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Home My WebLink About950843.tiff AQ441242 ORDINANCE NO. 147-F IN THE MATTER OF THE REPEAL AND RE-ENACTMENT,WITH AMENDMENTS TO CERTAIN MAPS TO ORDINANCE NO. 147, WELD COUNTY COMPREHENSIVE PLAN ORDINANCE, AS CURRENTLY AMENDED 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 and 147-B, and is in the process of adopting amendments in Ordinance No. 147-D and 147-E, and WHEREAS, the proposed Comprehensive Plan revision has 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 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 Conceptual Land Use Plan Map and the 1-25 Mixed-Use Development Area and Activity Centers Map of the Weld County Comprehensive Plan be repealed and re-enacted to include the following parcels: 1. The NW% of Section 7, Township 2 North, Range 68 West of the 6th P.M., Weld County, Colorado Located at 10702 Weld County Line Road 1 BE IT FURTHER ORDAINED by the Board that this Ordinance No. 147-F, insofar as it is the same as Ordinance No. 147 as amended, is intended to be a continuation of the prior ordinance and not a new enactment. 2441242 B-1494 P-918 06/05/95 04: 17P PG 1 OF 2 REC DOC 950843 Weld County CO Clerk & Recorder 0.00 ORD147F en P b RE: ORDINANCE#147-F PAGE 2 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-F was, on motion duly made and seconded, adopted by the following vote on the 31st day of May, A.D., 1995. BOARD OF COUNTY COMMISSIONERS M0-OUNTY, COLO DO it . . / id ‘,.4 Dale K. Hall, Chairman _ ai. ¶ Clerk to the Board � a �°�Q?� �`1 � 1 arbar J. Kirkme er ro7em iNil!' y �%eputy Cle I o the Board l z.-.--jj r f /George E/Baxter APPROVED AS TO FORM: �j { �'/// l -,..,lN_11�✓P-, . /'GS <mil-' Constance L. Harbert ty ttorne 1/ 172 �/ )' 1 W. H. Webster �tr First Reading: May 1, 1995 Publication: May 4, 1995, in the Windsor Beacon Second Reading: May 15, 1995 Publication: May 18, 1995, in the Windsor Beacon Final Reading: May 31, 1995 Publication: June 8, 1995, in the Windsor Beacon Effective Date: November 7, 1995 2441242 B-1494 P-918 06/05/95 04:17P PG 2 OF 2 950843 ORD147F AFFIDAVIT OF PUBLICATION WHEREAS, the proposed subsection, paragraph, sen- Comprehensive Plan nevi- fence, clause, and phrase STATE OF COLORADO lion has been reviewed by thereof irrespective of the the Weld County Planning fact that any one or more 5S Commission and the Board sections, subsections, pare- COUNTY OF WELD of County Commissioners. graphs, sentences, clauses, and or phrases might be declared - to be unconstitutional or I, ROGER A. LIPIER, of said County of Weld, being duly ORDINANCE NO 147-F WHEREAS, the Board of invalid. I County Commissioners of sworn,say that am publisher of IN THE MATTER OF THE Weld County hereby finds The above and foregoing REPEAL AND RE-ENACT- and determines that there is Ordinance Number 147-F WINDSOR BEACON MENT, WITH AMEND- a need for a revision of the was, on motion duly made MENTS TO CERTAIN MAPS Comprehensive Plan for the and seconded, adopted by TO ORDINANCE NO. 147, County of Weld,and that this the following vote on the31sl a weeklynewspaper COUNTY COMPRE- Ordinance is for the benefit day of May,A.D.,1995. having a general circulation in said - HENSIVE PLAN ORDI- of the health,safety,and wet- County and State, published in the town of WINDSOR, in NANCE, AS CURRENTLY taro of the people of Weld BOARD OF COUNTY COM- AMENDED County. MISSIONERS said County. and State; and that the notice, of which the WELD COUNTY, COL. annexe is atrue copy, has been published in said weakly BE IT ORDAINED BY THE NOW,THEREFORE,BE IT ORADO for successive weeks, that the notice was BOARD OF COUNTY COM- ORDAINED by the Board of MISSIONERS OF THE County Commissioners of Dale K.Hall,Chairman published in the regular and entire issue of every number of COUNTY OF WELD,STATE the County of Weld,State of the paper during the period and time of publication, and in OF COLORADO: Colorado. that the Barbara J. Kirkmeyer, Conceptual Land Use Plan Pro-Tern the newspaper proper and not in a supplement, and that WHEREAS, the Board of Map and the 1-25 Mixed-Use the first publication of said notice was in said paper bearing County Commissioners of Development Area and George E.Baxter the County of Weld,State of Activity Centers Map of the the date of the Colorado, pursuant to Weld County Constance L.Harbert OG Colorado statute and the Comprehensive Plan be C day Of 'bv�Le' A.D., 1 g y and the Weld County Home Rule repealed and re-enacted to W.H.Webster last publication bearing the date of the Charter, is vested with the include the following parcels: day of A.D., 19 and that authority of administering the ATTEST:Donald D.Warden affairs of Weld County. 1.The NW1/4 of Section 7, Weld County Clerk to the the said WINDSOR BEACON has been published Colorado,and Township 2 North,Range 68 Board continuously and uninterruptedly for me ccriod of 5 West of the 6th PM., Weld WHEREAS, the Board of County.Colorado By:Shelly K,Miller I consecutive weeks, in said County and State, pricy to the County Commissioners has Deputy Clerk to the Board date of first publication of said notice mr':' the ':ame is a the power antl authority Located at ad 1 Weld newspaper within the meaningof an Act to regulate printing under the Weld County County Line Road 1 APPROVED AS TO FORM: - papa 3 P g Home Rule Charter and Bruce T.Barker of legal notices and advertisements, approved May 18, Article 28 of Title 30,CRS,to BE IT FURTHER County Attorney 1931, and al r adopt planning goals and ORDAINED by the Board nd prior acts so far as in force. policies for the unincorpora4 that this Ordinance No. First Reading: ed areas of the County of 147-F, insofar as it is the May 1,1995 Weld,and same as ed,Ordinance No. o MayPublication:, /�)`^ as amended is intended to May 4,1995.in the Windsor ,�/J�, WHEREAS, the Board of be a continuation of the prior Beacon -J County Commissioners of ordinance and not a new �18GSH'cR Weld County,Colorado,has enactment. Second Reading: previously adopted May 15.1995 Ordinance No. 147, Weld BE IT FURTHER Publication: Subscribed and sworn to before me this/r$t day of County Comprehensive ORDAINED by the Board.if May 18,1995,in the Windsor. 