, W.,.1 to d..lay 11 NATURAL RESOURCES see ptanned`unit development and subdivisi{ur activities to the extent such development can reasonably by 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 maid minimize current and future environmental impacts; OG.Policy 1.4 Oil and gas support which do not rely on geology for location d,,.,;,; a, ,Loll],,, shbJectcd to ..;, ;.i aceord.a.cc with tin, ..:.t;.,n of this Plme,, and Oil and.. gas support facilities decisions which do not rely on geology for locations decision, shall be subjected tonetr in cordanec with the appropriate section ofthis Plan; and OG.Policy 1.5 Oil and gas exploration and production should be conducted in a manner which minimizes interference with existing surface use and mitigates the impact on future land uses. Well sites should be reclaimed and closed by techniques which ensure that thefuture 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 I II 7 APPENDIX Right to Farm Covenant Transportation Definitions Arterial Roads Collector Roads Local Roads 7-1 3111 II RIGHT TO FARM COVENANT Weld County is one of the most productive agricultural counties in the United States. The rural areas of Weld County may be open and spacious, but they are intensively used for agriculture. Persons moving into a rural area must recognize there are drawbacks, including conflicts with longstandingagricultural 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 accommodatethe intrusions of urban users into a rural area. Well runagricultural activities will generate off -site impacts, including -noise from tractorsand equipment; dust from -animal pens, field work, harvest, and dirt gravel roads; odor from animal confinement, silage, and manure; smoke from ditchbuming; flies and mosquitoes; ihense 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 ofthe county and the4istances 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 -he same kind of surface2xpected from a paved -road. Snow removal priorities mean thatroads 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 fieldtquipment, ponds and irigation_ditches, electrical power for pumps and center pivot operations, high speed traffic, sand burs, puncture vines, territorial farm dogs, and livestock present realthreats 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 tli I1E 7-2 hiidren. ifI 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. 7-3 IMF lI 1 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 extentpractical, 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 directapproaches to individual or other properties. A local road should move the traffic from a developed area and lead it into a collector roadat a single point of access. Local county roads are designed for a lower speed and a lower traffic volume. 7-4 -1M IMF If --11 - ii AFFIDAVIT OF PUBLICATION STATE OF COLORADO ss COUNTY OF WELD I, ROGER A. LIPKER, of said County of Weld, being duly sworn, say that I am publisher of WINDSOR BEACON a weekly newspaper having a general circulation in said County and State, published in the town of WINDSOR, in said County and State; and that the notice, of which the annexed a true copy, has been published in said weekly ' successive weeks, that the notice was published in the regular and entire issue of every number of the paper during the period and time of publication, and in the newspaper proper and not in a supplement, and that the first publication of said notice was in said paper bearing ,,t�he�� date of the t t day of CCI , A.D., 19 9r and the ast publication bea ng the date -of the _day of A.D., 19 and that the said WINDSOR BEACON has been published continuously and uninterruptedly for :no Lcriod of 5 consecutive weeks, in said County and State, price to the date of first publication of said notice roe: the 'lame is a newspaper within the meaning of an Act is rE3ulate printing of legal notices and advertisements, approved May 18, 1931, and ail prior acts so far as in force. 61 /5'.18L'!SHER ,/ Subscr' ed and ;torn to before me this°% day of iu i9C • NOTARY PUBLIC My commission expires [ I / 2 /9%4 • IThursday, August 24, 1995 WINDSOR BEACON Classifieds LEGALS LEGALS LEGALS LEGALS LEGALS ORDINANCE NO 147—G Road Access 4-3 landusedecisions. The Monica Daniels —Mika, Pedestrian and Bicycle Comprehensive Plan was IN THE MATTER OF THE Long Range Planner Paths 4-3 originally developed in 1974, /-REAL AND RE—ENACT- Scenic Road revised in 1987 waS- HAB, MENT OF CERTAIN POR- Shani Eastin Bikeways 4-3 and later amended in 1992 TIONS OF ORDINANCE Current Planner Regional Plans 4-3 and 1995. NO. 147, WELD COUNTY U. S. 85 Corridor 4-4 COMPREHENSIVE PLAN Chris Goranson Air Transportation4-4 RELATIONSHIP TO PLAN - ORDINANCE Current Planner Rail Transportation4-5 NING DOCUMENTS Todd Hodges ENVIRONMENTAL The Comprehensive Plan BE IT ORDAINED BY THE Current Planner QUALITY identifies specific land— use BOARD OF COUNTY COM- Water 5 —1 goals and policies which are MISSIONERS OF THE Gloria Dunn Air 5—' intended to provide guidance COUNTY OF WELD, Current Planner Noise Impacts 5-2 and direction for existing and STATE OF COLORADO: Solid Waste 5-2 future land use. The basic Sharyn Frazer Brine Waste 5-4 documents used by Weld Office Manager Manure 5-4 County to carry out the goals WHEREAS, the Board of Municipal Sludges5-4 and policies of the County Commissioners of Keith Schuett Septic Tank Comprehensive Plan are the the County of Weld, State of Current Planner II Pumpings 5-4 Zoning and Subdivision Colorado, pursuant to Ordinances. Colorado statute and the Sharon While NATURAL RESOURCES Weld County Home Rule Planning Technician Wildlife 6-1 The Zoning Ordinance is Charter, is vested with the Open Space Parks and regulatory document. It authority of administering the COMPREHENSIVE PLAN Recreation 6-2 defines land -use application affairs of Weld County, ADVISORY COMMITTEE General Resources6-4 procedures, responsibilities, Colorado, and Commercial and Mineral Mee defines standards and John Donley -Chairman Deposits 6-5 regulations pertaining to Oil and Gas Mineral zone districts, overlay dis- WHEREAS, the Board of Bonnie Dean Deposits 6-7 toots. non-conformance, Vice-ChairmanCounty Commissioners has Vice -Chairman enforcement and the Board the power and authority APPENDIX of Adjustment. under the Weld County Jay Curtis Right to Farm Home Rule Charter and Kilo Goble Covenant 7-1 The Subdivision Ordinance Article 28 of Title 30, CRS, Dale Hall, Ex -Officio Transportation is the regulatory document -n adopt planning goals and Michael Hayes Definitions 7-2 defining regulations and min - policies for the unincorporat- Barbara Kirkmeyer, -Arterial Roads 7 -2 irnum standards for subdivi- ed a of the County of Ex -Officio -Collector Roads7-2 on development. including Weld, and Marie Koolstra -Local Roads 7 -2 design standards for facili- Jim Meyer ties, utilities, and other Cristie Nickles LIST OF TABLES improvements. The WHEREAS, the Board of Ruth Pelton-Roby Table 1. Population Subdivision Ordinance also County Commissioners of Gale Schick Characteristics 1990. explains the procedures for Weld County, Colorado, has Cathy Schulte Table 2. Weld County subdividing a parcel of land. previously adopted John Valencia Population - History and The Zoning and Subdivision Ordinance No. 147, Weld Forecast Ordinances are intended to County c Comprehensive Table 3. Weld County implement and carry out the Plan, establishing a compre- COUNTY DEPARTMENTS Population by Municipality goals and policies of the hensive revision of the plan- Table 4. Existing Land -Use Comprehensive Plan. ping goals and policies for Public Works in Weld County the unincorporated areas of Drew Scheltinga-County Table 5. County Road PRINCIPLE PLAN COMPO- the County of Weld and has Engineer System NENTS adopted amendments in Dean Dreher OrdinanceNo. 147-A, LIST OF FIGURES Goals and policies are the 147-B, 147-0, 147-E, and Health Department Figure 1. Locational Map two principle components of 147-F, and John Pickle -Director Figure 2. Population the Weld County Jeff Stoll Distribution Comprehensive Plan. The Charlotte Davis Figure 3. Employment by goals are expressed as writ - WHEREAS, the Trevor Jiricek Sector in 1994 ten statements and repre- Comprehensive Plan Robin Newbrey sent the direction Weld Advisory Board has pro- LIST OF MAPS County citizens have select - posed revisions to the Attorney's Office Map 1 - Urban Growth ed for the future. Goals Comprehensive Plan which BruceBarker-County Boundary were developed and adopt - have been reviewed by the Attorney Map 2 - Mixed Use ed with input from the public, Weld County Planning Lee Morrison Development Mop civic organizations, mn Com n and the Board Map 3 -Transportation patias, and agencies of the of County Commissioners, Map 4- Bike Trails State of Colorado and the and TABLE OF CONTENTS Map 5 - Wildlife Areas - federal government. The Existing adopted goals of the INTRODUCTION Map 6 -Coal Resources Comprehensive Plan provide WHEREAS, the Board of Map 7 - Sand and Gravel public officials and private County Commissioners of Comprehensive Plan Resources citizens with criteria for mak- Weld County hereby finds Definition 1-1 ing planning decisions. and determines that there is Relationship to Other a need for a comprehensve Documents 1- 1 COMPREHENSIVE PLAN The Comprehensive Plan revision of the Principle Plan DEFINITION policies are expressed as Comprehensive Plan for the Components 1- 1 written statements and County of Weld, and that this Weld County Planning The Weld County maps. The written policy Ordinance is for the benefit Process 1- 1 Comprehensive Plan is the statements are specific of the health, safety, and Comprehensive Plan document intended to fulfill guidelines for public (pie -49i - welt are of the people of Amendment Procedure .1-2 the master plan requirement w p' ^^g dad' Weld County. Location 1-6 pursuant to Colorado State sions. The policy maps Law and, in part, to set (located in the back inside DEMOGRAPHICS/ECO- land -use policy pursuant to cover) graphically identify NOW, THEREFORE, BE IT NOMICS the Weld County Home Rule important wildlife areas, min - ORDAINED by the Board of Weld County Charter. The eral resources, and existing County Commissioners of Population 1 -7 Comprehensive Plan docu- and future general land -use the County of Weld, State of Weld County ment is intended to be used classifications. The policy Colorado, that the Weld Economy 1-12 for the general purpose of statements and maps pro - County Comprehensive Plan Existing Land Use1-15 guiding and accomplishing vide additional background be, and hereby is, repealed Future Land Use 1-14 the coordinated, adjusted, and clarification to the and re-enacted to read as and harmonious develop- County goal statements. follows: LAND USE CATEGORIES ment of Weld County. The Agriculture 2-1 Plan includes all geographic WELD COUNTY PLAN - Understanding the areas of the County. It NING PROCESS Agricultural Industry establishes policy guidelines COMPREHENSIVE PLAN and its Benefits 2-1 for existing and future The Weld County planning Concerns of Farming as an Final Draft Industry 2 -2 August 22, 1995 Weld County Prime Farmland Definition 2 - 3 BOARD OF COUNTY Weld County Non -Prime COMMISSIONERS Farmland Definition ...3 - 1 Urban Development3 -1 Dale Hell, Chairman Unincorporated Communities 3-3 Barbara Kirkmeyer, Industrial Pro-Tem Development 3-4 Commercial George Baxter Development 3-5 Connie Herbed Residential W.H. Webster Development 3 — Planned Unit WELD COUNTY PI ANNINC, Development 3 — e COMMISSION I-25 Mixed -Use Development Area Richard Kimmel, Chairman and Urban Development Nodes3-10 Shirley Camenisch Daniel Lere LAND USE AMENITIES Bud Clemons Public Facilities and Curt Moore Services 3-14 Jack Epple Fire Protection 3-15 Judith Yamaguchi Police Protection.. 3-16 Made Koolstra Transportation 4- 1 Road SYslem DEPARTMENT OF Classification 4 -1 PLANNING SFRVICFS Arterial Roads 4-1 Collector Roads 4-3 Pat Persichino, Director Local Roads 4-3 LEGALS LEGALS LEGALS process is designed to pro- reviews the information pre - vide a consistent review of ented, evaluates any public The County will discourage individual land use mailers. testimony and formulates a inappropriate development The Department of Planning recommendation regarding in natural hazard areas and Services staff, Board of the land -use application. reduce environmental degra- Adjustment, Weld County The Planning Commission's dation as much as possible. Planning Commission, and recommendation is then for - Board of County warded to the Board of COMPREHENSIVE PLAN Commissioners are the four County Commissioners. In a AMENDMENT PROCE- groups responsible for mak- public meeting, the Board of DURE ing planning decisions in County Commissioners Weld County. The reviews the Planning Evaluation of the Comprehensive Plan, Commission's recommends- Comprehensive Plan is nec- Zoning and Subdivision Lion, evaluates any public essary to provide an accu- Ordinances are the essential testimony and makes a deci- rate statement of county m doc entsdescribing the sion regarding the Use by land -use goals and policies WeldCounty Planning Special Review Application. based on current data and review and decision making the needs of Weld County process. These documents The Comprehensive Plan, citizens, Therefore, when e adopted as Ordinances Zoning and Subdivision changes in the social, physi- in cordance with the Weld Ordinances enable the pub- cal, o cconditions County Ordinance be to examine the relation- of Weld Conlr ty occur, it Procedure set forth in Article ship between general becomesnecessary r to III, Section 3-14 of the land -use planning goals and re-evaluate and change Home Rule Charter. specific policies and regula- land -use goals and policies. lions seed to participate in the The following procedures The Weld County decision making process. have been established to Department of Planning The Weld County planning amend the Comprehensive Services welcomes the process combines the inter- Plan. opportunity to discuss the action of elected officials, planning process with inter- and the support staff from 1. An overall review and asted persons. Most initial the Department of Planning update will be conducted at discussions and inquiries Services and other County least every ten years or ear - about the Weld County plan- departments, tier as directed by the Board ning Coland-use process, plicat applications, site In order to of The updattye Commissioners.elde pp e joint val ati should in elude en review procedure and cooperation between airs, Comprehensive pr eof the en the the s, eiginict ithsiiland professionals,on Plan. i The Dona begin with the heltl Cowin three rely upon procedure pdate llininvolved in the Department of Planning the following three princi- update shall include an Services. pies: opportunity for the general public, Department of When the Department of 1. The County will encouPlanning Services, munici- Planning Services receives a age citizen participation in pal, state, and federal agen- land-use application, it is the " 0 " ' ' `y cies to submit proposed processed and reviewed for t '' . ' 6 "" `et changes and to review and compliance with the appro- a -a' ig-AgaWyaliea" comment on any amend- priate sections of the Okiaenef planning process. ments being considered by Comprehensive Plan, the Planning Commission Zoning and Subdivision 2. The County will armour- and the Board of County Ordinances. The type of age and promote coordina- Commissioners land -use application deter- Lion and cooperation mines the administrative between federal, state and 2. Individuals may submit a body responsible for review local governmental entities proposal to amend the and decision making. For charged with making deci- Comprehensive Plan in ample, a Use by Special sions which significantly accordance with the follow - Review Application is initially affect land uses ing procedure: processed by the porated Weld County; and r Department of Planning A. Comprehensive plan Services. The planning staff 3 ' ' - -, Ps' amendment proposals shall prepares a written re - Y • m '-4r el be considered bi- annually mendation for the applicant , ' ` with a public hearing and presents that re - a -d " process beginning in mendation to the Weld �'' elaek " November -awl or May of County Planning k -o - each year; Commission in a public meeting The Weld County x h ' L ' ' - t B. The petitioner shall pay Planning Commission kk ,' ,a h for the cost of legal publica- tion of the proposed amend- ment will be consistent with ment and all land use appli- existing and future goals, cation fees: policies, and needs of the County; C. A typewritten original and eleven (11) copies of the In the case of an amend - proposed Comprehensive ment to the I- 25 Mixed Use Planamendment must be Development Area Map: submitted to the Department a. the proposed amend - of Planning Services no later ment is adjacent to the exist - than October 1 ee9 or April 1 ing 1-25 Mixed Use of each year to be consid' Development Area Map; and red for review and public b. the proposed amendment hearings. The following will not place a burden upon items shall be submitted as existing or planned service part of the proposed amend- capabilities including. but not ment: limited to all utilities infra- structure and transportation (1) a statement describing systems; and why the comprehensive plan c. the proposed number of is n need of revision; new residents will be ade- (2)a statement describing quately s ved by the how the proposed amend. s cial/cultural amenities of ant will be consistent the community. with existing andfuture goals, policies, and needs of F. The Weld County the County; Planning Commission shall hold a public hearing to con - In the case of an amend- Sider the proposed amend- ment to the 1- 25 Mixed Use ment to the Comprehensive Development Area Map the Plan text and maps. The proposed amendment must: Planning Commission shall a. demonstrate the pro- recommend approval or posed amendment is adja- denial of the proposed cent to and contiguous with amendment to the Board of the existing 1-25 Mixed Use Commissioners. Development Area Map; end G. The Planning b. describe how the pro- Commission shall consider posed amendment will not the proposed amendment, place a burden upon existing the Department of Planning or planned service capabil. Service's recommendation, ties. This statement shall and any public testimony include how emergency ser- and determine whether: vices will be provided to the (1) the existing proposed area; and Comprehensive Plan is in c. delineate the number of need of revision as pro- pv pro - people who will reside in the posed, and proposed area. This state- (2) the proposed amend- ment shall include the num- went will be consistent with ber of school -aged children existing and future goals, and address the cultural and policies, and needs of the social service provision County; needs of the proposed popu- lation. In the case of an end- ent to the 1-25 Mixed Use D. The Department of Development Area Map. Planning Services shall upon submission of a request to a. the proposed amendment amend the Comprehensive is adjacent to the existing Plan: 1-25 Mixed Use (1) ensure that all applica' Development Area Map; lion submittal requirements and are met prior to initiatng any official action; b. the proposed amendment will not place a burden upon (2) set a Planning existing or planned service Commission hearing date; capabilities including, but not limited to all utilities, infra - (3) arrange for legal notce structure and transportation of said hearing to be pub- systems; and lished one time in the news- paper designated by the c. the proposed number of Board of Commissioners for new residents will be ade- publication of notices. The quately served by the social date of publication shall be and cultural amenities of the at least ten (10) days prior to community. the hearing; H. The Board of County (4) arrange for a press Commissioners shall receive releaseregarding the pro- the Planning Commission posed amendment in order recommendation and to inform as many Weld citi- Planning staff recommenda- zens interested parties lion at a public meeting. as possible; and Receipt of the recommenda- tion shall constitute the first (5) prepare a recommenda- reading of the Lion for consideration by the Comprehensive Plan Planning Commission. Ordinance. The second reading of the Ordinance C The Planning staff's rem- shall take place not more ommendation shall consider than sixty (60) days after whether: receipt of the Planning (1) the existing Commission'srecommenda- Comprehensive Plan is in lion. The Board of County need of revision as pro- Commissioners may then posed, and proceed to a third and final (2) the proposed amend- hearing of the Comprehensive Plan Ordinance. At the close of the public hearing, the Board of Commissioners may end the Comprehensive Plan according to the proce- dures established in Article HI, Section 3-14 of the Home Rule Charter for Weld County. I. The Board of County Commissioners shall consid- er the proposed amendment. the Planning Commission's recomendation, and any public testimony and deter- mine whether: (1) the existing Comprehensive Plan is in need of revision as pro- posed: (2) the proposed amend- ment will be consistent ebb ex,sting and future goals, policies, and needs or the County. In the cash of an aimmil meto the I-25 Mixe,i iise ili,.velupmenl Ng, Mail, WINDSOR BEACON Thursday, August 24,1995 I 21 LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS gees LEGALS ^'y "'ef 'e -W sew es to a sprawl growth and chemical product com- The pressure to use land for -- ^^M however in -Agricultural and mining area. Often, scattered panics, suppliers of teed other than agricultural par- the1990 census less than -Government development requires the (grain, livestock, and paukry) poses is the result of com- w ' } ^ „re- 40% of the County was alas- -Self-employed extension of services implement dealers, energy plea private and public dcci- ^ sified as agricultural. For