4-v.R. 1 g !s Plan,establishing a compre- any section, subsection, Beacon T - �1 hensive revision of the plan- paragraph,sentence,clause, /' ! i ning goals and policies for or phrase of this Ordinance is Final Reading: s the unincorporated areas of for any reason held or decid- May 31.1995 �L.L4h,0 /�G�)(-1✓xi the County of Weld and has ed to be unconstitutional, Publication: NOI ARY PUBLIC -adopted amendments in such decision that not affect Jura B,1995,in the Windsor Ordinance No. 147-A and the validly of the remaining Beacon 147-B,and is in the process portions hereof. The Board My Commission expires L-e. 2 7 of adopting amendments in of County Commissioners Effective Date: 7 Ordinance No. 147-0 and hereby declares that 8 would November 7.1995 147-E.and have enacted this Ordinance In each and every season. ItiIlsRea In the Windsor ieeeen an June,1995. 1 950843 NOTICE DOCKET NO. 95-33 The Board of County Commissioners of Weld County, Colorado, will conduct a public hearing at 9:00 a.m., on Monday, May 1, 1995, in the Chambers of the Board of County Commissioners of Weld County, Colorado, Weld County Centennial Center, 915 10th Street, First Floor, Greeley, Colorado, for the purpose of considering amendments to certain maps to Ordinance No. 147, Weld County Comprehensive Plan Ordinance, as currently amended. All persons in any manner interested are requested to attend said hearing and may be heard. Amendment to 1-25 Mixed Use Development Area Conceptual Land Use Plan to include the following parcels: NW% of Section 7, Township 2 North, Range 68 West of the 6th P.M., Weld County, Colorado Located at 10702 Weld County Line Road 1 Should any interested party desire the presence of a court reporter to make a record of the proceedings, in addition to the taped record which will be kept during the hearing, the Clerk to the Board shall be advised in writing of such action at least five days prior to the hearing. The cost of engaging a court reporter shall be borne by the requesting party. BE IT ALSO KNOWN that copies of the proposed amendments may be examined in the office of the Clerk to the Board of County Commissioners, located in the Weld County Centennial Center, 915 10th Street, Third Floor, Greeley, Colorado, Monday through Friday, 8:00 a.m. to 5:00 p.m. BOARD OF COUNTY COMMISSIONERS WELD COUNTY, COLORADO BY: DONALD D. WARDEN WELD COUNTY CLERK TO THE BOARD BY: SHELLY K. MILLER DEPUTY CLERK TO THE BOARD DATED: April 17, 1995 PUBLISHED: April 20, 1995, in the Windsor Beacon 950843 DOCKET NO.asaa The Board of County Commissioners of Weld County. Colorado, will con AFFIDAVIT OF PUBLICATION duct a pudic hearing at 9:00 a.m., on Monday, May 1. 1995,In the Chambers of the STATE OF COLORADO Board of County SS Commissioners n of Weld COUNTY OF WELD Coununry, Colorado. Weld County Centennial CFntor. 915 l , Street First Floor.Greeley, Colorado, for theCounty I, ROGER A. LIPKER, of said of Weld, being duly purpose of considering sworn,say that I am publisher of amendinente to certain maps to Ordinance No.147.Weld County Comprehensive Plan WINDSOR BEACON Ordinance, as currently amended.M persons In any manner Interested are a weekly newspaper having a general circulation in said Marasted to mayh said County and State, published in the town of WINDSOR, in rt said County and State; and that the notice, of which the Amendment to 1-25 Meld annexed is a true co has beenpublished in said Use Development Area copy, weekly Conceptual Land Use Plan to for / successive weeks, that the notice was Include the following parcels: published in the regular and entire issue of every number of NWva of Section 7, the paper during the period and time of publication, and in Township Noah.Range 6B the newspaper proper and not in a supplement, and that Weal of the eth P.M.,Weld County.Colorado the first publication of said notice was in said paper bearing Located at 10702 Weld the date of the Cavity Um Road 1 ,trz'day of p ti^ A.D., 19 IS and the last publication bearing the date of the Should any interested party desire the preemies of • day of A.D., 19 and that Court reporter to make • the said WINDSOR BEACON has been published record of the proceedings,In aMNbn lete taped rawrd continuously rind uninterruptedly for the ccriod of 5 elide will be kept during 6r consecutive weeks, in said County and State, pric, to the hearing, the Cleft to the Board MO to sdelesd In dare of first publication of said notice and the same is a writing of such action at Most newspaper within the meaning of an Act to regulate printing five eonro the helint The cost of of legal notices and advertisements, approved May 18, reporter shall cewme by the 1931, and all prior acts so far as in force. requesting wry. BE IT ALSO KNOWN that copies of the proposed .� amendments may be exam- . ..- .._ k In the office of the Clerk BG kW to the Board of Count' Li Commissioners, located in ,PU ®' the Weld County Centennial Subscribed and,sworn to before me this‘ , day of Center, 915 10th Street, 19 C7 Third Floor, Greeley. /r1 7 Colorado. Monday through Friday,B a .to6:w p.m. � /7 7�xJ /J COO ©C ��Gfx+zv-n BOARD OF COUNTY COM- NOTARY PUBLIC MISSIONERS WELD COUNTY, COL- ORADO My commission expires ac—er5 `i(_o BY:DONALD D.WARDEN WELD COUNTY CLERK TO THE BOARD BY:SHELLY K.MILLER DEPUTY CLERK TO THE BOARD DATED: April 17.1555 Published le the Windier Brew on Apra 26,1f16. 950843 CERTIFICATE OF MAILING The undersigned hereby certifies that a true and correct copy of the foregoing Notice of Hearing, Docket#95-33, was placed in the United States mail, first class mail, postage prepaid, addressed to the following property owners. DATED this 20th day of April, 1995. GARY TUTTLE TUTTLE APPLEGATE, INC. 11990 GRANT STREET, SUITE 410 DENVER, CO 80233 VERN NELSON NELSON ENGINEERS 520 GREELEY NATIONAL BANK PLAZA GREELEY, CO 80631 MAYEDA FARMS 10702 WELD COUNTY LINE ROAD 1 LONGMONT, CO 80501 • itc Liktkat Deputy CIerIcc the Board 950843 BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS Moved by Jack Epple that the following resolution be introduced for passage by the Weld County Planning Commission. Be it resolved by the Weld County Planning Commission that the application for: CASE NUMBER: CompAmend 1-1995 NAME: Mayeda Farms i REQUEST: Amendment to the I-25 Mixed Use Development Area Conceptual Land Use Plmi.,., - LEGAL DESCRIPTION: NW4 of Section 7, T2N, R68W of the 6th P.M.,Weld County Colo-io. LOCATION: 10702 Weld County Line Road 1. 1-_j be recommended favorably to the Board of County Commissioners for the following reasons: co During the last several months the Department of Planning Services staff has been reevaluating the I-25 MUD area. As part of this effort, several public meetings were conducted with citizens in the area to address problems and concerns. Based upon these finding and adherence with the Weld County Comprehensive Plan, staff recognizes the need to enhance several of the existing land use standards and regulations. The Department of Planning Services staff recommends that Comp Amend 6-1994 be included into the I-25 Mixed Use Development Area when an acceptance and finalization of all proposed transportation and land use design standards have been incorporated into the Weld County Subdivision/Zoning Ordinances. General Comments/Information: 1. The following entities have commented on this case: Town of Mead- No conflicts Colorado Department of Transportation-No opposition Weld County Health Department-No conflicts Weld County Public Works-No conflicts Town of Erie-No conflicts City of Thornton-No conflicts St Vrain Sanitation District- Comments Mountain View Fire District-No conflicts-- Comments Longmont Community Development- Concerns--Not compatible 2. LAND USE REQUEST: APPLICATION SIZE DENSITY # of # of LAND (acres) units people use 1-1995 Mayeda 138.6 3 UNITS/AC 415 1037 LDR 9508430 RESOLUTION, COMPAMEND 1-1995 Mayeda Fanns Page 2 The Board of Commissioners' shall consider the proposed amendment, the Planning Commission's recommendation,and any public testimony and determine whether: 1. The existing Comprehensive Plan is in need of revision as proposed; In the winter of 1994 the County Commissioners decided to undertake the project of updating the Weld County Comprehensive Plan. At the onset of the revision to the Plan there was no indication that the I-25 Conceptional Land Use Map was in specific need of revision, therefore it was considered along with the rest of the contextual portions of the Plan. However, after meeting with area residents and considering the amount of growth being experienced in the area it was determined that the present conceptional plan does not address current and projected growth trends, and nor does it provide adequate land use and transportation standards designed to manage this growth. 2. The proposed-amendment will be consistent with existing and future goals,policies,and needs of the County; and Goal 1. To plan and to manage growth within the 1-25 mixed use development area and activity centers so as to balance relevant fiscal,environmental, aesthetic,and economic components of the area. The current policy statements and regulations concerning the I-25 MUD require environmentally and aesthetically pleasing designs. All development in the MUD area is required to address and pay its proportionate share of the impacts created in the community. While the policy statements are represented in the existing Comprehensive Plan some of the specific regulations needed to carry out these policies are absent from the Subdivision/Zoning Ordinances. Goal 2. To assure a well-integrated, balanced transportation system which meets the public need. The major thoroughfares within this area are either federal or state systems. However, there is an increasing concern about the present congestion on these systems. With the addition of more people to this area Weld County roads will be required to handle more and more of the transportation in the area. The present Weld County road system is based upon-a rural demand, however the build out of this area will require that the local road system be enhanced to an urban level. In order to create this enhancement more strigent design standards will need to be incorporated into the Weld County Subdivision/Zoning Ordinances. These standards are likely to included but are not limited to the following examples: a. Increase the ROW designation requirements b. Limit the number of access onto all County Roads c. Require 1/4 mile road connections d. Increase utility easements (width) e. Designate existing County roads as arterials 950843 RESOLUTION, COMPAMEND 1-1995 Mayeda Farms Page 3 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. The current population size of the area makes providing private recreational facilities somewhat difficult at this time, however with the increase in residential development the population base will make providing these facilities plausible. Additionally, there are two recreational facilities Barbour Ponds and Weld County Regional park both located in the MUD designed to address the outdoor recreational needs of the area. While the area is within the St Vrain school district, the school district, up to this point has not requested in lieu fees for development, however the likelihood that this philosophy will continue into the future is slight. There is one school site location, State Land Board, adjacent to this area at the intersection of WCR 28 and WCR 13 which maybe available for future growth expansion. All of the proposal can be served by a public sanitation sewer system and will be required to do so in the future. Public water is available to the proposed area and future development will be required to connect to these systems. Fire protection in the area is provided by Mountain View Fire District, and they have evaluated these proposals and have no objections. All future development in this area will be required through the Weld County Comprehensive Plan and Subdivision/Zoning Ordinances to address and provide for the social and cultural needs for the proportionate share of the population increase created by development. Goal 4. To maintain and improve the existing natural state of the environmental resources The addition of the proposed applications into the MUD area will not adversely influence the existing natural environmental resources in the area. In fact, the proposed area will be required through changes to the Weld County Comprehensive Plan and Weld County Subdivision and Zoning Ordinances to adhere to an expanded level of environmental standards. Goal 5. To promote governmental cooperation in order to avoid duplication of services and to provide economies of scale. The area, in general, is growing at an accelerated rate, therefore the additional population base will encourage a further expansion of the economies of scale of services. Up to this point, the majority of development in this area has been industrial or commercial which traditionally is the impetuous for residential development. There are currently several water districts in this area, and one fire district in the area with another district substations nearby. The addition of these proposal to the MUD area will not change the present impact of these services. Goal 6. To assure that new development occurs in such a manner as to maintain an attractive working and living environment. In order to ensure an attractive working and living environment necessary to meet the future demands in this area Weld County staff has been evaluating the components necessary to provide this environ. Many of the requirements are already in place, however several land use and transportation standards are still needed to support this high quality working and living environment RESOLUTION, COMPAMEND 1-1995 Mayeda Farms Page 4 Any addition to the MUD area will be required to adequately satisfy all goals and regulations designed to ensure that an attractive and compatible working/living environment exists along the I- 25-- 119 corridor. 