through waes4 undeveloped and petroleum product com- sions. Residential and corn - 4 g' I ` ' ' 4 census purposes, the (Source: Colorado areas. Extension of services panics, well, pump and irri- merciat development. and ' '9"', " 0' ' p-. B ea der ed a far o Department of Labor and through these wise,.' undo- gallon companies. veterinari- location of highway and - ¢ ^V" a- ^'" agricultural unit 'as any Employment, 1994). veloped areas creates an ens, aerial clop sprayers, infrastructure are examples µe if p '-,A -' 4 --x W place from which $1,000 or under utilization of services, farm laborers, commercial of uses which have a power - e • - - -- • ' "'°' a of agricultural products Figure 3. Employment by which contributes to higher lending institutions, insur- ful impact on whether or not ' 0 -ii re produced and sold, or Section 1994 service costs for all Weld acme and transportation agricultural land will be con- y L, ^4 '"6 "}r normally would have been County citizens. In addition industries. vented to other uses. t' " ' �^ ' sold, during the census During the last decade, to the economic ' considera- 4' ' year" Weld County has gains in personal income in dons associated with urban 3. Those who purchase Tension between farming been classified by Colorado Colorado and Weld County development patterns, there products grown and raised and nonfarming uses is ' State University and the have been above the nation- is also the problem of corn- on farms for manufacturing. occurring from restrictions on The Weld County 1990 Colorado Department of al average. According to the petition and conflict between processing, and distribution. normal farming practices in population was mostly Agriculture as one of the 11 U.S. Bureau of Economic urban and rural land use Examples of these local areas encroached upon by homogeneous with 77% of farm important counties in Anaysgs, per capita income interests. All of the 31 industries are meat, egg, residential, commercial, and the Weld population ales- the state, that is. 1010 20 increased by 10.9 percent. municipalities in Weld dairy and vegetable process- industrial uses. Many of the siiled as white, but the percent of the 1987 labor Leading sources of house- County are surrounded by Mg and distributing facilities, problems stem from unreal - white population grew ate and proprietor income was hold income included agri- farmland. As urban areas and bakeries. istic expectations of these slower rate than the derived from farming. While culture, manufacturing, small continue to expand, these seeking a rural lifestyle. non—white population dun- Weld County has a diversi- manufacturing, and educe- resource lands are either 4. Grocery stores and other ing this census period. A fled economic base, the core Lion. The wage gap between directly converted to urban food retailers. It is important that Weld further breakdown of economic activity continues Weld County and the state uses or are adversely intlu- County representatives and growth rates for the minor- to be agriculture. The base appears to be decreasing anted due to inherent con- 5. Restaurant and other food officials recognize their role Ity population reflects that is further enhanced by major somewhat. In 1992, the flints between rural and catering businesses. in reducing the conflicts the highest growth rates employers egatwese, The average annual wage for urban activities. between agricultural uses were in the Black papule- private sector maintains Coloradans in the as Indus- F areieg The ag It al a d com mercial, tat cn cal, lion with a 35% annual 82.98% of the total employ- tries category was $25,041, industry is an imponanl ale- and industrial uses. growth rate, followed meat, and Weld County for this same time Weld AGRICULTURE mart in the Weld County Farmers and developers r closely by the Native peeled had a 1993 unem- County's All Industry rate economy. The market value depend upon the consistent American population with ployment rate of 445.6%. was $22,170. The 1992 The State of Colorado is one of agricultural products and interpretation and adminis- an annual growth rate of wage gap was 87.09% how- of the most agriculturally the chain of purchases relat- Italian of the Comprehensive year was 12.86%, down is the City of Greeley, with a 29.1%. Both the Hispanic TABLE 2. EXISTING 1995 ever in 1993 this rate fell to productive states in the ed to agricultural production Plan, Zoning, and a. the proposed amendment from 21% prior to the pas- 1990 population of 60,454 and Aslan/Pacific Islander LAND USE IN WELD 86.36% representing nation. Weld County is one contributes significantly to Subdivision Ordinances. is adjacent to the existing sage of Gallagher. people. populations grew at a 12% COUNTY $25.681 and 922,179 of the most productive agri- the County's economy. Using these documents to I-25 Mixed Use annual growth rate. respectively. cultural counties in Every dollar that the farmer make consistent lend -use Development Area Map, and The net effect of Gallagher is Yehiexier The transportation TABLE 3. NUMBER OF Colorado, and accounts for spends to increase agricul- decisions reinforce the use - as having high propor- in the retie,. County is pro- Among all 63 counties in ACRES IN MUNICIPALI- EXISTING LAND USE 18%of the states' three mil- rural production creates fulness as an information b the proposed amendment Lions of residential assessed vided by Interstate I-25 and Colorado, Weld County TIES IN WELD COUNTY lion acres of irrigated farm- additional dollars spent on and decision making tool on will not place a burden upon value as a percent of Inch Highway 85 for north and ranks ninth in total popula- TABLE 4. WELD COUNTY Deleted Figure 4 and Figure land. The soil, topography, activities related to produc- land -use decisions made by existing or planned service total property tax base will south transit, Highway 14 tips and population density. POPULATION BY MUNICI- 5. and irrigation system support icon. For example, acttvittes private parties as well as capabilities including, but not have large assessed value and Highway 52 for east and The County is classified as PALITIES this extensive agricultural such as Isestock processing public officials. limited to all utilities, infra. declines if the average west transit, Interstate 76 for en urban county by the The way land is presently industry. Weld County's will require purchases of structure and transportation increase in actual residential more easterly travel, and the Demographic Section of the THE WELD COUNTY used is one of the most significant amount of irrigat- feeder cattle, breeding stock, Weld County Agriculture systems; values does not keep pace several Colorado highways Colorado Division of Local ECONOMY important considerations in ed and non-inigeled farm- feed, water, machinery, fuel, with the decline in the resi- which traverse the region as Government. land -use planning. Most land produces a wide variety labor, transportation, govern- Weld County Prime c. the proposed number of dential assessment ratio. well as 3,274.5 miles of pub- Th.. "'e,' C ^:y } existing development contim of crops. meet services, and capital Farmland Definition new residents will be ado- For example, as the licly maintained County The significance of the irk 1 . ,+ ues into the future and has a (banks and savings and quateN served by the social statewide residential assess- roads. County's population growth u ', u ` strong influence on the pat- Crops produced in Weld loans). The availability of a consis- and cultural amenities of the men' ratio declined from is its magnitude and disirgbu- 1 de tern of development and County are onions, sugar tent supply of clean water community. 14.34% to 12.86% in 1992, 5 clan. Between 1980 and ' ' is ' ' } y, land use in the County. The beets, pinto beans, potatoes, Food processing and related must exist in order to have school district or county had Figure 1. Locationel Map 1990 the Stale of Colorado M '-}r ., existing land -use pattern corn, alfalfa, wheat, carrots products contribute signili- prime farmland. Prime and Tax Limitations and to experience as average grew at a rate of 14%. For J ' has been created through barley and sorghum, in addi- curtly to Inc manufacturing prime if irrigated lands fall Planning Considerations 11.5% increase in actual Weld County is located in this same period of time w - S' ': the process of early settle- lion to other speciality crops. economy of Weld County. into upper capability classes residential values (all else the northeastern portion of Weld County grew by 6.8% I, 0 " " meet and economic develop- Many of the feed crops are There are additional impacts as defined by the Soil The County mill levy has remaining equal) Id order for the state, in the Great Plains During this lime all but two Wt., '_ - — p Inept. From the beginning of utilized locally iw by the to other Conservation Service and been lowered consistently total assessed value, and area, approximately 40 miles municipalities within Weld eases settlement in Weld County, large livestock industry. For areas of the economy such Colorado State University since the adopt th on of e therefore revenue, to remain east of the Continental County increased in popula- ' " economic r activities have example, most of the corn as retail and wholesale trade Cooperative Extension charter. The mill levy was unchanged. Divide. The County has ale- Lion. Most of the present ' ,i ' ' '9 centeredon agriculture. grown in the area, both and Iransponation services. Service and should be pro 25.82 in 1975. The mill levy 'rations ranging from 4,400 growth in Weld County is ' -' l 0 -hc Trade centers were ,stab- silage and grain, is used for tatted equally if irrigation in 1994 is 22.457. The The background information feet above sea level at the occurring in the historically a ' se " I lished to provide goods and feed at commercial feedlots, Croplands in the agricultural water is available and they ` 9 h growth of the County's prop- presented on the Home Rule egress of the Pawnee Creek populated areas of the - r ' services to those engaged in farm feedlots, and dairies. district also provide natural are located within a reason - arty taxation has been anal- Charter and its tax levy limo to highs of approximately County. From 1980 to 1990 Me-tlabe,, c'ekw-"WF srelarw farming activities. Significant numbers of open -space areas. A prtnci- able distance of water deliv- lively limited by Section lotion and the state TABOR 6,200 feet above sea level in Weld County grew from the w-i' - ' " I' e , .4 Transportation routes and sheep, swine and turkeys pal benefit derived from ery structures. 14-7 of the Home Rule and Gallagher Amendments the northwestern portion of 10th to the 9th most popula)- 4 , 'a - , - •'I, facilities were developed to also use the feed crops from open space is relief from Charter. helps to explain the critically Weld. Weld County eenueiaa ed county in the state. "^' ' ' ' ' I' move goods and people, the area. A summer fallow- ore intense urban uses Weld County Non -Prime important relationship has a number of valuable lvtr,0-tleNskea-was-iaew9 and to facilitate economic ing rotation program is prat- conducted in a municipality. Farmland Definition The two state constitutional between the charter, state streams and rivers including; Population growth in Weld wit! " p' " - development. tined on the non- irrigated Open- space buffers help limits, i.e. TABOR and tax limitations, the compre• the South Platte, the Cache County is projected to aver farmland. Summer fallowing maintain a sense of rural Non -prime farmland is low Gallagher, work together in hensive plan. and growth in La Poodle River, St. Vrain age a compounded growth While the Weld County Increases in urban type uses is necessary to store enough identify and drversily. These capability land that is not the following fashion to limit Weld County. Creek, Crow Creek, rate of 1.9 percent a year economy has passed will bring about decreases in moisture for sustained high buffers also allow communi- considered important land local government's ability to Thompson Roer, and Kowa through 2010. This growth through major changes the land area dedicated for yields. rtes to maintain separate for food production. It may raise sufficient revenue to The County's ability to pro- Greek. The larger reservoirs rate is slightly higher than which have set the iuunda- farmland. The percentage of identities, while preserving be composed of poorer soils pay for the higher costs of vide services under the in Weld include: Empire, the annual compounded Con for our future econo- urban typeJwW use is not as Water is delivered to farm- productive farmland. prone to erosion or may government due to inflation existing budget limitations is Riverside, Millon, New growth rate of 1.65 percent my, no change has been significant as the pattern of land through some of the have topographical 'Mute - and influx of new residents significantly decreased by Windsor, Lower Latham, and projected for the State. more prominent than the use. A dispersed pattern of largest and most complex Asa secondary benefit, lions such as slopes or gul- into the County. the combined effects of infle- Black Hollow reservoirs. transition in the economic urban type land uses make reservoir and irrigation ditch farmland preservation helps lies. n, growth, and budget Located in the interior of the A review of the historical and base away from agricul- large scale agricultural open- systems in the world. The to maintain natural systems Prior to 1962, the share of reductions at the federal and North American Continent, future projections of the pop- lure and natural resource atgons difficult. primary system is the and natural processes. residential property state levels. The only safely Weld County experiences ulation growth in Weld extraction toward an eco- Colorado Do Thompson pro- These include the preserve- Weld County Agricultural assessed value as a pen valve available to counties wide temperature changes County reveals a steady mambo base relying mare Throughout the history of ject which makes water Lion of wetlands, small Goals and Policies have cenrage of total statewide under TABOR is to end sub- from season to season and increase in the total popula- on anufacturing and ser- Weld County, population and available from Colorado's watersheds, aquifer been developed to support assessed value had been Oldies to mandated pro- rapid weather changes due Lion every decade from 1900 vices than agricultural, economic growth required Western Slope. In addition, recharge areas, flood plains, and preserve the agricultural steadily creeping upward. grams, such as Social to storms traveling from west to 2010, except 1930 to Selected Economic the development of prevg- shallow and deep wells and special wildlife habitat& industry and farming action The Gallagher Amendment Services to provide some to east throughout the 1940. The population densi- Indicators ously undeveloped land. made possible by the axis- While farming has the paten ties. These goals and polo provision in the 1982 property tax relief from social region. The annual average ly per square mile increased Future growth will require lance of deep broad aquifers tial to damage sensitive nat. cues also address the Amendment was to stabi- programs growing at a rate mean temperature in Geakal nom 4 people in 1900 to 32 Population, employment, continued urban land area are productive sources of urel areas and processes, County's responsibility to line the share of residential greater than inflation. Weld is 48.4 degrees people in 1990 and is pro- unemployment, personal expansion within municipal irrigation water. The devel- farming can and should be a manage, accommodate, and assessed value in the total Fahrenheit. The average jetted by Colorado Division income. and earning by urban growth boundary opment of these resources completely compatible useensure that adequate public statewide property tax base The current economic, leg- rainfall amount to 11.96 of Local Government to industry can beused to areas as well as small and features has made agri- Most farming operations are services are available for t approximately 45%. By islalive, and growth condi- inches and the average increase to over 42 people show where our economy amounts of rural area devil- culture an important industry sensitive to these natural residential, commercial, and stabilizing the share of rest. lions are not conducive to a ual snow fall is 32.3 inch. per square mile by 2010. has come from, where it is, opment. Much of this in Weld County since the systems and processes and industrial growth which is denliel assessed value at meeting all the needs and es The average growing and where it could be head- expansion will, as it has in founding of the Greeley may even enhance them. expected to occur. 45% the share of property demands being placed upon season in Weld County is Figure 2. Population ed. the past, require the toner- Union Colony in 1870. tax revenue collected iron local government when the 142 days. Distribution soon of land categorized as Concerns of Farming as an Aaricultural Goals and re sidential property owners combined rate of inflation As the population increases farmland to urban uses. The UNDERSTANDING THE Industry Policies' s also stabilized. and growth are greater than COUNTY POPULATION The Weld County median the number of available intent of efficient land use AGRICULTURAL INDUS - the Home Rule Charter's 5% household income workers also expands. planning in Weld County is TRY AND ITS BENEFITS Most of the County's first fro- A. Goal 1. In essence, since 1983 tax limitation or limits Trio -g' °` • F."'- dec eased from $26.236 in Between 1986 through 1993 to, when possible, minimize zens were engaged in farm- Preserve prime farmland about 45% of property tax aid" ed by TABOR. As long I ', 2' 1980 to $25,642 in 1990. Weld County has seen a the impact of development The agricultural industry in 'mg activities. During this for agricultural purposes revenue each year has been ors ,40ld County is response- ' ' r- " I Y (The Census defines a fami- noticeable increase in on agricultural lands. Weld County is a complete time it was necessary for which fester the economic collected from residential ble for the delivery of human N " ' n ly as two or more related selected employment cafe- farm and food system. This farming operations and the health and continuance of property owners in Colorado services, including law I - ' '- " `P "' people living together by gorges: FUTURE LAND USE system begins with growing community to be in close agriculture. However, by fixing the rest- enforcement and the mainte- My-geexceee-elikPIX,tieeam- blood, marriage or adoption. -Mining and raising farm produce proximity. Because of these dental share of property tax n nce of the extensive road tug-yewee- Because the A household can consist of a -Manufacturing Through the comprehensive and ends as a product ready settlement patterns of the A.Policy 1. renue collections at 45%, and bridge program, the cost growth rate has been single individual. Families -Trade planning process, all types for purchase by consumers County's first citizens, and Agricultural zoning will be the tax burden has been of county government will approximately 25 percent have more earners, on aver- -Fire of costs associated with after it has been processed because these areas have established and maintained shifted to all nonresidential continue to increase. per decade, which is more age, than households). The -Services development (Including eco- and transported to the mar- proven attractive as sites for to protect and promote the properly owners in the statethan triple the national aver- median family income for -Government nomic and environmental) kit place. expanding communities, County's agricultural indus- In 1991, the tax bell for rase- Because of the above eco- age, it will be difficult to sus- 1990 increased for the state can be reviewed. An urban- some of the most highly pro- try. Agricultural zoning is dentlal property owners in nornic and legislative factors, rain this type of growth indei- by (1.7%) to $35,930 how- t4 io- a s .w zateon pattern created with- The following woes have a duct. agricultural land bor- intended to preserve prin.Colorado was more than county representatives initely. Approximately 85 ever, for Weld County it WC _, "-' out knowledge of future ser- role in the County's farm and Oars urban population can- agricultural land and to pro - $223 million lowerthan it should make consistent percent of the population is decreased by (1%) to a' '` -0 014 -es rounding land uses is likely food system: tens. As municipalities con- vide areas for agricultural would have been had the decisions minimizing the located in an 800 square $30,000. Lower educational d^ H ' ''^ 'ac to lack some essential ingre- firma to grow, their expan- activities and uses depen- original Gallagher provisions cost of providing public ser- mile area in the southwest- attainment levels coupled La.'ysew1°"' --eskMa9 diems of long term deserabell- 1. There are approximately ion encroaches on farm dent upon agriculture without s (which assessed residential vices directing new growth to em pan of the County. The with a surplus of lower ' / I ty. Without preparation for 3,100 operators of livestock, operations. According to the interference of Inoornpat- properly al a 21% rate) td' ' e s where county services 1990 population density for skilled, younger workers , '' o future land use patterns, it is poultry, vegetable, fruit, (1994) statistics provided by ible residential, commercial. remained unchanged since �wv exist or can be developed this area is approximately may explain the disparity taweq'm swewhameew- difficult to anticipate loco- nursery, and grain farms the state demographer. the and industrial land uses. 1983. From 1087 through efficiently. The County still 149 people per square mile. between the stale and Weld °-n -- riarke, 'a --I lions for schools, parks, and located in the County. population in Weld County is 1991, the cumulative reduc- intends to help support and County 1990 family income " " traffic circulation systems expected to grow 15.7 per- The availability of a consis- Igon was almost $750 million. promote a diversified and In 1990, 131.821 people figures. i. ' ' ' ° " In 1987, that will not require addition- 2. Those who offer farm cent from 1990102000 end)- tent supply of clean water stable economy. Given the lived in Weld County which the Weld County unemptoy- al improvements each time related products and ser- eating that the competition must exist in order to have Growth simply will not keep facts about the County's limb- represented 4% of the total Just as the median house- meet rate was more than someone 'I' ..