3. The proposed amendment will place a burden upon existing or planned service capabilities. The proposed additions to the MUD can be adequately serviced by public water and sewer facilities. Any additional transportation impacts created in the area will be the responsibility of those who create the need for the increase in service. Motion seconded by Judy Yamaguchi. VOTE: For Passage Against Passage Ron Sommer Judy Yamaguchi Jack Epple Marie Koolstra Shirley Camenisch Daniel Lere The Vice-Chairman declared the resolution passed and ordered that a certified copy be forwarded with the file of this case to the Board of County Commissioners for further proceedings. CERTIFICATION OF COPY I, Wendi Swanson, Recording Secretary for the Weld County Planning Commission,do hereby certify that the above and foregoing resolution, is a true copy of the resolution of the Planning Commission of Weld County, Colorado, adopted on April 4, 1995. (Dad theA1 4th�' of April, 1995./��J� (Dad S" " O 1 Wendi Swanson Secretary 9508 y74 SUMMARY OF THE WEL D COUNTY PLANNING COMMISSION MEETING April 4, 1995 Page 2 2. CASE NUMBER: CompAmend 1-1995 APPLICANT: Mayeda Farms REQUEST: Amendment to the 1-25 Mixed Use Development Area Conceptual Land Use Plan LEGAL DESCRIPTION: NW4 of Section 7,T2N, R68W of the 6th P.M., Weld County, Colorado. LOCATION: 10702 Weld County Line Road 1. Martin Dyer, representative of the property owner,spoke in favor of the request. The Mayeda's have recently purchased the land and want to be part of the Mixed Use Development plan. Mr. Dyer is in agreement with staff recommendations. The vice-chairman asked if anyone in the audience would like to speak for or against this application. No one wished to speak in opposition of the request. Judy Yamaguchi asked Monica if based on the letter they received from St. Vrain Sanitation District, if the applicant would have to petition into the District. Monica stated that they would have to petition, but services are available to this site. Jack Epple moved CompAmend 1-1995 be forwarded to the Board of County Commissioners' with the Planning Commission's recommendation for approval. Judy Yamaguchi seconded the motion. The Vice-Chairman asked the secretary to poll the members of the Planning Commission for their decision. Ron Sommer,yes;Judy Yamaguchi, yes; Jack Epple,yes; Marie Koolstra,yes; Shirley Camenisch, yes; and Daniel Lere,yes. Motion carried. 3. CASE NUMBER: USR-1077 APPLICANT: Public Service REQUEST: A Site Specific Development Plan and A Use by Special Review Permit for a Major Facility of a Public Utility construction of approximately 9.5 miles of natural gas pipeline in the A(Agricultural) Zone District. LEGAL DESCRIPTION: Various Legals-for specific legals see application materials. LOCATION: South and adjacent to Weld County Road 4 from Weld County Road 19 to Weld County 13 then north and adjacent to Weld County Road 4 from Weld County Road 13 to Weld County Road 1.5. Jim McClung, representative of the applicant,spoke in favor of the request. Mr. McClung stated that there were no changes in the route of the pipeline since they applied for the request, and also stated that they were in agreement with staff recommendations. 950343 C I CASE FILE DIRECTORY COMP-AMEND 1-1995 Memorandum A Resolution B-1-4 Minutes Planning Commission -April 4, 1995 C-1-4 Exhibit A -- St. Vrain Sanitation District D Staff Recommendation 1 Application 5 Maps 9 Legal Notice 13 Planning Commissions Field Check 17 The following entities have commented on this case - Pages 20-32 Town of Mead - No conflicts Colorado Department of Transportation - No opposition Weld County Health Department - No conflicts Weld County Public Works - No conflicts Town of Erie - No conflicts City of Thornton - No conflicts St. Vrain Sanitation District - No conflicts - Comments Longmont Community Development - Concerns - Not compatible 950843 Memorandum To: Cleric to the Board -- Case Files CC: Comp Amend 1-6 1994 and Comp Amend 1-1995 From: Monica Daniels-Mika, Long Range Planner Date: April 5, 1995 Subject: Case Correction Please note that the above cases contain an interchange of conceptional and conceptual. While both of these terms imply similar meaning the correct terminology for use in reference to the Comprehensive Plan is the 1-25 Mixed Use Conceptional Land Use Plan. All further correspondence from the Department of Planning Service will adhere to this word choice, however correspondence from referral agencies will most probably continue to utilize both words. 950843 A. jct. (Rain ain cScniLatiol2 / 6Lst'CLCf 515 Kimbark Street (c)ainL clan) Suite 109 LIt[,h1Orzc �CR7SSCR�7 jfR 7{ (303)776-9570 _Cons moat,CO So50, March 27, 1995 Ms. Monica Daniels Mika, Long Range Planner Department of Planning Services Weld County Administrative Offices 1400 N. 17th Avenue Greeley, Colorado 80631 Re: Weld County Comprensive Plan Amendments 1 through 6 - 1994 and 1 - 1995 Dear Monica: Reference is made to City of Longmont Department of Carmunity Development, Planning Division letters of December 14, 1994 and February 22, 1995, regarding referenced Comprehensive Plan amendments. These letters were subsequently provided to the Weld County Board of County Cam issioners by the Longmont Mayor's letter of March 24, 1995. There is a single point of clarification that needs to be made regarding the statement in both of the Planning Division letters regarding this District. Both stated under the heading Special District: It does not appear that all the areas of the proposed expansion are located within the St. Vrain Sanitation District All the property in Comprehensive Amendments 1 through 6 - 1994 are within the service area. When a tract of land under common ownership is partially within the service area boundary, as conceptionally drawn, it is regarded as totally within the service area. Regarding Comprehensive Plan Amendments 1 - 1995 (Mayeda) , this property is continguous to the service area boundary. Prevailing practice is that continguous property may petition for inclusion into the District and be served if it is within the drainage basin. Please call me or the District's attorney, Mr. Richard N. Lyons at 776-9900, if you have any questions. ST. VRAIN SANITA N DISTRICT 4 f ByL. D. Lawson, P.E. ` MAR ? �o7 Manager LDL:mcj cc: Mr. Richard N. Lyons, II U '�r ff.. ff April 4, 1995 page 1 of 4 Staff recommendation to the Planning Commission for changes to the MUD area of the Comprehensive Plan Mayeda Farms The parcel is 138.6 acres in size and is located at 10702 Weld County Line Road 1. The general description of the property is as follows: NW 4 of Section 7, T2N, R68 W. of the 6th P.M., Weld County , State of Colorado During the last several months the Department of Planning Services staff has been reevaluating the I-25 MUD area. As part of this effort, several public meetings were conducted with citizens in the area to address problems and concerns. Based upon these finding and adherence with the Weld County Comprehensive Plan, staff recognizes the need to enhance several of the existing land use standards and regulations. The Department of Planning Services staff recommends that Comp Amend 6-1994 be included into the I-25 Mixed Use Development Area when an acceptance and finalization of all proposed transportation and land use design standards have been incorporated into the Weld County Subdivision/Zoning Ordinances. General Comments/Information: 1. The following entities have commented on this case: Town of Mead- No conflicts Colorado Department of Transportation- No opposition Weld County Health Department-No conflicts Weld County Public Works- No conflicts Town of Erie-No conflicts City of Thorton- No conflicts St Vrain Sanitaiton District- Comments Mountain View Fire District- No conflicts-- Comments Longmont Community Development - Concerns--Not compatible 950813 ' 2. LAND USE REQUEST: page 2 of APPLICATION SIZE DENSITY # of # of LAND (acres) units people use 1-1995 Mayeda 138.6 3 UNITS/AC 415 1037 LDR LDR: LOW DENSITY RESIDENTIAL 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; In the winter of 1994 the County Commissioners decided to undertake the project of updating the Weld County Comprehensive Plan. At the onset of the revision to the Plan there was no indication that the 1-25 Conceptional Land Use Map was in specific need of revision, therefore it was considered along with the rest of the contextualportions of the Plan. However, after meeting with area residents and considering the amount of growth being experienced in the area it was determined that the present conceptional plan does not address current and projected growth trends, and nor does it provide adequate land use and transportation standards'designed to manage this growth. 2. the proposed amendment will be consistent with existing-and future goals, policies, and needs of the County; and Goal 1. To plan and to manage growth within the I-25 mixed use development area and activity centers so as to balance relevant fiscal, environmental, aesthetic, and economic components of the area. The current policy statements and regulations concerning the 1-25 MUD require environmentally and aesthetically pleasing designs. All development in the MUD area is required to address and pay its proportionate share of the impacts created in the community. While the policy statements are represented in the existing Comprehensive Plan some of the specific regulations needed to carty out these policies are absent from the Subdivision/Zoning Ordinances. Goal 2. To assure a well-integrated, balanced transportation system which meets the public need. 950843 Z' The major thoroughfares within this area are either federal or state systems. However, there is an increasing concern about the present congestion on these systems. With the addition of more people to this area Weld County roads will be required to handle more and more of the transportation in the area. The present Weld County road system is based upon a rural demand however the build out of this area will require that the local road system he enhanced to an urban level. In order to create this enhancement more strigent design standards will need to be incorporated into the Weld County Subdivision/Zoning Ordinances. These standards are likely to included but are not limited to the following examples: a. Increase the ROW designation requirements b. Limit the number of access onto all County Roads c. Require 1/4 mile road connections d. Increase utility easements (width) e. Designate existing County roads as arterials 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. The current population size of the area makes providing private recreational,facilities somewhat difficult at this time, however with the increase in residential development the population base will make providing these facilities plausible. Additionally, there are two recreational facilities Barbour Ponds and Weld County Regional park-both located in the MUD designed to address the outdoor recreational needs of the area. While the area is within the St Vrain school district, the school district, up to this point has not requested in lieu fees for development, however the likelihood that this philosophy will continue into the future is slight. There is one school site location, State Land Board adjacent to this area at the intersection of WCR 28 and WCR 13 which may be available for future growth expansion. All of the proposal can be served by a public sanitation sewer system and will be required to do so in the future. Public water is available to the proposed area and future development will be required to connect to these systems. Fire protection in the area is provided by Mountain View Fire District, and they have evaluated these proposals and have no objections. All future development in this area will he required through the Weld County Comprehensive Plan and Subdivision/Zoning Ordinances to address and provide for the social and cultural needs for the proportionate share of the population increase created by development. 