-awF-Mrd vices. Examples of these for land will continue. prime farmland. Primefarm- pacewith a government's )anode to generate revenue slate population in 1990. hold size for the State of 10%, and since this time decides to develop. The local industries are fertilizer land is land that has the best inflation adjusted spending for providing facilities and The median age of Weld Colorado has declined over there has been a steady costs of such additional limit that ,s also part of services to new develop- County residents in 1990 the past two decades. decrease in unemployment improvements and the limila- Amendment 1. The ability of ment, growth cannot pay for was 30.5 years compared rates. In 1993 the Weld lions of existing improve - governments to adjust the itself 10 the extent i1 does in with the state median age of The median household size County labor force was corn- masts lessen the develop - property property tax rate (the mill other counties, especially 32.5 years. The sex distrgb- in Weld County decreased posed of 70,570 workers of ant opportunities for adja' residential growth. uiion ration was similar for from 3.0 to 2.8 between these 5.6% w unem- cent landowners. ie livy) to generate the rev- both Weld County and the 1970 and 1980. In 1980 the played. However, in 1994 +enue ' "'e •^"'y ceded to pay for the LOCATION slate for this time frame Weld County median house- the number of workers kw '-' -,. The ',r services higher cost of government (Table 1). The overall drs- hold size of 2.7 followed jumped l0 77,380 workers Comprehensive Plan pro- s eliminated with Weld County contains pension of Weld County's state trends. The Weld while the unemployment rate motes controlled or orderly -" the passage of 1992'5 approximately 4,004 square population resembles the County 1990 overall median fell l0 5.0% (Source: urban expansion in relation Amendment 1. and is the third largest state population with the household size of 2.8 grew Colorado Department of r0 the existing and future county in the State of exception of Weld County slightly, however the Labor and Employment, and use patterns and estab' In order to comply with the Colorado. Weld County is having proportionally a owner -household size 1994). lashes minimum guidelines Gallagher Amendment prove- bounded on the west by younger workforce. decreased to a median for urban type growth within sions of the 1982 Latimer and Boulder household size of 2.5 per- In 1990 the labor force in the County. Amendment 1, each Counties. on the east by Table 1. POPULATION sons. Weld County was divided reasemen) year the legis- Morgan and Logan CHARACTERISTICS between different industries Urban sprawl develops when Iaturs e must establish an Counties, on the south by Historically, Weld County as follows'. (Figures 3 and 4) an orderly pattern for growth asses ant rate for resided- Adams County and on the X99 -nee- has been considered an and development cannot be rim mooed,' that will be used north by Wyoming and '"1 ^' -'y agricultural county; kaw'evew -Manufacturing achieved. Higher costs are Thursday, August 24, 1995 WINDSOR BEACON LEGALS LEGALS combination of physical and the developer will be fire and pollee protection chemical characteristics for required to pay for the costs must be provided and producing food, teed, forage, of the public faciity and ser- developed In a timely, fiber, and oilseed crops, and vice improvements and orderly, and efficient 'pen- is available for these maintenance. The method- ner to support the transi- crs (the land could be ology for compensation tion of agricultural lend to cropland, pastureland, should be determined during urban development. The rangeland, forest land, or the land use application expansion at public Ianiff other land, but not urban w process. The level- ties and services into pre- built —up land or water). It ope sshall submit all 01 the dominantly rural agrieul- has the soil quality, growing following: tural areas, when the season, and moisture supply expansion conflicts with needed to economically pro- A.Policy 3.1.1 other existing goals and duce sustained high yields of Information which accurately policies, will be discour- rops when treated and identifies all users of the aged. In evaluating a managed, including water infrastructure improvements land —use application, weld management, according to end maintenance; County representatives acceptable farming methods. and the applicant will can - In general, prime farmlands A.Policy 3.1.2 seder the public facilities have an adequate and A proposal which equitably and services goals and dependable water supply distributes the costs of infra- policies. from precipitation or irriga- structure improvements and lion, a favorable temperature maintenance by user share; A. Policy 6. and growing season, accept- Weld County will encourage able acidity or alkalinity. 0Policy3.1.3 developers and utility acceptable salt and sodium A proposal that identifies the providers to deliver urban content, and few or no rocks. appropriate time that infra- services prior to develop - Prime farmlands are perme- structure improvements and stil able to water and air. Prime maintenance charges should farmlands are not excessive- be applied; and A.Goal T. ly erodible or saturated with Protect agricultural lend water for a long period of &Policy 3.2 from encroachment by time, and they either do not A municipality's adopted those urban uses which flood frequently or are pro- comprehensive plan goals hinder the operational et8- tected from flooding. (U.S. and policies will be consid- ciency and productivity o1 Department of Agricultural, ered when en agricultural the agricultural uses. Soil Conservation Services business is proposed to be [Special Series 17]. January located within an urban A.Policy]. 1980: additional supple- growth boundary area. Weld County recognizes the mans). "right to farm". In order to A.Goal 4. validate this recognition A.Policy 1.1 Provide a mechanism for Weld County has estab- The County should consider the division of land which llshed an example covenant various methods of agrlcul- Is agriculturally zoned. which should be incorporat- rural land preservation tech- The intent of this goal ed on all pertinent land use niques. should bete maintain end plats. (A copy of this enhance the highest level covenant is located in the A.Goal 2 0l agricultural productivity Appendix). Allow commercial end In Weld County. Industrial uses which are A.Goal B. directly related to or A. Policy 4. Water currently associated dependent upon agrlcul- Applications for the division with a farm or rural unit of ture to locate within of land which is zoned agri- land should be retained for Agricultural zoning when cultural shall be reviewed in agricultural uses. the impact to surrounding accordance with all potential properties is minimal, and impacts of the division on A.Policy e. where adequate services the agricultural community. Pegeies Regulations which and infrastructure are The criterion shall include discourage the out of basin available. but not be limited to: transfer of water will be incorporated into Weld A.Policy 2. A.Policy 4.1 County Ordinances. Agricultural businesses and Soil Classifications; industries will be encour- AGees9r aged to locate in areas that &Polity 4.1.2 G " rmimize the removal of Agricultural productiveness laM-ie-`sewer ielreew- prime agricultural land from of the site; 014.46•4r-affel-krvlfrataiW production. Agricultural ' ' business and industries are A. Policy 4.1.3 " ' ✓_. ' W defined as those which are Availability of existing infra- "'• .j 4 related to ranching, livestock structure and utilities; production, farming, and agricultural uses. A. Policy 4.1.4 Ler� es4-aI nise-ew The level of development 'A.Goal 3. associated with the site; Dwetepwlew4Neree{ Discourage residential, ' I commercial, and industrial A.Policy 4.1.5 development which is not Utilization of existing hous located adjacent to exist- ing sleek istreeff-kow-ileervis644wlarg ing incorporated municl- palhles. A.Policy4.1.6 be-eNeetede Feasibility for continued farm A.Policy 3. production on the site; A,peeoY& Conversion of agricultural A land to residential, commer- A.Policy 4.1.1 ciat, and industrial develop- The fiscal impacts on Weld met want will be discouraged County; and hen the subject site is •' •' • ' ' A located outside of a municl- A.Policy 4.18 eLeyAlseeeedeLiea— party's comprehensive plan Utilize techniques such as • urban growth boundary easements, clusters, build- A.Goa1449. • or I-25 Mixed Use ing envelopes and setbacks The minimum lot size of Development area and to minimize the impacts on parcels in the Agricultural urban development nodes. surrounding agricultural land zone district should This policy is intended to when conversion to another remain at 80 acres to promote conversion of agri- use occurs. encourage parcels large cultural land in an orderly enough to retain viable mannerwhich is in harmony A.Goal 5. farming operations or to withthe phased growth The extraction of mineral accommodate modern plans of a municipality and and all and gas resources agricultural equipment and the County. It is further should preserve or mini- irrigation practices. Lots intended to minimize the mice the impact on prime at lesser size are not gen- ompatibilities that occur agricultural land. orally practical to farm due between uses in the agrlcul- to large scale management rural district and districts that &Policy 5 practices existing today. allow urban —type uses. In Weld County encourages oil addition, this policy is and gas drilling activities to expected to contribute to be coordinated with season- URBAN DEVELOPMENT minimizing the costs to Weld al production schedules; and County taxpayers by of pro- Population and economic viding additional public ser- A.Policy5.1 growth will create ademand viceson rural areas for uses When feasible, existing ser- for conversion of land to that requirservices one n roads should be utilized urban nu The urban urban level. s to provide access for oil and development goals and poli- gas activities. are designed to plan for A.Policy 3.1 thicies anticipated growth by If it is determined that a pub- A.Goal 6. directing urban uses to lie facility, s improve- Public facilities ands where urban s exist ments o maintenance a vices such a easily be pro- requiredbya development, water, roads, schools, and vuided,ii.e., to existing munlci LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS parities and the I-25 Mixed municipalities: changing conditionsII,. ^ u - 4 evaluation. For example, the posed district or develop - Use Development area. The T` ' Lxg " f' ' -• planned unit development ment. Internal road circula- County recognizes that it is 1. Growth should pay for UGB.GOal 2 As ' ' \' , y t goals and policies would Lion, off-street parking, appropriate for its municipals- itself in terms of initial costs, Concentrate urban devel- v t ^ bs'•A • " al also apply when reviewing a accelera,ion lanes, decelera- tles to plan for growth at and in the long range, opment in or adjacent to \ '•) - planned unit development lion lanes, common access their current boundaries and through good design and existing municipalities or I vereblrsiewer i-Nw-pre- application adjacent to an collection points, signalize - in the surrounding areas. To functional efficiency. the l-25Mixed Use pseedwe& unincorporated community.lion, and other traffic accomplish this the County Development area and improvements should be and the municipalities should 2. Annexation patterns maintain urban growth UGB.Policy 3.4 UC.Goal 2 required wherever cooperate in joint planning should directly correlate with boundary areas that pro- Public services are provided Maintain the rural sharer. sary to mitigate traffic efforts to achieve a consis- municipal service areas. vide an official designation to the proposed site with ter of these settlements. impacts caused by the tent v The urban between future urban and m efficiency and development. °rs- , development section 3. Infill of communities is a non -urban uses, economy. The applicant UC.Goal 3 addresses the preservation far more efficient use of land must sobmit financial data Accommodate new devel- of agricultural land by than urban sprawl. UGB.Policy 2 and analysis on direct and opment primarily through encouraging efficient duel- Land use development pro- indirect public service Infill of existing vacant n opment and discouraging When growth at them poserswithin a urban impacts, including those o planed lots. !- " •' ^' urban sprawl. These goals pality/county level is not growth boundary area will be roads, schools and public ea9-Pekeiee- and policies reflect a basic coordinated, some of the determined according to the safety. Data on public costs UC.GOal4 commitment to conserving problems that c occur procedure set forth in ` and potential Maintain urban growth I. Policy44 natural and naged include roads that do nottieintergovernmental agree- demonstrate thatthe pro- boundary areas that pro- Encourage development that resources while directing Into each other, inconsistent ment between the County posed u tally vide an official definition sensitive to natural pat - growth and enhancing a engineering standards, the and the municipality. In the neutral or beneficial tto the between future urban and terns and suitabilities of the nom. development through provision of municipal ser- absence of an intergovern- County; and agricultural land uses. land; and eft 0enl use of infrastructure. vices by a lodge-podge of mental agreement, land use special districts, and the proposals in urban growth UGB.Policy 3.5 Urban Growth Boundaries most obvious problem of boundary areas shall be If public facility or service incompatible adjacent land encouraged msg.. if they msg.. improvements are required Efficient and orderly land Besides addressing kl'' ' ' •t'a ' p ' by a development, and will development and the preser- these problems, the urban Af It. of be p o 'dad by the adja- vation of agricultural land growth boundary agreement r p' ' e- b, 'Po e t patty the devel- require that urban type can be used to preserve 1 -' - \' , oper will pay these costs inl- development take place in or open space corridors 404y adhere to the Intent Bally. A method of re adjacent to existing m cewd between lm nicipall- of the Weld County bursement for these costs palities. Development is ties or to protect important Comprehensive Plan and will be determined in the encouraged within municipal wildlife habitat, natural and the referral responses land use application review boundaries where public ser- scenic areas. received. process. The method of vices such as water, sewer reimbursement will .depend and fire protection are sail- When a municipality and the UGB.Policy 2.1 upon the following inform- able. County enter into an urban Individuals making initial Lion, which the developer growth boundary agreement, contact with the County must supply; Development adjacent to the County agrees to abide regarding land use develop- a Identification of all current municipalities is appropriate by the municipality's vision if municipal services can be for future development in the extended to serve the area, area. Likewise, the munici- and if the tea. municipality pality agrees to limit its wants to expand in that Iota- expansion to the defined lion and manner. Orderly areas where it plans to pro - development in the area sur- vide municipal services. It is rounding a municipality understood that urban eq od- aeon growth is an ongoing between the County and the process and urban growth municipality. This coordina- boundary agreements will be lion is achieved by three subject to revision as need - methods: the three mile ed. referral, ernmental urban growth ow h boundary In the absence of en urban agreements, and the stain growth boundary agreement, dard 1/2 mile urban growth the County recognizes a boundary. standard urban growth boundary. This is a one—half Weld County in eaajueetisa mile perimeter from the accordance with state existing public sanitary statutes refers land use pro- sewer facilities. The deflni- posals for review and com- lion of facilities is limited to ment to any jurisdiction with- public sewer lines in place at in three miles of the site of the time of adoption of this the proposed change. The Ordinance. The perimeter municipality is given an will be modified if it is appar- opponunity to comment, and ant that physical boundaries the comments are consid- prevent the extension of UGB.Policy 3 ered by the Planning s serv ice. . Inside the The County may consider Commission and Inc County sewer service approving a land use devel- Commissioners when they boundary, urban type uses opment within an urban vote on the proposed land and s are planned growth bo dory a ea - the use change. Regardless of and annexation is encour absence of an intergovern- any other agreements aged. mental agreement, if all of between a municipality and the following criteria are met: the County for growth and Urban Growth Boundaries service s, the County Goals and Policies UGB.Policy 3.1 willcontinue-le-make the The adjacent municipality three mile referrals. UGB.Goal 1 does not consent to annex Weld County will encour- the propeM or annexation is The intergovernmental urban age end assist each not legally possible; growth boundary agreement municipality in establish - is by far the best tool for ing an Intergovernmental UGB.Policy 3.2 coordinating development at urban growth boundary The proposed use, including the municipality/county inter- agreement. public facility and service face. In the spring of 1994, impacts, is compatible with County Commissioners UGB.Policy 1 the began contacting each Weld County recognizes that County's Comprehensive municipality and challenged municipalities can and Plan and with other urban them to establish their own should plan their own futures type uses: taller -made growth areas. in terms of the nature and Believing each community rate of growth; UGB.Policy 3.3 can and should direct its The proposed use is ewr e - own growth. the UGB.Policy 1.1 tent compatible with the Commissioners imparted Revise intergovernmental adjacent municipality's com- three criteria to guide the agreements as required by prehensive plan; and future users of the pub- lic facilities or services; b. A proposal to equitably share these costs among and users: time schedule for appor- tionment of the charges among users and reimburse- ment to the developer. INDUSTRIAL DEVELOP- I.Policy 4.5 MENT Visual and er landscapingo shouldund be Industrial development is required to screen open stop typically oriented toward age areas from residential transportation facilities and uses or public roads. is located where traffic, noise, and visual pollution I.Goal 5 conflicts with residential, Achieve a well balanced, commercial, and agricultural diversified industrial base uses minimal. It is the in order to provide a stable County`s intent to accommo. tax base and to provide a date industrial development variety of job opportunities proposals in accordance for Weld County citizens. with the urban growth boundary and I-25 mixed- I.Policy use development and urban An application for industrial development nodes goals development within a munic. and policies defined in the ipality's urban growth bound - Mixed Use Development my area should be reviewed area action of this plan. in accordance with the urban Land zoned for industrial use growth boundary and Indus - is found in almost every trial goals and policies. municipality in the County. This dispersed pattern I.Policy 5.1 allows for local lob oppartu- A good working relationship ninesbetween the public and pri- UNINCORPORATED COM- vale sectors is essential. MUNITIES Industrial Goals 500 The County should continue Policies its support of organizations Weld County's rural areas which foster this relationship, contain a number of small [.Goat 1 and unincorporated residential Encourage the expansion communities that are sur- end diversification o1 the I.Geal6 rounded by agricultural die- industrial economic base. All new industrial develop. Picts and agricultural uses. ment should pay its own These communities provide (.Goal 2 way. housing for those employed Accommodate new Indus - in agricultural and other trial development within I. Policy6 industries. The communities planned industrial areas. An application for industrial also serve as small commer- development within or cial centers for surrounding I.Goel3 adjoining an unincorporated farm areas. Ensure that adequate and community should be cost effective services and reviewed in accordance with With few exceptions, these facilities are available. the unincorporated commu- settlemenis have had Into or coo and industrial goals and o growth since their incep- LGoal 4 policies; lion. Substantial population Promote Industrial devel- growth is not anticipated in opment that is approprl- I. Policy 6.1 these communities due to etely located in relation to An application for industrial the lack of community water surrounding land uses, development within an area and/or sewer facilities and and that meets necessary designated for agricultural because of their remote environmental standards. use and located outside of locations. These