3 9S 8sk3 page 4 of 4 Goal 4. To maintain and improve the existing natural state of the environmental resources The addition of the proposed applications into the MUD area will not adversely influence the existing natural environmental resources in the area. In fact, the proposed area will be required through changes to the Weld County Comprehensive Plan and Weld County Subdivision and Zoning Ordinances to adhere to an expanded level of environmental standards. Goal 5. To promote governmental cooperation in order to avoid duplication of services and to provide economies of scale. The area, in general, is growing at an accelerated rate, therefore the additional population base will encourage a further expansion of the economies of scale of services. Up to this point, the majority of development in this area has been industrial or commercial which traditionally is the impetuous for residential development. There are currently several water districts in this area, and one fire district in the area with another district substations nearby. The addition of these proposal to the MUD area will not change the present impact of these services. Goal 6. To assure that new development occurs in such a manner as to maintain an attractive working and living environment. In order to ensure an attractive working and living environment necessary to meet the future demands in this area Weld County staff has been evaluating the components necessary to provide this environ. Many of the requirements are already in place, however several land use and transportation standards are still needed to support this high quality working and living environment. Any addition to the MUD area will he required to adequately satisfy all goals and regulations designed to ensure that an attractive and compatible working/living environment exists along the 1-25-- 119 corridor. 3. the proposed amendment will place a burden upon existing or planned service capabilities. The proposed additions to the MUD can be adequately serviced by public water and sewer facilities. Any additional transportation impacts created in the area will he the responsibility of those who create the need for the increase in service. M:Amudnotel0.doc 4 950843 Con L I —19G5 February 5, 1995 Mr. Chuck Cunliffe Director of Planning, Weld County 1400 M. 17th Avenue Greeley, Colorado 80631 Dear Mr. Cunliffe: We are enclosing our request for our property to be added to the Weld County Comprehensive Plan by amendment to the plan. We have been farmers in this area for over forty years. However, since the County has created the Comprehensive Plan which includes the I-25 Mixed use Development (MUD) area, we see that it is very necessary and important for our property to be included in the conceptual use plan. We believe by amending and extending the I-25 MUD area to our property, it would complement the other conceptual land uses designated by Weld County on neighboring parcels and provide an enhancement in tax basis for Weld County. We would appreciate your consideration of this proposal. If you need a conference for further input on this land, we would be available. Please contact us if you need this information in a different format, or if additional information is desired. Thank you. Sincerely, MAYEDA FARMS l ,I Johahny Mayeda i�.!( r_.; Gel \ "'� 71L'-'-txa3 v giJ � / 4 :c ��,_ ,,e.�� FEB 1995 Gary Mayda ' --- !) nq iRO 5 950843 February 5, 1995 MAYEDA FARMS: REQUEST FOR INCLUSION IN THE WELD COUNTY COMPREHENSIVE PLAN, MIXED USE DEVELOPMENT AREA This proposal requests an amendment to the Weld County Comprehensive Plan by adding area to the I-25 Mixed Use Development (MUD) area. Our parcel is 138 . 6 acres in size and is located at 10702 Weld County Line Road 1; in the NW 1/4 of Section 7, T2N, R68 W. of the 6th P.M. , Weld County, State of Colorado. Our interest in the recent updating and community review of the Comprehensive Plan is based on the fact that we believe our property should be included in the I-25 Mixed Use Development area. We wish to make this our formal request and to propose our property for amendment to the Comprehensive Plan and inclusion in the 1-25 MUD area. We understand that our neighbors are also interested in coordinating a planning effort in terms of road network and compatible land uses. This land can be served by the St. Vrain Sanitation District. It is evident that the proximity of this property to 1-25 and the urbanizing forces of the MUD area from Del Camino to Longmont would be important in long range planning for Weld County. Aggregate mining continues to be a major land use in the area and mining has proceeded faster than anticipated. Recent mining permits granted in the area require a long range look at how the land will change. Reclamation of previous mines makes these lands available for other uses. The shipping of aggregate into and through the MUD area also makes it logical to include the mines and the reclaimed land in the planning area. An amendment to the Comprehensive Plan will recognize mining as an existing land use on these lands adjacent to the MUD area. Thus the mineral in the land can be preserved for extraction with the open space designation. Low density residential is a logical and desirable use around the reclaimed lakes, and will provide generous open space. The plan amendment will create an attractive living environment, and also insures the preservation of the St. Vrain Creek habitat and floodplain area. Landowners will be willing to work with Weld County, the State of Colorado, Longmont or any other open space agency on the creation of trails and parks. 1 9508413 The Planned Unit Development (PUD) process is well suited for our type of proposal incorporating light industrial, housing, recreation, and open space, since low density residential is compatible with the surrounding land uses of open space and agriculture. CONSIDERATION OF SERVICE CAPABILITIES: ROADS: Through the existing road improvement agreements with aggregate companies, roads are being improved and maintained in this area; these same roads will be available for later residential type uses. Any additional roads or expansion to existing roads will be built and paid for by developers. The planned development of this area will control access onto county roads, and the low density residential is compatible with the county road system here. SEWER: Sewage collection and treatment will be provided by the St. Vrain Sanitation District, which is willing to serve the area. A development such as this will improve the financial base of the District and allow it to operate in a more efficient manner. WATER: Water distribution will be provided by the Left Hand Water Company, which is willing to serve this area. The company has other customers in the area, and the developer will pay for any water line extensions. FIRE PROTECTION: The Mountain View Fire Protection District serves this area. They have a firehouse on Weld County