settle- an area as en Urban Growth ants will probably continue I.Policy 4 Boundary area should be to function as small rural Proposed Industrial develop- reviewed in accordance with enters serving the needs of ment or expansion of exist- the agricultural and industrial the surrounding rural popula- ing industrial uses should goals and policies; lion. meet federal, state, and local environmental standards. In k8614y-6,8 Unincorporated addition, the criteria foreval - Community Goals and uation will include. but not be k '' N a0'. pl' ^ _ A pro. POlieies limited to, the effect the v.t_ -4 ant should be informed of industry would have on: ^a C ^y h " the policy of directing growth UC.Goal 1 to, or adjacent to, municipali- Assure proper location I Policy ties and the I-25 MUD; and and operation of eompati- The natural environment " ble land uses by maintain- including air, water quality, P '^`', (v'"^) •^' any UGB.Policy 2.2 ing land -use regulations natural drainage ways, soil Mir-releliwwpif6 Until intergovernmental within unincorporated properties and other physical agreements are in place, communities. characteristics of the land: I.Policy GA2 urban growth boundaries will Provide mechanisms where - be defined as a one half mile UC. Policy 1 I.Pollcy 4.2 by new development pays perimeter around the exist- Expansion of existing unin- The compatibility with sur- for the additional costs asso- ing public sanitary sewer corporated communities will rounding land- use in terms elated with those services facilities. be based on the following of. general use, building demanded by new growth. criteria: height, scale, density, traffic, These services may include UGB.Goa13 dust. and noise: but are not limited to law The County and municipal- OC.Policy 1.1 enforcement and fire protec- ities should coordinate Urban growth boundary I.Policy 4.3 lion, school site acquisition, land u e planning at in goals and policies should The access between public increased road m inte- urban growth boundary apply in reviewing land -use roads and the proposed nance.road construction o , including develop- applications which are adja- industrial development or expansion, emergency serf ant policies and sten- cent to or propose to expand district. The land -use appl- vices, the extension of utili- dards. zoning, street and existing unincorporated com- cant will demonstrate to the ties, and the increased highway construction, unities; and satisfaction of the Board of demand or needfor open open space, public Infra- County Commissioners, that space and other services structure and other mat- UC. Policy 1.2 the street or highway facili- provided by local govern tens affecting orderly Additionally, any goals and ties providing access to the mans. development. policies adopted fora panic- property are adequate in ular type of development will size and quality to meet the also be used for review and requirements of the pro- WINDSOR BEACON Thursday, August 24, 1995 LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS COMMERCIAL DEVELOP- off-street parking, accelera. MENT Lion and deceleration lanes, common acces collection The urban growth bound- points, slgnalization, and acres and the I-25 Mixed traffic improvements should Use Development areas are be required wherever neces- ihe areas intended to sary to mitigate traffic accommodate commercial impacts caused by the development. Commercial development. development will occur in the urban growth boundary as a C.Goal 4 result of municipal growth Recognize the impact of and the utilities, public tacit- new development on the ties, and services planned in natural environment and the future. The I-25 Mixed develop measures to miff - Use Development area has gate these. also been the focus of capi- tal improvements and set- C.Policy 0 vices, primarily through the Require environmentally creation of special districts. sensitive designs for devel- opment that preserves desir- Commercial Goals and able natural features, create Policies favorable space for wildlife, and minimize pollution; C.Goal 1 Encourage the expansion and diversification of the commercial economic base. C.Policy 4.1 Promote efficient utilization of water resources; ments should be provided to Clean Water and Clean Air intended as an alternative encourage lower -cost renter Acts. means for development by and owner occupied hous- allowing a departure from Mg; R. Policy 5 the standard land -use regu- New residential development lotions. When development R.Policy 1.1 should demonstrate cornea,- is planned as a unified and Affordable housing develop- ibility with existing surround- integrated whole it is not ants should be located ing land -use in terms of: intended to be used to cit- within a reasonable walking general use, building height, cumvent or distort the goals, distance to shopping, scale, density, traffic, dust, policies, or requirements of schools, and parks, or have and noise, the Weld access to public transporta- County Comprehensive lion; R.Policy 6 Plan, Zoning and Conservation of natural site Subdivision Ordinances, R.Policy 1.2 features, such as topogra- The objective of the Planned Affordable housing develop- phy, vegetation, and water Unit Development is to ants for senior citizens curses should be consid- encourage flexibility and should locate within a re - ;red in the project design, variety in development. .able distance of commu- Planned Unit Developments nity centers, parks. and 4.Gea14 can benefit Weld County cit- shopping areas, or where All new residential devel- ice s by promoting more transportation services can aptness watt should pay its efficient use of land, greater be provided to enable own way. provision of open -space. access to these activity and improved aesthetics. areas, and PLANNED UNIT DEVELOP- MENT Planned Unit DavelOpMnf R.Policy 1.3 Goals and Pollctee Affordable housing develop- The Planned Unit Wants should not be located Development (PUD) is PUD.Gael1 C.Goal 5 in undesirable places such C.Goal 2 Ensure maintenance of a as near railroad lines, indus- Ensure the compatibility of quality commercial envl- trial uses, or other potential commercial land uses with ronment which is tree of nuisance areas unless adjacent land uses. unsightly materials includ- design factors are included ing inoperable vehicles, to buffer the development C.Goat 3 unsereened outdoor :tor- from incompatible uses. New development should age of items, refuse and either be located in areas liner. 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 music. ipality's urban growth bound. al, area should be reviewed in accordance with the urban growth boundary and com- mercial goals and policies, C.Policy 5 Cornmercial developments should be designed in manner which minimizes pedestrian/vehicle conflicts, negative visual impacts, and creates an awareness of the natural environment. C.Goal 6 Encourage the 'trill of existing commercial devel- opments and provide an environment which sup- ports growth for existing business. C.Goal T All new commercial devel- opment with should pay its own way. C.Policy 2.2 New commercial develop- RESIDENTIAL DEVELOP - Went should demonstrate MENT compatibility with existing surrounding land use n The urban growth bound - terms of: general use, build aries and the I-25 Mixed ing height, scale, density, Use Development area are traffic, dust, and noise; and intended to accommodate residential development. C.Policy 2.3 The Zoning Ordinance iden- Neighborhood commercial blies low, medium, and high uses will be allowed in resr density residential uses. tlential areas. These coin- These three designations ofcial uses will consist only recognize differences among neighborhood oriented residential environments. business. Commercial uses The intent is to establish res- that service a greater area idential areas which reflect than the neighborhood and particular life style choices, create undesirable impacts, including dwelling unit type, such as increased vehicular density, environmental set- R.Policy 2.1 traffic, anot considered ling, and convenience levels. Applications for residential appropriate in residential development should be neighborhoods. Supporting utilities and pub- reviewed in accordance with to services and related facili- all applicable Weld County C.Goal 3 ties are essential to any resi- Comprehensive Plan Is. 4 Ensure that adequate pub- tlential development. UeworNwieM policies and lit services and facilities Recognition of this has led goals. are available to serve the the public sector to require commercial development that residential development R.Goa13 or district. be accompanied by provi- Promote efficient end its for adequate facilitiescost-effective delivery of C.Policy 3 and services. The fiscal public facilities and set - The land -use application will constraints upon Weld vices to residential devel- demonstrate, to the salisfac- County government will not opment or districts. lion of the Board of County permit indiscriminate devel- Commissioners, that the opment with no regard for R.Policy 3 street or highway facilities how such services and facili- Weld County should armour - providing access to the prop- ties will be provided. age a compact form of urban arty are adequate in width, development by directing classification, and structural Residential Goals and residential growth to urban capacity to meet the require- Policies growth boundary areas and ants of the proposed tl s- to those areas where urban Oct or development. Access R.Goal 1 servicesralready avail - between public roads and Promote the development able before committing alter - the proposed commercial of affordable, quality hails- nate areas to residential use. development or district ing for all Weld County R.Policy 4 should be granted only after residents. All residential development consideration is given to the proposals should be land uses and traffic pat- R. Policy t reviewed in accordance with terns, in the area of develop- Opportunities for all state and federal sten- ent and the specific site. multiple -family and m. dards including but not limit - Internal road circulation, factored borne develop ed to the requirements of the R.Goa12 Ensure that adequate pub- lic 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 prop- erty are adequate in width, classification, and structural capacity to meet the require- ments of the proposed dis- trict or development. Access between public roads and the proposed residential 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, accelera- tion and deceleration lanes, common access collection points, slgnalzation, and traffic improvements shall be required wherever neces- sary to mitigate traffic mpacts caused by the development, Maintain land -use regula- tions that allow county officials to review develop- ment proposals which combine uses by right in wo or more zone districts, or which in some manner qualify as a planned unit development according to the definhlon-on Page Tin the Wald County SubdeWslon Ordinance. zoning district which includes an area of land, controlled by one or more Landowners, to be developed under unified control or uni- fied plan of development for a bar of dwelling units, commercial, educational, eaf anal, or industrial uses, or any combination of the foregoing, the plan for which may not correspond in Al size, bulk, or type of use, density, of coverage, open space, or other restriction to the existing land -use repute - lions'. (Subdivision Ordinance, Page 7, 1995), POD.Policy 1 An application for a planned unit development within a municipality's urban growth boundary area should be reviewed incordance with the urban growth boundary and planned unit develop- ment goals and policies; PUD.Policy 1.1 An application for a planned unit development within or adjoining an unincorporated comrnunity should be reviewed in accordance with the u corporated commu- nity and planned unit devel- opment goals and policies; and Pee Policy 1.2 An application fora planned unit development in areas designated for agricultural use should be reviewed cording with the agricultur- al and planned unit develop- ment goals and policies. PUD.Goal 2 Encourage creative approach. to land devel- opment which will result in invironments of distinct dentity and character. PUD.Goal 3 Ensure that adequate pub- lic services and facilities are available to serve the Planned Unit Development or district. PUD.Gnal 4 Promote efficient and cost-effective delivery of public facilities and ser- vices to in the planned unit development or district. POD. Policy 4 A proposed planned unit development or expansion of an existing planned unit development should be sub- ject following provi- sions oot her iher adopted regu- lations by the Board of County Comm issioners, PUD.Policy 4.1 The design of a planned unit development should ensure compatibility and harmony with existing and planned uses on adjacent propenies andwithin the planned unit development. Design ele- ments to be considered include, but are not limited to: general use, scale, den- sity, architecture, distance between buildings, building setbacks. building height, street design, traffic impacts, off-street parking, open - space, privacy. signage, sc reening. and landscaping; PUD.Policy 42 A planned unit development which includes a residential use should provide common open -space free of build- ings, streets, driveways o 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.GOAL 5 All new planned unit devel- opment will should pay its own way. PUS. Policy 4.3 The developer should pro- vide for perpetual mainte- nance all shared land and facilities. Weld County should not bear the expense orrespon- sibility 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 topogra- phy, vegetation, and water courses should be consid- ered in the project design, and POD. Policy 0.5 All new development should amply with the Transportation Section of this Plan. Access to proper- ties should preserve the existing or future function of roads and highways affected by the proposed develop- ment All development cir- culation systems should be designed so that it does not disrupt highway travel. Traffic to be generated by the proposed development must conform to the recom- mendations of the Weld County Public Works Department and the Colorado Department of Transponation. Dedication and improvement of roads and frontage roads may be required as a condition of development. THE I-25 MIXED -USE DEVELOPMENT AREA (I-25 MUD) AND URBAN DEVELOPMENT NODE The presence of an inter- state and state highway sys- tem and the external growth pressures from the Longmont Metropolitan Area have created an interest in land speculation, develop- ment, and population growth in the 1-25 Mixed Use Development area. Interest in the area has already led to the creation of facilities and utilities which attract development. The infra- structure in the area exists at varying stages of develop- ment, service capacity, and efficiency. The I-25 Mixed -Use Development area provides unique and challenging opportunity for the establish- ment of an on -going pl an- ning aarea.- ning process which hre s rodis experiencing growth and devel- opment. This district is 24 Thursday, August 24, 1995 WINDSOR BEACON LEGALS LEGALS LEGALS LEGALS and services which assure the health, safety, and gen- eral welfare of the present and future residents of Weld County and the area. intended to be an area which An Urban Development will accommodate most of Node is defined as: the development which may occur as a result of the 1. A site location of concen- planned infrastructure and 'rated urban development servicesxisting and devel- located along or adjacent to eying in the area. The We- the intersection of two 0 tnat area allows residential, more roads in the state high- commercial. industrial, and way system, or; institutional uses to occur alter they have been 2. An Urban Development reviewed and approved Node is a major concentra- cording to the Planned 'ion of development that Unit Development (PUD) requires appropriate inira- application process. The structure, well designed and Plann ed Unit Development managed road access and process Is an approach high visibility. The bound - whim promotes freedom, arias of these areas are flexibility, and creativity. The identified as being located increased flexibility allows within a 1/4 mile radius of thelandowner to work with two or more roads in the site constraints and state highwaysystem. The land -use compatibility prob- development standards in lens with abutting proper- these areas are based upon ties. the impacts which urban development will have on Development in the I-25 the landform, requiring the Mixed Use Development application of urban use area requires extensive standardsnthe which are located system of services and facili- in the Weld County Zoning ties in order to maintain a Ordinance. The Urban quality working and living Development Nodes are environment. It also delineated on the Urban requires careful considers- Growth Boundaries Map lion of surrounding land uses located in the back cover of and affected municipal and this plan. county comprehensive plans in order to promote desirable MUD.Goal 1 land uses while protecting To plan and to manage natural areas, and water growth within the i-25 quality. Mixed Use Development area and Urban Historically, the lack of an Development Nodes so as adequate sanitation sewer to balance relevant fiscal, system was a deterrent for environmental, aesthetic, development in the area and ecmpo- because the individual sewer rents of the area. systems operating were not available for purposes of MUD.Policy 1 expansion, and they had An I-25 Mixed Use poor performance records Development and according to the Colorado Urban Development Nodes Department of Health. should be established and Furthermore, based on soil delineated on the Weld types and ground water it is County Conceptual possible that the numerous Land -Use Map septic tank and leach field systems have contnbuted to MUD.Goal 2 the ground water degrade- To assure a well-integrat- 'ion and potential pollution in ed, balanced, transporte- this area. However, with the Lion system which meets intervention of the SL Vrain the public need with maxi - Sanitation System, a totally mum efficiency, comfort, supported sanitation system safety, and economy. now allows a high quantity of growth to exist and expand. MUD.Policy 2 All proposals for commercial. EXISTING SERVICE industrial, and residential PROVIDERS IN THE I- 25 development within the I- 25 MIXED -USE DEVELOP- Mixed Use Development MENT AREA. area and Urban Development Node overlay - Domestic Water: Left district should use the Hand Water Supply Planned Unit Development Company, Little Thompson (P.O. D) application process Valley Water District, Longs end regulations. The Peak Water Association, and Planned Unit Development Central Weld County Water process will allow develop - District; ers flexibility and variety - Sanitation The SL Vrain needed to offer a range of Sanitation District; products, services, and - Gas' Public Service uses. It will also give the Company of Colorado, developer an oppodunity to - Telephone: Mountain Bell, explain the development - Electric: United Power. plans to surrounding land Inc. and the County so -School; St. Vrain (RE -1J); thatimportant information - 1 aw Enforcement' Weld about land use compatibility County Sheriff's Department, and about any services, - F.re. Mountain View Fire facilities. or utilities needed Protection District: to serve the proposal are - Ambulance: - Tri-Town determined to be adequate - and Longmont: and - H' h tl R tl ; - MUD.Goal3 Colorado Department of To provide efficient and Transportation and Weld cost-effective delivery of County Public Works. adequate public facilities MUD.Policy 3 New development should avoid adverse impacts to surface and ground water quality and should imple- ent 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, associa- tion, 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 corre- lates buildable lot sizes with open space allocations. MUD.Goal 5 The coordination of other municipal, county, region- al, and state growth poli- cies and programs which include this area should be evaluated in order to minimize discrepancies, promote a better under- standing of growth dynam- os In the area, avoid dupli- cation of services and to provide economies of scale. MUD.Policy 5 New development should demonstrate compatibility with existing surrounding land use in terms of; gener- al use, building height, scale. density, traffic, dust, and MUD.G0M 6 To assure that new devel- opment occurs in such a as to maintain an attractive working and liv- ing environment. MUD.Policy 6 New developments should be encouraged to use innov- ctive siting and design Ledo iques to enhance prime vis ual features such as the Front Range, the St. grain River, and other natural drainage ways: MUD.Policy 6.1 New commercial develop- ment should be character- ized by quality architectural design. Design features shall include: landscaping plans for the entire develop- ment. efficient on -site traffic circulation plans with a mini- mal number of access points to state and county roads, low profile advertising signs, and sensitive facade treat- ment: MUD.Policy 6.2 New industrial development should be designed to com- pliment the natural environ- ment and exhibit a'cam- pus-like" atmosphere; MUD.Policy 0.3 Landscaping requirements should be determined for the perimeter of the develop- ment by reviewing the densi- ty of the proposed land -use development and comparing it to the surrounding land -uses. For example, denser planting should be required between a residen- tial 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 yarAe-is.1u1iag include distance, walls, or berms may be required; MUD.Policy 6.4 The clustering concept of residential units should be encouraged to reduce devel- opment and maintenance costs. preserve naturaliea- tures, 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 ann be visually screened d c onform to health and safety regulations. Existing salvage yards and uses with open storage areas are aged to visually screen or to relocate tomore compatible areas. LEGALS LEGALS LEGALS LEGALS LEGALS The intent is to locate uses re -charge; with an unattractive appear- ance the potential to MUD.Policy 6.15 Bale adverse land use New development should create to areas where they minimize impacts to air quali- will not be a negative ty inducement for additional high quality development; MUD. Policy 6.16 Fugitive dust should be con. MUD.Policy 6.6 trolled by practices accept. New developments, includ- able to the responsible gov- ing major public utility facili- ernment agency, ties, should mitigate adverse visual impacts caused by MUD. Policy 6.1] outside storage, building Natural vegetation should be scale, disturbed native vege- retained on -site to the great - ration, and other such activi- est degree possible; ties by screening and/or buffering n MUD. Policy 6.18 and the constitution. The Disturbed areas should be adopted Wow urban growth MUD.Policy 6.7 evegetated immediately fol- boundary areas are the most Advertising signs should be lowing construction. In order logical areas for urban compatible with the s - to minimize wind and soil development to occur rounding environment. erosion. temporary stabilize- Municipalities are designed Signs should have a low pro- lion measures shall be to accommodate concentra- f ile. and be shared when established on all such Lions of development and possible, areas, are in a position to plan the expansion of existing 10011; - MUD. Policy 6.8 ties and services as well as Existing County and State MUD.Policy 6.19 to coordinate the develop. sign regulations should be New developments should ment of new facilities end strictly enforced within the be encouraged to select services. I-25 Mixed Use native species for reyegeta- Development planning area. Lion, Alternative facilities and sea ken particularly oft -premise vice systems may be used signs along interstate and MUD.Policy 620 for urban type development 6. The entity providing fire state highways; State Park and Recreation within the 1-25 Mixed Use protection should have the areas should not be esered Development area and ability to respond with a min- MUD.Policy6.9 ' ' .M nega- urban growth boundary imurn of two firefighters per All new development should lively influenced by new with certain resitio pumper. 