Road 1 which is minutes away from this property. POLICE: Police protection will be provided by the Weld County Sheriff Department and the Colorado Highway Patrol. SCHOOLS: The St. Vrain Valley School District provides education in this area and has schools located in Longmont, Mead, and the Tri-Towns. As the area develops, the District may decide to build additional schools in the MUD area. MEDICAL: Health services and emergency medical services are available through Longmont United Hospital, the Longmont Clinic, Kaiser Permanente as well as by the many independent providers in the area. 2 950843 PARKS AND OPEN SPACE: Generous open space is provided in this planned development for the benefit of all residents in the MUD area. Coordinated trails, hiking, walking and fishing are provided in the open space planned development by the County, the State of Colorado, and the City of Longmont. This would be available for all residents, employees, and consumers in the MUD area. MA4EDA FARMS Ii A Jbtlhny Mayeda r e yed$ ti47(t- .0' / /// (/7,9-eeti- gary Mjeda 8 -3- 350343 Fox Hill Country Club as— v McLane Distribution 4 Mi. To 1-25 (3rd Ave.) Hwy. 119 Center (Del Camino) e To Longmont /// 138.6 AC % Subject Property Boulder / County Weld County 10 AC Exclude 10702 WELD COUNTY LINE ROAD #1 LONGMONT, COLORADO 80501 9508/3 -�'5 'will?`----) USE DEVELOPMENT '',REA CONCEPtU,..:1Al... LAND USE PLAN na Cola 66 1 � ni /`. ua+ / 0 ' tw (� _ . _ /wCR28 ^> 41 LOM in M1 te cc U V WA YDa _ isWCR 26 ...nen Y t V ( :�I/] \f(�� -�Yon ,1< CYR 244 3 OR 1 _ CC ;cs} W 2 /2 --� 133 cc cc os o m OS CC vow # 1�//"" / '* .• ' cI<C:24 Colo. 119 ((( m ° i I MDR on i = cS Mayeda Da Farms / "u MN a vi, - Dp ws �I i � ' CONCEPTUAL LAND USE PLAN wcR 22 SL Vrvn coon Duinct and Envxons Weld County.Coronoo - ` LAND USE ACarVIT1 LOII - CIM.D.mn....�..... ' PL] • Woe.Moo... ij•.�j oostr�.�. o.1 Do....Se.et sm o....tea t..ro... 10 46 950843 1-25 MIRE[ USE DEVELOPM[ IT AREA CONCEPTUAL LAND USE PLAN g LAND USF ACTIVITY MULLIGAN i LDR Low Density Residential RES.r� I MDR—Medium Density Residential HDR—High Density Residential v - MH —Mobile Homes < :* C —Commercial LDR 0 —Office I Industrial ICOLO 68 - to C RT Race T Track OS —Open Space C O LDR [Lai C ir SANBOR ; '';11 C! WCR 2B E57�, TC � ;, - RT FI mm - '...V..!.: 4 n � LDR .-.�.{' t m 'fh fx,, lF. y RT 3 j y.l Mkt r ' ctt i LDR x &�t �yq. LOP t I tLie :r i o v941. MDR ' i([,yt F� , �ii ,y l'' ;.".,' LD• -1' CV pp ' , i:; 41 ,� 'MOR s,- 1 - - .11111 BARBOUR LDR L ,. Le PONDS m ,µ - MDR ��. ._I-- :i r i,,,_.yCji --------' LDR -.,, CR 24 1 2 Y A. ' MH MOP MH OS 1n t OS I 0 ' ft I S CS R-1LCl �U / 4�`"p'� 4 I C +MDR MDR CR Mayeda !I 0 ( c —_ 4 Farms LDR • OS // L-�I J I MDR t.sY / HDR MDR ` ~ C I „�,.•...,..�; _ X OS , .:it / LDR r'OS _ r J)a �� 1 LOR 1 �- 1 LDR ci L:ludi W 9 i LDR LOR /n OMMMEr I II sweet now veer SWiliiii‘jaj-7 Vesit I \ 1 Kr tt 4000 2000 0 4000 — — — —BOUNDARY OF I-25 MUD AREA pC A �] i ___I PROPERTY OWNERSHIP 950843 rPAI C N MT iJ_ -L5 MIXED - USE DF_VEL_UPMENT AREA AND ACTIVITY CENTERS 1 • JI J I t. l _ I I I�t'I I _( - `7 I� LA.STyyF I �N.�\14 ; kR .1 t ar- . 71 . , � I I I��'_ MR IKEH 7 - - -nCTI Vi1Y CLIE7[li; - -- ----- .-72j1 arrTI I I I I i j1 uv� zs1 I �.-- - ___I _ I I ---1- I1 - ---I I ; 4 ..-�'1 JPEST I I---I-- --• -- -- I L I ( 1 -1 1 - n _____ _ j I I , — MI kk1 I r i. 11 �V_,1T TE1 LE r -I- I I \ .. �•J 1-25 MIXED- USE -_.---�._ -_ —I I(' .1 1 if --T DEVEIOrMENI + �' nar_n _ I I ► HF ,Il1.c/I.t?r 4,, F _._____. . _ 1..-- -\:. • _. • T r_ _� 1 1 1 1-11 J ritstCoIE I I l I e^- -- - i. I1 - _ >>• — - Ij r, .,t 7,ECCPCK IS 1 - -I- 1 t,. I I I I VN/Y 7 l 52 `�,r,.. I.. HWYI 52 14JCa i N __. mcnul I , , 111 ____._\ 111- Iy. I-2. 1 -ACTIVITY :ii1-1r ,- I._ --.t. 1 1_7G i tII r� l� - __-_— f- - 1 L_ L001EUlE —_ r.1 I BRY3T7 p7 1� 0 I 2 3 4 5 6 T $ ( _ � .-- tnv 1 mil/ MILES WILD CO rw<+1 OF PI Am Rvr,T1 47 ��]] ( ,fi�n.• 50843 ✓ DEPARTMENT OF PLANNING SERVICES ' PHONE(303)353-31345, EXT. 3540 WELD COUNTY ADMINISTRATIVE OFFICES C. N. RA AVENUE GREELEY, COLORADO 80631 COLORADO NOTICE OF PUBLIC HEARING The Weld County Planning Commission will hold a public hearing on Tuesday, April 4, 1995, at 1:30 p.m., for the purpose of considering an amendment to the I-25 Mixed Use Conceptional Plan for the property described below. Approval of the request may create a vested property right pursuant to Colorado Law. APPLICANT: Gary Tuttle,Tuttle-Applegate, Inc.,(Mayeda Farms) LEGAL DESCRIPTION: The NW4 of the of Section 7,T2N,R68W of the 6th P.M., Weld County, Colorado. TYPE AND INTENSITY OF PROPOSED USE: An amendment to the 1-25 Mixed Use Conceptional plan. LOCATION: 10702 Weld County Road 1,also known to be directly south of and adjacent to the intersection of Highway 119 and Weld County Road 1. SIZE: 138.6 acres,more or less. The public hearing will be held in the Weld County Commissioners' Hearing Room, First Floor, Weld County Centennial Center,915 Tenth Street,Greeley,Colorado. Comments or objections related to the above request should be submitted in writing to the Weld County Department of Planning Services, 1400 N. 17th Avenue,Greeley,Colorado 80631,before the above date or presented at the public hearing on April 4, 1995. Copies of the application are available for public inspection in the Department of Planning Services, 1400 N. 17th Avenue,Greeley, Colorado 80631. Please call Sharyn Frazer, at Phone#353-6100,Ext. 3540, or Fax#(303)352- 6312, prior to the day of the hearing so that reasonable accommodations can be made if, in accordance with the Americans with Disabilities Act,you require special accommodations in order to participate in this hearing as a result of a disability." Richard Kimmel,Chairman Weld County Planning Commission To be published in the Windsor Beacon To be published one(1))time by March 6, 1995. Received by: - � _ C ," --- Date: /V ) ) 13 95(1513 PRESS RELEASE 2-27-95 On March 21, 1995 the Weld County Planning Commission will hear two land use applications to increase the size of the I-25 Mixed Use Development Area. The 1-25 Mixed Use Development Area is a planned development area located along State Highway 119 and I-25. Approval of these proposed amendments will require a change to the Weld County Comprehensive Plan thereby allowing an increase of 176 acres to be added to this conceptional map. The meeting will start at 1:30 p.m. and will take place in the Weld County Commissioners'Hearing room 915 10th St. Greeley,Colorado. Any comments concerning these applications may be addressed to Monica Daniels-Mika(303) 353-6100 ext 3540. 