1' 4 comply with the public facili- development; lions. The alternative facility meet ties and service section of and service systems must ♦ - 9 this plan. New development MUD. Policy 6.21 comply with the standards lie ' ' " ' N' that results in in a The coordination of other set forth the ' " ' , public cost while producing municipal, county, regional, Comprehensive Plan. . tr sufficient public revenues and state growth policies Zoning and Subdivision should be discouraged and programs which include Ordinances. Systems that ]. Fire protection should be unless such development this area should be evaluat- are proposed to be located provided 24 hours a day. N provides adequate guaran- etl in order to minimize dis- within a municipality's urban '" 0 '.•1 ,. tees that public facilities and crepancies, promote a better growth boundary area may ' services are effectively understanding of growth be required to develop in installed. operated, and dynamics in the area, avoid such a manner that they are d § -t'r' A^ 7"" 4 maintained; duplication of services and compatible with the sten- alFeewheewenueliw4 to provide economies of dards of themunicipality MUD.Policy 6.10 scale; most likely to phase services NOTE. If it is determined that public into the area. They also The intention of this section facility or service improve- MUD.Policy 6.22 may be required to meet of the Comprehensive Plan ments or maintenance are Each land -use application state regulations and sten. is to provide a minimum level required for or caused by the within the Mixed Use dards. of protection against the development, the developer Development area should destruction of life and prop - will be required to pay for the include a formal "Planning In determining service and arty from fire. However, the cost of the public facility and Area Profile'. The profile facility adequacy for a land local jurisdiction having service improvement and should contain public facili- use proposal, a is the policy authority to enforce fire code maintenance. The method- ties and services data, of the County to consider and has such adopted such °logy for compensation socioeconomic data, natural any evidence submitted by code actively enforces such should be determined during environmental s ental resources, the representative of en anti' code may have additional the land -use application and rvisual and cultural ty responsible for providing requirements that are not review process. The devel- resources. The purpose of such services or facilities. In listed. open should submit the fol- this information would be to addition, the following mini lowing: provide the user the existing mum servland facility Law Enforcement conditions, opportunities, standards must be met in a. Information which acn and constraints within the determining it public services I. Law enforcement should rately identifies all users of 1-25 Mixed Use and facilities are adequate include those acts and the infrastructure improve- Development area. In addi- for residential, commercial, duties of the Weld County malls and maintenance; lion, the information could and industrial development. Sheriff by Colorado Statutes b. A proposal which equi- also be used to update and the Weld County Home lebly distributes the toss of goals, policies, and pro- Fire Protection Rule Charter. These infrastructure improvements grams in the future; include, but are not limited and maintenance by user TM . 9^W w to, the following. share; and MUD.Goal 7 e. A proposal that identifies All new development in the ' ' e '^a a. Keeper of the County jail the appropriate time that Mlaedcse Development "A ^-^ d' aeM and prisoners therein Infrastructure improvements area wire should pay its '.0 "`} and maintenance charges own way. t` 'h' b. Service and execution of should be applied. all process, writs, percepts. PUBLIC FACILITIES AND alt"- -,1 '^^'^r a^4 and other orders issued or This information will be SERVICES Sab9ixslen6rdlae, eaeemade by lawful authority reviewed by the Board of Fire Protection is a basic directed to the Sheriff; County Commissioners in The effective and efficient provision required for determining en equitable delivery of adequate public development activities in c. Apprehending and secur- means of distributing infra- services is one of the prima- Weld County. While Weld ing any person for violation structure costs among the ry purposes and benefits of County encourages that of Colorado Statutes and, county at large, direct users, effective land -use planning. where and when possible when directed by the Sheriff, and the developer; Since the adoption of the fire service providers Weld County Ordinances. Home Rule Charier, rising should utlllze the highest MUD.Policy 6.11 County expenditures have available equipment, sten- 2. Law enforcement should All new development should created substantial public dards and services. Weld include the provision of acts comply with the interest in how to cut cost County realizes that often and duties required by the Transportation Section of and increase efficiency of fire protection providers Sheriff when requested by a this plan. Access to proper- providing public services and are volunteer rural fire dis- citizen. Request for police ties shall preserve the exist- facilities. triers with limited service protection require an action ing and future function of abilities and personnel. by the Sheriff. An action roads and highways affected Public services are govern- Therefore, the following may include telephone, mail by the proposed develop- merit services such as police standards have been or walk-in reporting to ant. All development cir- and fire protection, health developed for adequate deputy sheriff where physic ulatton systems should be services and welfare, and fire protection which will cal response to another designed so that they do not educational services and be considered as mini- location is not required; or. disrupt highway travel. programs. Public facilities mum unless more strigent response by appointment; Traffic to be generated by are physical structures and standards such as fixed or, proximity response; or. the proposed development infrastructure such as fire protection are required first received, first serviced; must conform to the recom- schools, libraries, roads, to meet the specific or, immediate emergency mendations of the Weld maintenance facilities, water demands of Individual land scene response. County Public Works distribution systems, and uses. Department and the sewage treatment facilities. Law enforcement should Colorado Department of Municipal governments, 1. A rural water system must provide emergency Transportation. Dedication county governments, special have sufficient volume each response time be less than and improvement o/ roads tlstricts, and private compa- day of the year, to control equal (o the average and irontagerroads may be n capable of providing and extinguish any and all emergency response time required as a condition of s ch services and facilities. potential fires at the pro- for the county as a whole tlevelopment; posed development site or under normal conditions. Because of the expense and zone district. N " '^ et Emergency response time is MUD.Policy 6.12 limited available funding, 06.-p -a-9 °^'•.' , r. defined as the elapse time All new development should proper allocation of public - I from when a request for ser- omply with the minservices rel facilities and r y ' - ' ...i ' 1' a 'ved to the time a resource action of this plan. important. Revenue to sups ' - 4 rive deputy arrive s at the service This Includes locations part publics cand ' ` I ypS- location as determined determined to contain oe facilities in unincorporated through the Department of mercial mineral deposits and Weld County is usually gen- 2. Roads serving the devel- Communications. mineral extraction operations elated by levying property opment must have a surface and reclamation plans; taxes and user fees. that is sufficient to travel Public Facilities General very day of the year for the fleouirements MUD.Poliey 6.13 The type intensity, and Iona- purpose of controlling and Development should be Lion of a land -use proposal extinguishing any and all The following services and restricted or required to mtti- are factors that determine potential fires at the pro- facilities must be determined gate adverse effects in areas the type and level of ser- posed development site or adequate and in accordance characterized by iloodplains vices and facilities required. zone district. Y " ..f 'ih the requirements set and geologic hazards; Effective and efficient deliv- a _'a 0 ' forth in the Comprehensive cry of services and facilities a e9 by ''e-9>,.' t a A Plan, Zoning and MUD.Policy 6.14 can be promoted by assess- +` 1 ' '^ - ' '' ' Subdivision Ordinances prior New development should ing the needs and impacts of ' ' 'a" , sS- to the zoning of a parcel for preserve identified aquifer a land -use proposal, along development or the develop - recharge areas. Where tea- with the existing and 3. The water supply system ment of an industrial, com- sible, drainageways should planned capabilities of the serving the proposed devel- rnercial, residential, o be maintained in their netur- service and facility providers opment site or zone district planned unit development al state to ensure optimal at that location. must deliver a minimum of subdivision. One basic objective of Weld 500 gallons per minute at 20 (1) availability of an atle- aged unless it will lead to County is to plan and coordi- pounds per square inch quate water system, development that is not con- nate a timely, orderly, and residual pressure for 30 min- (2) availability of an ode- patible with other Weld efficient arrangement of pub. utes V t"e •^ La' e.- quate sewer system; County goals and policies. tic facilities and services. to (3) availability of an atle- ' / h a ' quate transportation P-Peliey2b In a ,4 '" 1 ' plishing this objective, e, J r u '4,', (4) availability of adequate W "C �•/' "N" municipalities are nsid- fire protection; a, s t e ` }d Bred to be the principal 4. The 'tal 1 a el t e to (5) a e lati Ity of edeq ate M "' ' • ' provider of services and arrival at location of e fire or law enforcement, facililiestor urban use& emergency should be less (6) availability of adequate than 15 minutes from the school facilities; and P. Policy 2£5 Municipalities have the abilik time a call is received from (7) availability of adequate Any proposal for develop- ty to coordinate the provision the dispatch center providing parks and open space. ment or the creation of a of adequate urban facilities szone district for the purpose and s under powers •' " 4 --°' - '' Public Facility and Service of tlevelopment must not granted services state statutes ' ' ' r Ic' ' Goals and Policies produce an undue burden on existing Weld County facili ' h." ' ' d 'w w P.Goal 1 ties and services: ' Promote efficient and cost effective delivery of public Transportation 5. Any proposed develop• facilities and services. merit or zone district for the Weld County's transportation purpose of development P.Policy 1 system is intended to pro - should be located within a Consolidation of internal vide for the safe and efficient Bice mile radius of a rural fire Weld County facilities or movement of people and protection station. 1F -Ike services should be goods through the County. ' ' - • 'encouraged to avoid duple. The State and County road - ' - ' ' cation of casts and pro- systems should provide a i a ^'e: "^ p..' mote efficiency; functionally integrated road- way network- 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 locale within amunicipality, urban growth boundary area. or -25 Mixed Use Development area and Urban Development Nodes. The Transportation Plan P Policy 2.1 Map reflects the County's Development will be vision for the future. To required to pay its propor- maintain a reasonable per. lional share of the local spectrve of the County's costs of infrastructure transporalion network, it is improvements, including essential that updates to the ongoing operating and main. Transporation Plan Map be tenance costs required to made. Certainly, the impact service such development, of major centers of 00P100- macI or other significant land P. Policy? 2 development activities could In evaluating a land use detrimentally influence this application, Weld County will Transportation Plan. For consider both its physical this reason, review of sigdei- and fiscal impact on the local cant proposal for changes in school and fire district. If it is land use should be eccom• found that the district panted by a corresponding involved will, as a result of review of this section of the the proposed development Comprehensive.Plan. require additional facilities or incur costs Road System requiring additional local revenues, the land use pro- The highway and road sys- ject will be required to con- tem 'm Weld County is man - tribute funds to the district aged, in part, by the for the costs directly altribut- Colorado State Highway able to the project in actor- Department, Weld County, dance with the law; and the thirty (31) municipal- ities within the County. Weld P.Pollcy 2.3 County's road system The County will encourage presently consists of six hurl - the development of a bat- dyed fifty-two (652) miles of ended and cost effective paved roads and two thou - transportation and circulation sand six hundred twenty-two system by promoting higher (2,622) miles of gravel density cluster uses in the roads. In addition, there are around existing municipal'- currently tour hundred ties and mixed use develop- eighty-seven (48]) miles of merit areas and activity can- State Highway System and tars. This will help to ensure several hundred miles of that maximum efficiency and municipal roads. use re derived from invest- ment in existing public batik- In order to have an efficient ties, transportation system, all jurisdictions should 000rdi- P.Policy?4 nate respective trensporia- Multijurisdictional regional- non goals and policies. izalton of services and facili- ties " " B 9 ''' mil Road Classifications Established standards should guide the develop- ment of the transportation system throughout the unity orporated areas of the County- The Transportation Plan Map included in the Appendix identifies the road. way, railroad and airport facilities in the County. Pedestrian, bicycle trails and scenic cad byways are identified on the Recreational Transporation Facilities Map. A' " The County's road systems We19 a11, 'ncludes aneriaals, collectors, ^—p=" ^lc '- and local roads. II generally "iJ will be encour- serves travel of a county- WINDSOR BEACON Thursday, August 24,1995 LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS will be damaged. operation revenue of $50 from the traveling public. The Water Quality Control idential, commercial, and lion base of 7,400. No infor- The same basic concerns million or ually Local roads shall be utilized Commission, a citizen board industrial garbage by direct mation is available en the life associated with the siting of remaining this trend in mind, the from railroad operations. A for access to adjoining prop- appointed by the governor, customer —hauler contracts expectancy, alandfill also exists for the y, Colorado Department of class three railroad is one arty; subject to conformation by and municipal collection. capacity, or the amount of siting of a commercial brine T ansportalion has commis- that grosses less than $20 the State Senate, defines waste received per day water disposal facility. tined the U.S. Highway 85 million in revenues a year. T.Policy 42 water quality regulations and Land disposal is the predom- There are currently three Corridor Study. The Upper The County should review policies. The Water Quality grant method of waste die- The Nunn Landfill is located commercial brine water die - Front Range Regional The Burlington Northern andetermine that all road, Control Division of the basal in Weld County and in the Town of Nunn, south posal facilities in Weld Planning Commission has (BNRR) operates an street. or highway facilities Colorado Department of the region. The expansion of Lincoln Street and it County. The locations of the recommended as their top east/west mainline through are adequate in width, strut- Health administers the of an existing landfill or the opened sometime in the brine water disposal facilities priority the implementation southeast Weld County con- rural capacity, and classifiea- Water Quality Program siting of a new landfill 1950's. The landfill is situat- and landfills in the County of an Access Management netting Denver with major lion to meet the traffic throughout the State one requires the development of ed on 5 acres of land and are shown on Map as on Plan which would be an midwestem markets. This demands of any land devel- regional basis. As a pan of plans through en application principally serves the 292 page 81. agreement between all goy- line averages twenty-five opment. The County will, as the water quality plan, Weld process. The application residents of Nunn. No infor- ental agencies n Weld train movements per day a condition of land develop- County has been designated process identifies the steps mation is available on life MILNURF and Adams Counties that through the County. BNRR ment, require improvement a management agency for to betaken to provide for the expectancy, remaining have authority over land use also operates an of roads, street, or highway its jurisdiction. safe and efficient disposal of capacity, or the amount of Manure from feedlots, along the U.S Highway 85 unsignaled, slow speed, facilities when dictated by the quantities and types of waste received per day. dairies, and other concen- Corridor. twenty.tive mile long branch traffic demand and land Asa management agency, solid waste that are expect- hated animal feeding opera - line between Greeley and development patterns; Weld County has a responsi- ed to be received.An appli- The Columbine Landfill was lions are routinely spread on The Weld County Fort Collins with a total train bility to exercise land -use cation for a disposal site will opened 1980 as a farmland for fertilizer and soil Comprehensive Plan recce- movement of one per day. T. Policy 4.3 authority based on water be evaluated in detail 160 -acre site. In 1982, en enhancement purposes. sl es the importance of pre- All road, street, and highway quality considerations. This regarding the adequacy of. additional 34-1/2 acres According to the Areawitle serving the efficiency of the The Union Pacific (UPRR) facilities should be tlevel- responsibility is partly fulfilled access roads, grades, adjoining the northeastnor- Water Quality Management U 5 Highway 85 corridor operates a north/south tlou- oped, constructed, and by evaluating water quality leach..e and drainage con- net of the landfill were added Plan, the proper incorpora- end encourages the cooper- ble track mainline with cen- paved in acordance with considerations associated trot measures, fencing, utils to the site. The facility is bon of manure into the soil is anion of the Colorado tralizetl traffic control adopted County Standards. with land- use proposals in ties, volume requirements, located south of Weld not a threat to water quality. Department of between Denverand Road, street, and highway accordance with the star- site improvements, reclama- County Road 6 and west of Transportation, Weld Cheyenne. This line could, rights -of -way shall be deal- dards set forth in this 'ion plans, and day-to-day Weld County Road 5. The MUNICIPAL SLUDGES County, Adams County, the in the future, support a non- cared to the public use and Comprehensive Plan, the operations, including equip- Columbine Landfill currently City of Brighton, the City of stop Greeley/Denver pas- accepted for maintenance in Zoning Ordinance, and the ment requirements. In adds- accepts up to 4.000 cubic The Colorado Department of Fort Lupton, the Town of senger operation averaging accordance with adopted Subdivision Regulation, lion, compatibility with exist- yards of waste a day. The Health permits digested Platteville. the Town of an hour each way. The County Standards; and ing and future land uses in remaining capacity at this residual sludges from monic- Grtcrest, the Town of Colorado State Rail Plan ,) , the area must be demon- site is estimated at 12.5 to ipel waste water treatment LaSalle, the City of Evans, indicates that nine trains a T.Policy 4.4. strafed in terms of visual 25 million cubic yards. plants to be spread on farm - and the City of Greeley. day operate on this main- The County should empha- Since the early 1970's, the degradation, pollution, traffic, Depending on price competi- land in the County in accor- line. The UPRR also open size maintenance and country and State have dust, noise, cale, density, ton, operating capacity, and dance with certain guide - Air Transportation ales an east/west tine upgrading of existing trans- become increasingly aware topogrepic form, geology, growth rate, the life of the lines. The Areawitle Water across southeast Weld portation facilities over the of air quality responsibilities operating plans, and recta- site was estimated at 12 to Quality Management Plan County with a total of tour provision of new facilities in The Federal Environmental mation plans. 20 years in 1987. This site indicates that problems from train movements a day. order to protect its invest- Protection Agency has serves an estimated 500,000 this practice should be mini- ment. All new county roads, passed legislation requiring The daily operation of a solid people in the Denver and mar if the sites used for dis- The Great Western Railway streets, and transportation states to establish standards waste disposal site can be Boulder metropolitan areas. posel are flat, separated (GWRR) operates rrerght facilities should be designed to protect air quality. The an incompatible land -use if from surface water and service from Loveland and to minimize future mainle- Colorado State Legislature it iislocated in proximity to The Erie Landfill groundwater, and the sludge Windsor to Johnstown and nonce costs. passed the Air Quality areas containing residential. opened in 1985. The site is is net applied when the Milliken, with branches to Control Act on April 10th, commercial, and light Indus- 80 acres in size and is locat- ground is frozen. Longmont, and Eaton. 1970, to comply with Federal trial uses or areas design'- ed within the Town of Erie; Freight consols of coal. ter- FNVIRONMFNTAI Legislation. ed for future expansion of north of Weld County Road SEPTIC TANK PIIMPINGS tilizer, corn products, and QUALITY the sam For example, 6 and west of Weld County other agricultural products. State Air Quality Regulations land -use incompatibility can Road 5. This landfill current- Untreated septic tank pump - The County's growing popu- and Policies are defined by become an issue if it is ly accepts up to 4,500 cubic ings are not allowed to be A potential for conflict exists latron is a threat to environ- the Air Quality Control determined that the landfill yards of waste per day. disposed of on farmland in between railroad lines and mental quality and natural Commission, a citizen board site will cause negative Maximum capacity of the the County. The Colorado other land uses within urban resources. Each land -use appointed by the Governor, impacts by visually degrad- site is estimated at 4.6 mil- Department of Health has growth boundaries and the change often has an unan- subject to confirmation by ing or polluting other sot- lion cubic yards. This site is determined that the practice 1-25 Mixed Use ticrpated effect on the envr- the State Senate. The Air rounding land uses. also a regional landfill used could affect water quality Development area. ronrnent which may produce Pollution Control Division of by the residents of Denver and public health. A com- Municipal type uses and ser- desirable results. the Colorado Department of Currently, there are seven and Boulder Metropolitan mercial septage facility is vices re planned undesirable for both Erosion, sedimentation, Health administers the Air landfills open and operating areas. Because the growth operated in accordance with of these areas which will reduced water quality, loss Pollution Control Program in Weld County. There is ate and operating rate will permits issued by the Board increase which will increase of productive farmland, and throughout the State on ralso one transfer station fluctuate, the actual life of of County Commissioners. t auto and pedestrian traffic, reduced fish and wildlife regional basis with the par- southeast of Berthoud and the landfill was estimated to and the number of noise habitats are a few of the ticipation of local govern- one recycling center in be between 101015 years in ENVIRONMFNTAL QUALI- nsilive uses. Potential problems which are facing men's and local health agen Greeley. Their locations are 1987. TY GOAI S conflicts could be avoided Weld citizens. cies. shown n Map 48, located 1. The proper use and man - by separating crossing on page 81. The Longmont Landfill was agement of water, air, and points for trains from other Natural resources are both As part of the Northem Front opened in 1968. This site is land resources shall be vehicular and pedestrian limited and interdependent. Range Region, Weld County The Central Weld located on 80 acres, approx- required to maintain the traffic, and separating noise The misuse, degradation, or is monitored by the State in (Greeley -Milliken). North imately 4 miles east of physical, social, and coo' sensi500 uses by dietanwe or destruction of any natural several areas. The pollu- Weld (Eaton), Keenesburg, Longmont; south of nomrc well-being of Weld utilizing noise abatement resource alters the useful. tants currently causing the and Nunn sites principally Colorado Highway 119 and citizens. Weld County in January techniques.are and availability of oth' most concern carbon serve Weld County re west of the right-of-way of 2. All land use proposals 1904. Provision was made s o In order to meet the monoxide, ozone, and par. dents. The Longmont, Weld County Road 5. This shall be designed and open within this Plan for 0onslruc- At present, the County's role goals and policies identified ficulete matter. The major Columbine, and Erie site receives 1,000 cubic aced to conform with all lion of a new primary north- in rail transportation is limit- in this section, officials of the urban area in Weld County Landfills serve residents in yards of waste per day. As applicable Federal, State, south runway (Runway 16. ed to land -use eonsidera- County, as well as each citi- is Greeley. As is true with the Denver, Boulder, and of January, 1987, the pro- and local regulations pertain 34), to be built to an ultimate lions through the adminis- zen, must take an active pan most urban areas, the use of Longmont metropolitan jetted life of this landfill was ing to air, water, noise, and length of 10,000 feel. The 'ration of the Zoning in conserving and preserving the motor vehicle is a major areas. 12 months. Currently, there other environmental quality construction of this new run Ordinance. The primary natural resources and the source of air pollution. In are plans to obtain approval standards. waill accommodate the regulatory agencies are environment. The primary addition, there area number The Central Weld Landfill to operate a 40 -acre landfill 3 Solid or brine waste facili- ceang flight training attics located at the federal and elements which follow of other sources of pollution, was opened in 1971. The site west and adjacent to the lies shall be planned, Wet- ly and permit safer opera. stale levelsshould be evaluated in the such es power plants, size of this site is 108 acre, existing site. The maximum ed, designed and operated lionsrger business jets. The review of each County cement manufacturing, min- The landfill is located capacity of this site is esti- so that they are compatible construction of Runway Transportation Goals and land -use application. ing, electronics, residential approximately 2 miles north- mated at one million cubic with surrounding land uses 16/3411 meet future airport Policies However, this does not wood burning, dust from east of Milliken and 3 miles yards. This landfill is sched- in terms of, general use, demand permit airport tlevel- mean that these are the only unpaved roads, and agricul- south of Greeley. More uled to accept between 270 scale, height, traffic, dust, opwhich is compatible with T.Goal 1. environmental quality and tural operations. specifically, the site lies west thousand and 300 thousand noise, and visual pollution. surounding land uses. Provide a unified and coon- natural resource problems in of Weld County Road 27 and cubic yards of waste a year. a. Weld County will cooper- dinated countywide street the County. As a land -use regulatory north of State Highway 60. The life expectancy of the ate with local, State, and and highway system authority, Weld County is This landfill has en estimat- site is estimated at 3-1/210 Federal agencies to identify, which moves people and WATER responsible for decisions ed service of 530 4 years. The life expectancy conserve, and protect fish goods in a safe ¢ which can have a significant squaremiles and serves a of this landfill could also vary andwildlife habitat and in cal and efficient manner, Weld County lies in a effect on air quality. For population of 83,000. The depending on disposal fee implementing measures for semi -arid region where example, the way that land service area of this landfill competition with other land- the protection of such areas. T.Policy 1. water is available as a result develops can determine the includes the residents of fills in the southwest part of The County should maintain of aquifers and a rather need to use the automobile. Greeley, Evans, Garden the County. FNVIRONMFNTAL QUALI- s road classification system extensive system of canals By encouraging residential, City, Milliken, Johnstown, La TY POLICIES so unty roads are and reservoirs. Over the commercial, and industrial Salle, Platteville, Kersey, There are two solid waste designed and maintained years there has been a large development to occur within and Gilcrest. transfer stations located in 1. The location, type, and according to their planned investment in facilities to col- the municipalities, urban Weld County. The Greeley density of any development function. loot and store water from growth boundary areas, and The Central Weld Landfill Recycling Center is located or use shall not exceed the mountain snows and distrib' the 1-25 Mixed Use receives between 700 to 800 in southeast Greeley and the physical capacity of the land T.Geal 2. ute it to the plains where it Development area, County cubic yards of waste per day Berthoud Transfer Station is and water to accommodate A County wide trail system can be used efficiently. The policies are promoting prox- and has a remaining capaci- located southeast of the use without adverse shod be promoted to ser- intensive agricultural decal. imity of jobs and services to ly of between 6.3 and 12.6 Berthoud; east of Weld effects on water quality and vice transportation and opmenl in the broad valleys residences which can limit million cubic yards. With an County Road 1 and north of quantity. recreational purposes. of the South Platte River and automobile pollution. estimated growth rate In Weld County Road 42. The 2. Soil conservation tech - its tributaries, which flow into waste of 3% per year as of function of a solid waste niques to minimize soil ero- T.Goal3 Weld County from the west, NOISE IMPACTS 1987, the see is projected to transfer station is to consols Bon and sedimentation shall is based on irrigation from have a remaining life of any- date solid waste collection be encouraged in the devel- Maximize the compatibility this water system. Noise is a source of environ- where between 20 and 60 and to minimize the amount opment and design of land of roads, streets, and mental pollution. Exposure years. of trucking associated with u highways with adjacent The development of water to excessive noise levels landfills. 3e Setbacks, building oden- land uses. resources has allowed more over prolonged periods can The North Weld (Eaton) 'anion, soundproof construe - than agriculture to prosper in be a threat to health. Landfill was opened in 1965. BRINE WASTE lion, 'larders, and other fea- T.Policy 3 Weld County. Industry, Excess noise often has an The size of this site is 18 Bible means shall be consrd- Establish policy standards commerce, and homes, as adverse physiological and acres. This landfill is located A large amount of water is eyed in attempting to mini - for the regulation of access well as cities and towns, are psychological ailed on 2-1/2 miles northeast of extracted during the product gate noise impacts. to streets and highways from all dependent on an ado- human beings. Noise pollu- Eaton, west of Weld County lion of crude oil and natural 4. Potential groundwater abutting land -uses and inter. quate water supply. lion is not a pervasive prob- Road 43 and north of Weld gas. The water produced pollution from septic tank secing roads. lam in unincorporated Weld County Road 78. The North from oil and gas wells is ire use shall be minimized. The availability of an ode- County. ni However, noise Weld Landfill has an eslimaf quently brackish or sally and 5. Conflicts with fish and T. Goal 4 quate supply of water has impacts from certain Intl s- ed service area of 339 must be processed and dis' wildlife habitats and migra- Provide a balanced become an important deter- tries, airports, and some square miles with service posed of in a satisfactory ton routes shall be consid- approach to transportation minant when evaluating a highly traveled roads could area population 01 13,700. manner. To prevent envr Bred in land development. system development giv- land -use application. The reduce the livability of near- The service area includes ronmental pollution, brine Development and design ing due consideration to issue of adequate water by residences. the residents of Ault, Eaton, water from a single well can adjacent to rivers and all modes of travel. quality to serve an intended Pierce, Severance, and be disposed of in small streams, waterfowl areas, use is also a critical factor. Through noise level regula- Windsor. The site receives amounts by reinjecting the and important or critical T.Policy 4. lions passed by the Stare approximately 200 cubic water into the same forma- wildlife areas shallincorpo- The County will plan and The Federal Clean Water Legislature, specific noise yards of refuse a day and is 'ion from which it was drawn rate reduced densities, ado- -na transportation system Act requires the control of all standards have been eslab- almost al capacity. or by using an -site quote setbacks and buffered that unifies and coordinates water pollution throughout fished for areas in the sealed evaporation pond. areas as prescribed by the with other slate, city, and the nation. The County wherecommercial, The Keenesburg Landfill However, when brine waste Colorado Division of Wildlife. community transportation Environmental Protection industrial, and residential was opened in 1977. This from a number of wells is 6. Development and design systems. Agency is required to estab- uses are located. site is 3.9 acres in size. The involved, it must be trucked of land uses which require lisp regulations and guide- SOLID WASTE landfill is located approxi- to a commercial brine water drainage, excessive removal T.Policy 4. 1 lines to implement this law. mately 2 miles north of disposal facility. Commercial of riparian vegetation and The number of access points It is then up to the stales, The solid waste manage- Keenesburg; west of Weld brine water disposal facilities alterations of river or stream on collector and arterial municipalities, counties and ment goals and policies in County Road 59 and north of in the County are operated banks shall be discouraged roads should be kept to a special districts to develop Weld County address the Weld County Road 20. The in accordance with permits in order to protect river or minimum in order to mini- programs and construct collection, sanitary storage, service area for this landfill is issued by the Board of stream quality and to protect mize interruptions to traffic facilities to specifically con and disposal of various solid estimated at 398 square Commissioners. waterfowl areas. flow and to promote safety trot pollutionwaste materials such as res- miles and serves a popula- 7. Because of the possibility The Greeley'Weld County Arrcaled two and one-half miles east of the City of Greeley, Colorado, on the wide nature rather than to the grade corner of Colorado Highway statewide. The County's • Maintaining a smooth, 263, between Weld County road system constitutes clean riding surfaceRoads 43 and 47. The routes where predominant Airport has been in opera - travel distances are shorter Some municipalities within lion since 1943, and pro - and speeds are more mod- Weld County have identified vides the City and County rate thin those typically specific pedestrian/bicycle with convenient access to disassociated with of the trails. Counties and munrci- general aviation facilities, State Highway System. paliies adjoining the bound- paricularly business aviation. arias of Weld County have Treeley-Weld County Airport Arterial Roads made similar provisions for ihird busiest general aviation pedestrian/bicycle paths. at in the State of Colorado, At provide for trip lengths The logical extension and r nely accommmodating in and travel densities for sub- development of these trails exof 160,000 operations stantial or countywide travel. will eventually lead to (takeoffs and landings) per Some anerral road charac- increased pedestrian/bicycle yea The Airport is classified leristics are listed in the activity. Appropriate accom- eeneral utility airport, cepa- Appendlx. motlallons must be made file odating all types of gen- on future road improvements oral utility airport Collector Roads to insure safety. The identi- fied bicycle trails being pro- Giving consideration to the Collectors expedite move- muted in Weld County are increasing number of annual ment of traffic in the local shown on the operations as well as the area. Collectors serve a dualrecreational/transportation changing aircraft fleet mix function between mobility facilities map included in the (piston-turbine/jet) utilizing and land access by connect- Appendix. the airport, a Master Plan for ing local roads to arterialsrunways/building expansion Collector roads serve small- Scenic Road Byways was unanimously adopted er unities and neigh- by the City of Greeley and borhoods The characteris- The Pawnee Buttes Scenic tics of a collector road are Byway represents the only located in the Appendix. scenic roadway designated within Weld County. The Local Roads scenic byway begins in Ault, routes east along Highway Local roads provide direct 14 then travels nonhwardly approaches to individual through the Pawnee properties. A local road Grasslands passing the should move the traffic from Pawnee Buttes before turn - a developed area and lead it ing south on Highway 52 into a collector road. Local and ending in Ft Morgan. county roads are designed This scenic byway is identi- for lower speeds and lower fled on State Highway maps. traffic volumes. The charac- Appropriate Buns delineel- leristics of local roads are ing the route are strategically located in the Appendix. located to keep the motorist n the appropriate route. Read Access Through the Pawnee Airport site development and Grasslands, the trail utilizes operations compatibility Some degree of access con the existing gravel roads that between the airport and sur- tro1, should be included in are regularly maintained by rounding land use are impor- the development of any Weld County. tact land uses and zoning oad, particularly a new issues, and necessitate con - facility where the l,kelihood No other scenic byways are tinuous planning to avoid of commercial development provided for in this plan. conflicts. Noise sensitive exists. The functional classi- areas, such as residential fication of any road should Regional Plans developments, certain uses, be coordinated with the land- es have traditionally caused use plan to ensure that the Recent federal and state leg- conflicts with established desired degree oft islation requires transporta- allies at most airports, and control can be maintained lion planning. Weld County can pose a hazard to air - through the Zoning and plays an active role in two craft. To alleviate this prob- Subdivision Ordinances. organizations. The Upper lam, and Obstruction and Front Range and the North Approach Zone Overlay Pedestrian and Bicycle Front Range Transportation District Zone has been Paths Planning Regions represent established 10 control rncow' the diverse urban and rural palible land use and build - The involvement of pedesfii- nature of Weld County. Each ing height. ans and bicycles in traffic is of these planning organize - major consideration in lions has developed a plan The Tri-County Airport is highway planning and for the future growth of the small general utility design. Pedestrians and region. To provide for the airport/airpark located in bicyclists area part of the logical growth of the region, southwest Weld county, roadway environment, and the County should coordi- north of Colorado Highway 7 attention must be paid to nate with these planning and west of Weld County their presence in rural as organizations and other Road 3. The Tri-County well es urban areas. regional planning organize- Airport serves light single lions having contiguous bon- and twin engine aircraft in The bicycle has become an ders with Weld County. Weld, Boulder, and Adams important element for con- counties, conducting sideration in the highway U.5. 85 Corridor approximately 50,000 annual design process. Fortunately, aircraft operations. It is practical for most of the U.S. Highway 85 between mileage needed for bicycle Greeley and the Denver The majority of small private travel to be comprised of the Metropolitan Area is a vital use airports located in Weld street and highway system corridor providing a trans• County consist of simple dirt much as it presently exists. porlation link serving all strips that serve personal At the same time measures Central Weld County from needs. Agricultural spraying such as the following, which Brighton to Greeley. The and light engine recreational re generally of low capital many corridors diverging aircraft uses are typical ntensity, can considerably from the Denver examples. The location and enhance the safety and Metropolitan Area, along use of these small airports capacity of routes for bicycle with the accompanying tom- are re wed on an individ' traffic' and residential uel basis, with land use development have severely compatibility demonstrated. • Paved Froulders hampered the ability of the • Wide outside traffic lane ( corridor to efficiently move Rail Transportation 14' minimum) if not shout traffic Should This happen dered - along US Highway 85 any- Weld County is served by • Bicycle safe drainage where between Inlerslales two class one and one class grates 76 and Greeley. a vital life- three railroads. A class one • Adjusting manhole covers line to the Metropolitan Area railroad is one with a gross $ Thursday, August 24, 1995 WINDSOR BEACON LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS of permanent damage to life, ow County. Each land -use tats of endangered or unique found in the Comprehensive landscaping should be Resources, which cover CM.Policy 45 e 4 Oil ar.d gas exploration and health, and the environment change often has an unan- species, significant viewing Plan currently function as strongly encouraged in all those minerals under Title Requiring, where possible, k-iw production should be con: and because the County licipated effect on the envi- areas, and breeding and the only open space plan for land use documents; and 34, and oil and gas minerals that batch plants and pro- M'S r ' - •'tea-eelp„wi- ducted in a manner which continues to demonstrate en ronment which may produce spawning areas. unincorporated Weld detailing oil and gas produc- cessing equipment be • *' - " i - zes me Terence with increasing population base, undesirable results. Erosion County. Each municipality O.Palicy 53 lion in Weld Countybuffered from adjacent uses. Gaanly.-IL A , I_ existing surface use and mit- hazardous waste disposal sedimentation. reduced W.Goal 3 within Weld County has Drainage channels should ' , , ' ' igates the impact on future facilities shall not be located water quality, loss of produc- Traditional wildlife uses been asked to include skein be designed to incorporate Commercial/Mineral CM. Policy 4.6 ela«.OatMeHesal-eawMee land uses. Well sites should in Weld County. live farmland, and reduced such as hunting, trapping, an open space vision into natural vegetation and be Resource.Deoosits Seats Requiring That security tent- 0_ a , ' 4 be reclaimed and closed by 8 An application fora solid fish and wildlife habitats are and fishing in agricultural their Urban Growth constructed to conform to and Policies ing be erected and main- A ' ,/ ' / I' techniques which ensure or brine waste facility or a a few of the problems which and nondeveloped por- Boundary agreements. the natural landscape; than- tamed around extraction Eeete.iare_eleMa9-ail-as" that the future use of the commercial septege dispos- are facing Weld citizens. dons of Weld County are These agreements will fun nelization of natural CM.Goal 1 sites, as necessary, to mini- 9,,u a 'iegie-IPe-e4eeseeest properly is not impaired al facility located within an beneficial. Weld County that enhance the Weld drainageways is strongly dis- Conserve lands which pro mite the attractive nuisance e -- - " _,._'Me{ because of environmental or Urban Growth Boundary Natural resources are both supports the maintenance County Comprehensive couraged. vide valuable natural min- hazards inherent in opera- r I ' ' safety problems or the exis- Area. Unincorporated limited and interdependent. of these wildlife uses. Plan's open space policies eral deposits for potential lions located near urban seeeeelres_,l eel -1 -anus fence of improperly aban- Community, I-25 M.U.D. The misuse, degradation, or allowing for a unified region- O.Goal 6 future use in accordance uses; , / ''> doned or unlocated equip - Area and Activity Center, or destruction of any natural W.Policy 3 al approach for open space Provision should be made with Colorado State Law. 4 \ ,, ' -_ a-" "/ mint, such as wellheads or Agricultural Area shall be resource alters the useful- The effect of proposed development. for open space to meet CM. Policy 4.7 ' -' r ' -- e ,,, 4 !towlines. tRe-eew"iewee reviewed in accordance with n and availability of oth- development upon wildlife human needs throughout CM.Policy 1 Requiring mining operations -t the goals and policies of the errsneIn order to meet the and habitat should be evalu- The County has not histori- the County in order to pro- Access to future mineral to use warning signs, ' r ' 9, 'a" R area in which the facility is goals d policies identified ated. Loss of critical habitat tally been involved in land teat and enhance the qua' resource development areas fences, guards lighting, and Ix .. ti I located. to this C officials of the should be mitigated. Weld acquisition for open space or ty of lie and enjoyment of should be considered in lI other means to warn and s 'm " ' '-" 1_ - ' I 9. In reviewing the opera- County, as well as each cT County will maintain maps of parks. The Great Outdoors the environment. land -use decisions in actor- protect people from mine ..' M ^'1^ C 1/ lir 4 1' Y'4 4155 tional and reclamation plans zen must take an active role known significant wildlife Colorado Trust Fund and dance with Colorado State site hazards such as steep tear _ for solid and brine waste dis- in conserving and preserving habitats eral other funding oppor- O.Goal 7 Law. No Weld County gov slopes, holes, ponds, and Oil and One et4were4 Goals a4a' ' ' " — t' , posal facilities, the County natural resources and the 'unities in the State of Adequate parks and recre- ernmental ental authority which heavy equipment, or. Policies. shall impose such conditions environment. The primary VV.Policy 3.1 Colorado are making acqui- alien facilities should be hascontrol over ling as necessary to minimize or elements which follow The integrity of movement in salon of and maintenance of encouraged throughout shall, by zoning, rezoning, CM.Policy 66 OG.Goal 1 IT , eliminate the potential should be evaluated in the wildlife corridors should be open space far more feasi- the County and should be granting a variance, or 010el Ensuring That all mining Allow all antl gas explo- e ' O,-' f_ ' I adverse impact of the opera- r w of County land -use preserved. ble for county governmentsintegrated whenever suit- official action or inaction per. M'o operations conform to Feder- ration and productio0 4 - 4 ,ion on surrounding proper- applications. However, this Weld County is currently able. mit the use of any area al, state, and local environ• should occur in a manner ties. This shall include, does not mean that these W.Policy 4 addressing the need to pro- known to contain a commer- mental standards; and which minimizes the a Requiring the location and are the only environmental Destruction of wetlands or vide open space opportune• O.Gal 8 cial mineral deposit in impact to agricultural uses APPENDIX n design of excavated areas, quality and natural resource riparian areas will be strong- ties for residents of Weld Open space should be pro- man h nt e o Id ea r` ^ and the environment and structures, machinery, problems in the County . ly discouraged. -Comm.. County and hopes to pro- mated as a butler zone as ferewrith the present or C e 9 "1N tee J - reduces the conflicts Right to Farm Covenant equipment storage, and Rather, the following sec- ei--wealem.--en-sine-ti-r duce a regionally influenced a means for protecting future extraction of such ' - ' ' 4 between mineral develop - stockpiling of refuse or mate, lions have been dealt with in " '4 open space plan for Weld from development those deposit by an extractor. ' ' sent and current and Transportation Definitions riots to be compatible with depth because of the moor - b 'ft' ' "' sot County. areas which have signifi- 0e - g 4 future surface uses. -Arterial Roads surrounding land uses in lance they have on the not- ' ,f `., Si _cant environmental, CM.Goat a , " " ' ' 1 I -Collector Roads terms of: general use, lope- ural environment. These Ooen Space Parks. and scenic, or cultural value. Promote the reasonable weye. OG. Policy 1 -Local Roads graphic form, scale, density, sections do not attempt to Open Space Parks and Recreational Goals and and orderly development Weld County should encour- treffic, dust. and noise. encompass every natural Recreation Policies O. Policy 8 of mineral resources. CM.Goal 5 age cooperation, and coordi- b. Maintaining roadside and issue, instead they attempt When alternatives are not Provide for timely 'edema- nation and 4 5....Aw RIGHT TO FARM perimeter vegetation end to address the major current Open space is any outdoor O.Goal 1 available the Weld County CM.Policy 2 lion and re- use o/ mining communication between the COVENANT setback requirements which areas of importance: land or water area. This Promote agricultural use Comprehensive Plan, The operation of a mine site sites In accordance with surface owner and the min- ce to shield the disposal Wildlife; Open Space Park includes such areas as agri- of prime agricultural land. Subdivision and Zoning in unincorporated Weld the Comprehensive Plan, oral owner/operators with Weld County is one of the facility, including storage of and Recreation; General cultural land, State wildlife Ordinances should encour- County shall be subject to Subdivision and Zoning respect to any developments most productive agricultural equipment, stock -piled soils, Resources Commercial and areas, city parks, and your 0 Policy 1 age mitigation as a tool for obtaining a Use by Special Ordinances. of either the surface or the counties in the United refuse, and materials, from Mineral Deposit Resources; own backyard. Open space Encourage the location of decreasing negative impacts Review permit in accordance mineral estate, States. The rural areas of public view and adjacent Oil and Gas Resources. is desirable because it per. park, recreation, and open to natural resources. with the Weld County Zoning CM.Policy 5 Weld County may be open properties. forms many natural funcions space areas in floodplain, Ordinance. The County should consider OG. Policy 1.1 and spacious, but they are c. Requiring that access Wildlife and satisfies many human seep areas, geological fault O.Geal9 the potentially adverse envi- New planned unit develop. intensively used for apricot roads to and within the site needs Open space is used areas, and nonproductive The private sector, CM.Goal 3 ronmental effects of mining minis or subdivisions should lure. Persons moving into a be located in manner The abundance of wildlife in for the production of crops agricultural areas. an -county agencies, and Minimize the impacts of operations and generally be planned to see--'- '-I- rural area must recognize which minimizes traffic Weld County is an important and raising of livestock. other governmental furls- surface mining activities require. take into account current there are drawbacks, includ- impacls on surrounding land contributor to the economic Open space is used for out- O. Policy 1.1 diction should be encour- surrounding land -uses, and future oil and gas drilling ing conflicts with longsbend- health and quality of life to door recreational activities Discourage uses other than aged to participate in open r ds, and highways. CM. Polity 5.1 activity to Inc extent oil and ing agricultural practices and d. Requiring that the land Weld County. The acquisi- and other leisure time pur- open spacea agriculture, space preservation and r Disturbance of vegetation gas development can rea- a lower level of services than use applicant demonstrate to lion of properties to provide suits which promote the parks, recreation, and other trails development in Weld CM.Policy 3 and overburden in advance s onaby be anticipated in town. the satisfaction of the Board public hunting and fishing health and welfare of people related activities to flood- County. An application fora mine site of mining activates should be of Commissioners that the opportunities has long been Open space functions as air- plain, seep areas, geological located within an Urban minimized; OG. Policy 1.2 Agricultural users of the land street or highway facilities an important part of the sheds which reduce the fault areas. and other areas GENERAL RESOURCES Growth Boundary Area, Oil and gas drilling activities should not be expected to providing access to the dis- Colorado Division of effects of air pollution. Open having natural features of Unincorporated Community, CM. Policy 52 should be planned to eeewry change their long-eslab- posal facility are adequate in Wildlife's management pro- space functions as water- public interest. This section has been decal- 1-25 Mixed Use Topsoil should be saved and eedafe take into account fished agricultural practices functional classification. gram. As an added empha- sheds and storm drainage oped in conformance with Development area and utilized to site reclamation; current and future eWaee to accommodate the intro - width, and structural apac4 sts on the importance of collecting water for steams O.Goal 2 Title 34, Article 1, Section Urban Development Node, Our A sions of urban users into a ty to meet the traffic require- these lands. private groups and aquifers and absorbing Weld County will ettemlte 304. CRS. The or Agricultural Area should CM.Policy 5.3 ' _ " ' /` rural area. Well run agricul- menis of the proposed dis- also lease several of these water of intense rainfall or 4e -cooperate with local, Comprehensive Plan is be reviewed in accordance All reasonable and practical I ''1 ,, e' -•"•e-Pwei twat activities will generate posal facility. Internal road sites for recreational aattvi- snwwmelt. Open space also state, and federal agencies intended to provide appropri- with the goals and policies of measures should betaken to 4'102 ' ' Ls, a off to -mpacis, including circulation. off-street park- des such as fishing, hunting, supports wildlife which in to identify, conserve, and ale gals and policies to uti- the area in which the eppt'n protect the habitat of fish c IN noise from tractors and Mg. dust abatement, accel- and boating. Maintaining turn provldes enjoyment for protect fish end wildlife lice the County's mineral cation is located. and wildlife; ' ' f ' e- equipment dust from animal eration lanes, deceleration wildlife habitats in sufficient Weldcees ens. habitat by attempting to resources ing that surface planned unit devil- pens, field work, harvest, lanes common access col- supply is necessary to Implementlse measures adverse env ronmental CM.Geel 4 CM.Policy 54 opment and subdivision and dell gravel roads; odor faction points, signalization, encourage the social and Park facilities end tetra- la the protection of such effects resulting from surface Minimize hazardous condi- The operation should comply activities to the extent such from animal confinement, and other traffic improve- economic benefit we receive ational programs in the areas. mining operations are mini- tiers related to mining with County flood hazard development can reasonably silage, and manure; smoke masts shall be required from this resource. Map 5, County are planned and mbad. Weld County recog- activities and the mining and geological hazard rep- be anticipated. from ditch burning; flies and wherever necessary to mitt- Wildlife Areas - Existing, operated by the State O.Goel 3 nues that mineral resource she. lotions; mosqueoes, the use of pen - gate traffic impacts which located in the back cover Division of Parks and Undoes activity proposed extraction is an essential OG.Policy 1.3 aides and fertilizers in the may be created by the dis- pocket, shows most of the Outdoor Recreation, monk' for arses designated as industry. The availability CM.Policy 4 CM.Policy 5.5 Weld County will seek the fields, including the use of posal facility. Applications important wildlife habitat palities, schools, and recta- open fends, or ter visually and cost of materials such In reviewing the operational The final reclamation of the imposition of protective mea- aerial spraying. Ditches and for disposal facilities shall areas in the County. It ational districts. Weld prominent areas, should and and gravel has an and reclamation plans fora mine site should return the sures through available re servoirs rs cannot simply be also be reviewed to accon should be noted that the County currently operates preserve, enhance end economic affect on the gen- mining operation, the County land to a form and producliv- state, county, and federal moved "out of the way" of dance with the transportation important wildlife areas are one small regional park near maintain significant or eral construction and high- should impose such condi- Ity that is to conformance regulations to ensure that residential development goals and policies. often closely associated the City of Greeley and is unique natural land lee- way construction industry. lions as necessary to mini- with the established compre' the mineral operator c without threatening the efll- e. Requiring that security with important water supplyactively developing other turn, including etneme s, mix or eliminate the polen- hensive plan for the area, ducts operations in a man- dent delivery of irrigation to lancing be erected and and aquifer recharge areas. open space opportunities lakes, ridges, valley, In same instances, sites flaladverse impact of the .44which will minimize fields which is essential to r maintained around exlrac- throughout Weld County. meadows, large tree clue- containing significant quasi- operation on surrounding CM.Policy 56 current and future environ- farm production. s lion sites a oaoaenary to Wildlife Goals and Pollen!, tars, rock outcroppings, ties of mineral deposits are properties. This should The operator will maintain mental impacts: regulate andmonitor access Weld County contracts with end dranage. located in areas character- include: the reclaimed mine site until Weld County covers a land to the disposal facility. W.Goa11 the City of Greeley to man- bed by other land -uses and it has been stabilized and OG.Policy 1.4 area of over 4,000 square i. Insuring that all disposal New developments should age the Island Grove ()Policy 3 natural resources. Because CM.Policy 4.1 vegetation is re-established, 02 _.' 9 A , miles in size (twice the size facility operations conform to be located and designed to Regional Park which is tom- Stabilization and landscap- the uncontrolled operation of Requiring the location and and ' ' ' e ")./ A ' I/ of the State of Delaware) Federal, Slate, and local preserve critical ecosys- posed of several 4 -Fl build- ing of final landforme shall a mine site has the potential design of excavated areas, k..,, ' • ' L a-deei with more than 3,700 miles environmental standards tams components, induct- ings, an exhibition building, be required and runoff con- for adversely affecting sue-- structures, machinery, CM.Policy 57 - I ' ' of state and county roads and regulations. leg wetlands, significant the Weld County Fair trolled to historic levels. se rounding 'and -us, roads, equipment storage, and Trucking operations dealing ' " outside of municipalities. g. Insuring that all reason- wildlife habitats, and Grounds and Stadium, and residents, and the environ- stockpiling of mined materi- exclusively in the transport W_-a.prepriafe sae-wae4 The sheer magnitude of the able and practicable mea- migration corridors. other supplemental build- O.Gaal 4 mere, a specialized use per- als to be compatible with of mined materials may be Oil and gas area to be served stretches sures e taken to protect Significant wildlife habitat ings. These facilities are Development Improve- e Mis required accordance surrounding land -uses in permitted on the tri ne re sources. support facilities decisions available res ces. Law thehabitat of fish and is defined as a geogrephi- located partly within the City meets should minimize with the Weld County Zoning terms o0 general use, scale, when incorporated in the which do not rely on geology enforcement is based on wildlife. cal area containing a cam- of Greeley and unincorporat- visual sardng from grad- Ordinance. density, traffic, dust, and operational plan for the min- for locations deaasien, shall responses to complaints h. Insuring that the facility binatlon of the essential eat Weld County- In addition ing, tad cuts, and other noise, ing operationbe subjected to review in more than on patrols of the complies with County flood elements of food, water, to these facilities, the County site disturbances end As of 1987, the mineral accordance with the appro- county and the distances hazard and geologic hazard cover, and space and in currently owns and operates should integrate new lend- resources known to be Meat- CM.Policy 4.2 Oil and Gas M4weew4 priate section of this Plan, which must be traveled may regulations. quantitlee sufficient to separate sand and gravel soaping with the existing ed in Weld County include Maintaining roadside and Deposits and delay all emergency I. Requiring that the final support a species. pits. These mine sites vary natural lendseepe. In sand and gravel, coal, and perimeter vegetation and responses, including law reclamation of the disposal in size from 56.6 to 105.7 addition, stabilization and uranium. The maps at the setback requirements which 09 and gas development in OG. Policy 1.5 enforcement ambulance, facility shall return the land W.Policy 1 aces. One of these sites, landscaping of final land- end of this document illus- serve 10 shield mining opera- Weld County is an integral to a form and productivity Development and design of located in the I-25 Mixed forms end continuous tote the wide distribution of lions including storage of part of the Weld County that is in conformance with land uses which require Use Development area, cur- maintenance of new land- minerals within the County. equipment, stockpiled soils economy and has a subslan- the established comprehen- drainage, excessive removal rently is in the process of seeping should be These mineral deposes vary and materials from public lal direct and indirect impact vie plan goals and policies of riparian vegetation and being developed into a assured. greatly in quantity and quali- view, rrent and future land for the area. alterations of river or stream regional park for the benefit ty. cu Oil and gas develop j. Insuring that the operator banks shall be discouraged of the residents of southwest O.Goal 5 CM.Policy 4.3 mem is cyclical but the eco- will maintain the reclaimed in order to protect river or Weld County. The County will strive to Most of the high quality sand Requiring that access roads nomics of drilling has caused disposal facility until it has stream quality and to protect conserve significant and gravel deposits in Weld to and within the site be extensive drilling activities in been stabilized and vegeta. waterfowl areas. Special attention has been standsof trees and County are found along located in a manner which Weld County. The area of Don is re-established. directed toward encouraging shrubs, large expanses of major drainage, either under minimize traffic impacts on the most intensive recent 10. Weld County will collect 4t4.GeeLa parks, trails, and recreational prairie grasses, and the flodplains or to adjacent surrounding land uses; drilling activities coincides, to landfillsurcharges which t'ew-develepwe___ _10 alel facilities of varying size and unique forms of vegetation stream terraces. Some a large part, with prime irri- cover aste monitoring 66.4longan-es-peawrw function along rivers, creeks, and lend area. lower quality deposits are CM.Policy 4.4 gated farmground. Recent tasks performed by staff, "' " - 4 and sireambeds. Currently, found in older alluvial Requiring the land -use developments in case law pad maintenance, litter eeeeyeteme54.4aairt alt Weld County is working with O. Polioy 5 deposits. Aeonian sand applicant to demonstrate to and statute have made it pick-up, public education, or '5 - ' "vie ` `.• 'r the City of Greeley and the The County will work to deposits can be found in the satisfaction of the Board clear that counties have other costs identified by the "Mlawderaad-.1441444e Town of Windsor to develop reduce the proliferation of some upland areas. a . A of Commissioners that the some land use authority over m Board of County ._ "♦ ' the Cache La Poudre Trail. weeds in a major portion of Weld street or highway facilities oil and gas development s Commissioners. The Cache La Poodle Trail r penally sound manner County is underlain with providing access to the min- despite a partial preemption 11. Methane gas recovery at W.Pollcy21.1 follows the Cache La Poudre incompliance with stale coal. This coal forms a por- ing activity are adequate in by the State acting through landfill sites shall be encour- Conflicts with fish and River from Island Grove laws. lion of the Boulder -Weld functional classification, the Colorado Oil and Gas aged. The design of all wildlife habitats and mlgra- Regional Park westwardly to field which is Included in the width, and structural capaci- Conservation Commission. landfills shall attempt to titan routes shall be consid- the Larimer County line. It is O. Policy 5.1 Denver Basin coal region. ty to meet the requirements No court has actually heard maximize eventual gas pro- Bred in land development. the goal of the Cache La Significant stands of vegeta- Portions of Weld County, of the proposed mining acliv- evidence and reviewed a set dilation. Developments Developments adjacent to Poudre Trail Advisory Board lion shall be identified during north of Colorado State ity. Internal road circulation, of local regulations to deter - 12. The County may require rivers and streams, water- to provide a multi -modal the land review process. Highway 14, have been lest- off street parking, dust mine exactly where conflicts w landfill applicants to fowl areas, and important or transit system for the north- Identified stands will be pre- ed and have shown occur- abatement, acceleration arise between the State demonstrate that resource critical wildlife areas should ern region of Weldserved whenever possible. rences of uranium deposits. lanes, deceleration lanes, statutory purposes and local recovary and recycle pro- incorporate reduced dense- Improvements should be Currently, there are no pro- common access collection regulations and there is still grams have been adequate- ties, adequate setbacks and The central theme of the located to minimize the during uranium mine sees in points, signaltzation, and debate as to what standard ly studied as an alternative. buffered areas as prescribed County's open space goals removal of vegetation. the County. other traffic improvements the Court should actually by the Colorado Division of and policies is the adoption P -p, 5 , d shall be required wherever apply in determining con - NATURAL RESOURCES Wildlife; of goals and policies which el -d 4 Commercial and Mineral necessary to mitigate Traffic Mitts. �' - If, ` can minimizeonflict " " ' ' Deposits impacts caused by the min- W " S---33 n'a Because natural resources W.Policy 2.1 between ea as for open ' " ing activity. Applications for ' " ."A are limited it is critical that a The County will identity and space and urban develop- ' - - In this plan, General mining should also be a -s C -ay-x"--'.9-E- ty balance be obtained strive to protect critical or ent. The open space and Resources has been divided reviewed to accordance with inee' Y 1 - between increased growth unique habitat areas of high natural resource manage- O. Policy 52 into two subcategories: the transportation goals and a ''4 e' •` a el and the natural areas within public value, such as habi- men, goals and policies Attractive, drought —tolerant Commercial/Mineral policies; WINDSOR BEACON Thursday, August 24,1995 LEGALS LEGALS LEGALS and fire. Fire protection is - Unpaved collectors may rive date of this Ordinance usually provided by volun• have an ADT of 100 or will have the option of pre - leers who must leave their greater. ceding under the prior provi- jobs and families to respond - Collectors will be designed sions of the Comprehensive to emergencies. county fora speed 0145 MPH. Plan or requesting that the gravel roads, no matter how - Direct accesses will be rim- application be remanded to often they are bladed, will ited to six per mile. the Planning Commission or, not provide the same kind of - New individual lot access if applicable, the Department surface expected from a will be permitted in hardship of Planning Services, to paved road. Snow removal cases. repeat the review process priorities mean that roads -A distance of 1025 feet will using this Ordinance. from subdivisions to arterials be maintained between -may not be cleared for sev- cross road intersections BE IT FURTHER rat days after a major whenever practical. ORDAINED by the Board, if snowstorm Snow removal - Collector roads combine any section, subsection, for roads within subdivisions smaller traffic flows until they paragraph, sentence, e of the lowest priority for reach a volume that war- clause, or phrase of this public works or may be the rants an intersection along Ordinance is for any re private responsibility of the an arterial roadway. held or decided to be unc nn homeowners. Services in - Collectors expedite move- stitutiional, such derision rural areas, in many cases, merit of traffic in the local shall not affect the validity of will not be equivalent to the remaining ponions here - municipal services. - Collectors serve a dual of. The Board of County function between mobility Commissioners hereby Children are exposed to Oil- and land access by connect- declares that it would have ferent haaerrds in the county ing local roads to arterials. enacted this Ordinance in than in an urban or suburban - Collector roads s each and every section, sub - setting. Farm equipment smaller communities and section, paragraph, sen and oil field equipment, neighborhoods. tence, clause, and phrase ponds and irrigation ditches, - Collector roads serve tray- thereof irrespective of the electrical power for pumps el of primarily a countywide fact that any one or more and center pivot operations, nature. sections, subsections, pare - high speed traffic, sand burs, graphs, sentences, clauses, puncture vines, territorial _locator Roads or phrases might be farm dogs, and livestock pre- declared to be unconstltu- snt real threats t0 children. Local roads provide direct tional or invalid. Controlling children's activi- approaches to individual or ties is important, not only for other properties. A local The above and foregoing their safety but also for the road should move the traffic Ordinance Number 147-C protection of the farmer's from a developed area and was, on motion duly made livelihoodlead it into a collector road at and seconded, adopted by a single point of access the following vote on the Parents (need or must) be Local county roads are day of , A.D., 1995. responsible for their chil- designed for lower speeds dren. and lower traffic volumes. BOARD OF COUNTY TRANSPORTATION — Local roads will be COMMISSIONERS DEFINITIONS designed for a speed of 35 WELD COUNTY, MPH. COLORADO Arterial Roads — Not more than one access Dale K. Hall, Chairman per lot/legal parcel shall be Barbara J. Kirkmeyer, Arterial roads provide for the permitted. Pro-Tem corridor movement and die- — To the greatest extant George E. Baxter tribution of traffic with trip practical, the number of Constance L Harbert lengths and travel densities accesses on all local roads W. H. Webster for substantial statewide or shall be kept to a minimum, countywide travel. Some The multiple use of access- ATTEST: arterial road characteristics s shall be encouraged. a Weld County Clerk to the are as follows: - A minimum distance of Board 825 feet should be main- BY: - Paved arterials will normal- tained between cross road Deputy Clerk to the Board ly have an ADT greater than intersections. APPROVED AS TO FORM: 1000. - The minimum distance County Attorney — Unpaved arterials may between any two road inter - have an ADT of 200 or sevoons should be not less First Reading: -greater. than 500 feet. July it. 1995 - Arterials will be designed - In general, the design of Publication: fore speed of 55 MPH. new roads should allow for July 20, 1995, in the - For better movement of sufficient distance between Windsor Beacon traffic and safety of the tray- intersections to allow sling arterials shall have no motorists to complete an Second Reading: direct ac Direct avoidance maneuver for July 31, 1995 accesses will be provided speed/path/direction change only for hardship cases of for the urban/rural conditions Continuance of for high traffic generators. present. Second Reading: - Direct accesses will usual- - Reference is made to the August 14, 1995 ly be limited to incoming col- AASHTO Manuel on Publication: lector roads. i.e., one cross Raumatrin Dasinn ,L August 24. 1995, in the road intersection per mile. Hjehwav and RtrmN. Windsor Beacon - Arterial roads provide for - Local roads provide direct the corridor movement and approaches to individual or Final Reading: distribution of traffic with trip other properties. September 6, 1995 lengths end travel densities - A local road should move Publication' for substantial statewide or the traffic from a developed September 14, 1995, in the county wide travel. areaand lead it into a collet- Windsor Beacon road et a single point of Colleetnr Wind. access. Effective Date:' - Local county roads are Collector roads combine designed fora lower speed Published in the Windsor smaller traffic flow until they end a lower traffic volume. Beacon on Aug. 24, 1905. reach a volume that war. rants an intersection along BE IT FURTHER an arterial roadway. ORDAINED by the Board. Collectors expedite move- that an applicant fora land ment of traffic in the local use who has not yet been area. Collectors serve a heard prior to the effective duel function between mobil- data of this Ordinance ity and land access by con- before the Planning netting local roads to anent- Commission or, 4 applicable, Ms. Collector roads serve the Department of Planning smaller communities and Services for matters not con - neighborhoods, as well as eldered by the Planning travel of primarily a county- Commission, will be consid- wide nature. The character- ered under the terms of this isfias of a collector mad are: Ordinance. However, any applicant whose land -use - Paved collectors will nor- application that is pending malty. have and ADTa of 200 before the Board of County to 1000 Commissioners on the effec- Figure 2. Population Distribution Percentage Based Table 1. POPULATION CHARACTERISTICS Weld County and the State of Colorado 1990 WELD COUNTY STATE OF COLORADO MALE 65,089 49.4% FEMALE 66,732 50.6% UNDER 5 10,389 7.9% 5-17 26,624 20.2% 18-64 81,354 61.7% 65+ 13,454 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 30.5 Total Households 47,470 Persons per Household 2.69 32.5 1,282,489 2.51 Figure 3. Employment by Section 1994 Mining (includes oil and gas) 1,061 Construction 2,978 Manufacturing 9,943 Transportation 2,045 Wholesale Trade 3,229 Retail Trade 8,445 Finance, Insurance, Real Estate 2,191 Services 10,997 Government 8,830 Misc Agricultural Services 1.525 Total Non -Fanning 46,595 Farming 6 286 All Industries Total 52,881 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* * ACRES 500 2,086,292 193,060 9,980 _2,168 8,184 2,228 200,301 59,757 Total County Acres 2,562,560 PERCENTAGE .03 81.0 8.0 A9 .3 .09 7.0 2.3 *100 a 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 Thursday, August 24,1995 WINDSOR BEACON LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS LEGALS 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 293.03 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 T onceCOr'Ytiforu,tTrON US hltNltllha JTIES L 09090 COLMT'I iz?.30 Tug 05fi Brighton, M oCPI - Bn� rrifieldlM1iCP) - Decono 2.321 Eaton 1931 Erie MCP) 1.231 Evans Firestone ,204 Fen Lupton 4 ,251 Frederick x855 Garden Gr 12.3 Odcea 1.025 Ge:lev 53.006 i-8 Hn 668 hnsto K enesbur9 ou LaSalle 1,929 Lochhute 895 Longmont tMCPI Mead 256 1.506 New Ramer 80 NoMglenni MCP) Nunn 295 Pierce 828 PlaeWile 1,662 Severance 102 noniron Windsor 4.20 Unincorporated 35,542 131,821 1,107 2,28 50 1944 5.977 358 5 5 a9 199 1.084 0.115918 570 9110 1 803 156 1605 324 1,515 106 4 062 33 001 ?rI 2,08 2.055 1,19 1.:97 023 205 109 110 959 1 636 605 1.015 1.955 04 6,1 1 661 101 rs3 1,570 • 5 596 Sources. Colorado Division of local Government Demographic Seepon. Noremh,r 1994PasLatvavia NOTE. Mum ciytilny eestimea have heen rounded to me nearest mholt n,umAer. MCP Oniv those pamons located within Weld Count TABLE 5. COUNTY ROAD SYSTEM DESIGN GUIDELINES FOR NEW ROAD CONSTRUCTION CLASSIFICATION AVERAGE DAILY TRAFFIC COUNTS PAVEMENT TYPE NUMBER OF LANES LANE AVIDTH SHOULDER WIDTH RIGHT 9F WAY MINIMUM DESIGN SPEED Local <200 Gravel 2 12' 4' 60' 30 Local <200 Paved 2 12' -4' -60' 30 Collector 200-1000 Paved 2 12' 6' 80' 45 Arterial >1000 Paved 2 12' -6' 100' 55 PUBLIC NOTICE 3567, or at the Weld County or Specially Assessed, and chase therefor to WAYNE N. Treasurer's Deed. or to the said Premises and said real estate was taxed or NOTICE OF RIRCHASE following described rea Clerk and Recorder's office; to all Persons having an AND JOANN E. DUNKER. To Whom It May Concern, specially asessed in the OF REAL ESTATEATTAit estate situated Sr the County Weld County; P.O. Box 758, P.O. Box 758, Greeley, CO Interest or Title of Record in That said tax lien sale was Witness my hand this 17TH and more especially to: name of ANGELO J. LA LIEN APPLA SALE AND OF of Weld, State of Colorado. Greeley, CO 80632, has 80632, or the above -named or to the said Premises and made to satisfy the delin- day of AUGUST, A.D. 1995 ANGELO J. LAGUARDIA. GUARDIA for the said year CATION FOR ISSUANCE to -wit 2AR31.3134 BLK31 filed an amended application applicant. To Whom It May Concern, quent GENERAL taxes 1991. OF TREASURER'S DEED 2ND ARISTOCRAT for Permit No. M-80-120, the and more especially to -wit. assessed against said real PHYLLIS BATT, DEPUTY You and each of you are RFFO *3174 ORANCHETTES and said Koenig Pit, a (112) Comments must be in writing ELKHORN CO. estate for the year 1991-, that County Treasurer of Weld hereby notified that on the That a Treasurer's Deed will County Treasurer Issued a Reclamation Permit with the and must be received by the said real estate was taxed or County 30TH day of OCTOBER be issued for said real estate To Every Person in Actual certificate of purchase there - Colorado Mined Land Division of Minerals and You and each of you are specially asessed in the A.D. 1992, the then County to the said WAYNE N. AND Possession or Occupancy of for to H.L DENT. That sold Reclamation Board under Geology by 4:00 p.m. on hereby notified that on the name of ELKHORN CO for Published in the Windsor Treasurer of the County of JOANN E. DUNKER at Two the hereinafter Described tax lien sale was made to provisions of the Colorado October 5, 1995. 30TH day of OCTOBER the said year 1991; That Beacon on August 24, 31, Weld, in the State of o'clock P.M. on the 18TH of Land, Lot or Premises, and satisfy the delinquent GEN- Mined Land Reclamation A.D. 1992, the then County said WAYNE N. AND and Sept. 7, 1995. Colorado, sold at public tax DECEMBER A.D. 1995, to the Person in Whose ERAL taxes assessed Act. The mine is located at Published in the Windsor Treasurer of the County of JOANN E. DUNKER, the lien sale to WAYNE N. AND unless the same has been Name the same was Taxed against said real estate for or near Section 13, Beacon on August 24 and Weld, in the State of present holder of said certifi- JOANN E. DUNKER the MI- redeemed. Said property or Specially Assessed, and the year 1991; that said real Township 2, Range 67, 6th 31, 1995; September 7 and Colorado, sold at public tax tale, has made request NOTICE OF PURCHASE lowing described real estate may be redeemed from said to all Persons having an estate was taxed or specially Prime Meridian. 14,1995. lien sale to WAYNE N. AND upon the Treasurer of said OF REAL ESTATE AT TAX situated in the County of sale at any time prior to the Interest orTtitle of Record in asessed in the n of JOANN E. DUNKER the fol- County fora deed to said LIEN SALE AND OF APPU- Weld, State of Colorado, to- actual execution of said or to the said Premises and DANIEL ZAVALA & MARIA Weld County is currently NOTICE OF PURCHASE lowing described real estate real estate, CATION FOR ISSUANCE wit: 14602 E25' L11-12 BLK Treasurer's Deed. To Whom It May Concern, CAUDILLO for the said year working at the location, and OF REAL ESTATE ATTAR situate in the County of OF TREASURER'S DEED 2 E SIDE EATON a ALL and more especially to 1991. the proposed date of tom- -I IFE SALE AND OF APPU- Weld, State of Colorado, to- That a Treasurer's Deed will DEED 83573 E50' OF L10 EXC W25' OF Witness my hand this 17TH DANIEL ZAVALA & MARIA pletion is September, 2005. CATION FOR ISSUANCE wit: FRE 20756 PT E2 31 2 be issued for said real estate N50' EATON (OUT) and day of AUGUST, A.D. 1995 CAUDILLO. That a Treasurer's Deed will The proposed future use of OF TREASURER'S DEED 67 BEG AT SE COR SEC to the said WAYNE N. AND To Every Person in Actual said County Treasurer be issued ior said real estate the land is Wildlife or Home DEED 83072 31 THENCE ALONG E LN JOANN E. DUNKER at Two Possession or Occupancy of issued a certificate of put- PHYLLIS BATT, DEPUTY You and each of you are to the said H L. DENT at Site. Additional information N 1 D 2' E 1 5 8 7 . 6 1 ' o'clock P M. on the 18TH of the hereinafter Described chase therefor to WAYNE N. County Treasurer of Weld hereby notified that on the Two o'clock P.M. on the and tentative decision date To Every Person in Actual N87D57'W27.6' TO POB DECEMBER A.D. 1995, Land, Lot or Premises, and AND JOANN E. DUNKER. County 30TH day of OCTOBER 18TH of DECEMBER A.D. may be obtained from the Possession or Occupancy of NB7D57'W2087'N1D2'E208 unless the same has been to the Person in Whose That said tax lien sale was A . 1992, the then County 1995 , unless the same has Division of Minerals and the hereinafter Described .7'S8 8 D 57' E208. 7' redeemed. Said property Name the same was Taxed made to satisfy the deiin- Published in the Windsor Treasurer of the County of been redeemed Geology. 1313 Sherman Land. Lot or Premises, and Sr 52'W208.7' TO BEG (1A) may be redeemed from said or Specially Assessed, and quent GENERAL taxes Beacon on August 24, 31, Weld, the State of Street, Room 215, Denver, to the Person in Whose and said County Treasurer sale at any time prior to the to all Persons having an sed against said real and Sept. 7, 1995. Colorado, sold at public tax Said property may be Colorado 80203, (303) 866- Name the same was Taxed issued a certificate of put- actual execution of said Interest or Title of Record in estate for the year 1991. that lien sale to H. L. DENT the redeemed from said sore at Hello