14 REFERRAL LIST NAME: I-25 MUD CASE NUMBER: CompAmend 1-1995 REFERRALS SENT:February 10, 1995 REFERRALS TO BE RECEIVED BY: February 24, 1995 COUNTY TOWNS and CITIES _X Attorney Ault X Health Department Brighton Extension Service X Broomfield Emergency Management Office _X_Dacono X Sheriffs Office Eaton X Public Works _X_Erie _X_Housing Authority _Evans Airport Authority _X_Firestone Building-Inspection Fort Lupton X Frederick STATE Garden City Division of Water Resources Gilcrest Geological Survey Greeley Department of Health Grover _X_Department of Transportation Hudson Historical Society Johnstown Water Conservation Board Keenesburg Oil and Gas Conservation Commission Kersey La Salle FIRE DISTRICTS Lochbuie Ault F-1 —X_Longmont Berthoud F-2 _X_Mead Briggsdale F-24 Milliken Brighton F-3 New Raymer Eaton F-4 Northglenn Fort Lupton F-5 Nunn Galeton F-6 Pierce Hudson F-7 Platteville Johnstown F-8 Severance La Salle F-9 X Thomton X Mountain View F-10 Windsor Milliken F-11 Nunn-F-12 COUNTIES Pawnee F-22 Adams Platteville F-13 X_Boulder Platte Valley F-I4 Larimer Poudre Valley F-15 RaymerF-2 FEDERAL GOVERNMENT AGENCIES Southeast Weld F-16 US Army Corps of Engineers Windsor/Severance F-17 USDA-APHIS Veterinary Service Wiggins F-I8 Federal Aviation Administration Western Hills F-20 Federal Communication Commission OTHER SOIL CONSERVATION DISTRICTS X St.Vrain Brighton X St.Vrain School Dist. Fort Collins X County Line Road Planning Assoc. Greeley _X_Tri-Area Planning Commision Longmont West Adams �� COMMISSION/BOARD MEMBER X Judy Yamaguchi 950343 tIQDI'F GE A''IQ tairfinG The Weld County-Planning AFFIDAVIT OF PUBLICATION Commission will hold a pub- lic hearing on Tuesday,Apt 4,1995,at 1:30 p.m.,for the STATE OF COLORADO WPM) of considathg an SS amendment to the I-25 COUNTY OF WELD Mixed Use Conceptional Plan for the property dsefladb&ow Approval of 1, ROGER A. LIPKER, of said County of -Weld, being duly the request may create a vested property right par- sworn, say that I am publisher of want to Colorado Law. APPLICANT:Gary Tuttle, WINDSOR BEACON Tuttle-Applegate. Inc., (Mayotte Farms) - a weekly newspaper having a general circulation in said LEGAL DESCRIPTION:The County and State, published in the town of WINDSOR, in of the of Seaton 7, T2N,MOW of the 691-P.M., said County and State; and that the notice, of which the Weld County,Colorado. annexed is a true copy, has been published in said weekly TYPE AND INTENSITY OF for / successive weeks, that the notice was PROPOSED USE: An published in the regular and entire issue of every number of am.Mnent to the 1-25 Mixed Use Connpllonal the paper during the period and time of publication, and in plan. the newspaper proper and not in a supplement, and that LOCATION: 10702 Weld the first publication of said notice was in said paper bearing County Road 1,also known the date of the to be directly south of art adjacent to the intersection /44r day of A.D., 19?S and the of Highway 119 and Weld last publication bearing the date of the County Rpad 1. day of A.D., 19 and that SIZE: 136.6 acres,more or the said WINDSOR BEACON has been published continuously and uninterruptedly for the period of 5 The public hearing will be consecutive weeks, in said County and State, prior to the held mama Weld County date of first publication of said notice, and the same is a Commissioners' Hearing ,Room, First Floor. Weld newspaper within the meaning of an Act to regulate printing County Tenth eet reeler, of le al notices and advertisements, a roved 18, Co ty Street,e Greater. 9 PP May Colorado. Comments or 1931, and all prior acts so far as in-force. objectionsve related tol the above requestw should he submitted in writing to--the // Weld County Department of / (`^ / n, Planning Sawn, ee N J 11• pj JBCISHER 17th Avenue, Greeley, :/ Colorado 90631,bore the above dale or preaeated at Subscribed and sworn to before me this r/ld` day of the publichearing ow April 4, DCC�L 19 9s— steads tiu of apdiaallal are a 6yvallble for pudic Spat- lion in the Department of NOTARY PUBLIC Planning Services, 1400 N. 17th .Avenue, Gpalay, � Colorado 60631. Piemonte My commission expires V / Z //On e; - Sharyn Frazer. at Phone * �/ _D-,7' / 053-61W0,Ext.3540,or Fox a1303)362-6312,prior to ds day of the hearing so that reasonable accommodeliars can to made if, in snor- dance with the Americas with Disabilities Act, you aquae Special accommoda- tions in order to participate in this hearing as a result of a a.any Richard Kimmel,Chaamen 111l,,,,E� 6, III,\\ �jl1 01 Weld County Planning "��y,-,t� — Commission To be published in the APR 1995 Windsor Beacon To be published one(1)time • °1rRWaliflr by March 16,1995. hrbllahed In tM WMdeor garcon en March 16,1995. 'n l V 950843 FIELD CHECK FILING NUMBER: CompAmend 1-1995 DATE OF INSPECTION: �l/Lja APPLICANT'S NAME: N/A I ( lll ! REQUEST: For an amendment to the I-25 Mixed Use Conceptional Land Use Plan LEGAL DESCRIPTION: NW4 of Section 7, T2N,R68W of the 6th P.M. , Weld County, Colorado. LOCATION: 10702 Weld County Line Road 1, also known to be directly south of and adjacent to the intersection of Highway 119 and Weld County Road 1. LAND USE: N l Vy y [(I Pj�((,J.L E S V_Q k W ' e4, CO( L1 /t ZONING: N E S COMMENTS: yd ;y(,14�1C-!,C �t:f 14'U 1�✓WNW `^ftez-t¢ 4 7/ U.\--.) 9(.7- 2 / -/-2f 950843 Town of Mead tat ead P.O. Box 626 Mead, Colorado 80542 �_ Mead- ream (303) 535-4477 MinaMIF A&6 FUMC March 2, 1995 Monica Daniels-Mika, Long Range Planner Department of Planning Services Weld County Administrative Offices 1400 N 17th Ave. Greeley, CO 80631 RE: Mayeda Farms— 1-25 Mixed Use Conceptional Plan - CompAmend 1 - 1995 Dear Monica: I have reviewed the requested "Comprehensive Plan Amendment" for the Mayeda Farms referred to the Town of Mead. This "PUD" site is outside of the Town's current comprehensive plan area. Therefore we do not expect a direct impact of the proposed change upon the Town. Although there does not appear to be a direct conflict with our interest, I am concerned that the development is immediately adjacent to an incorporated municipality. I believe that development within the 1-25 Mixed Use Development Area is more appropriate within a municipality than as a collection of county subdivisions. Whether this should be a new municipality, or+incorporated in an existing municipality, such as Longmont, Mead or Frederick is not that important. The important consideration is the provision of services (utilities, law enforcement, streets, planning) at the local level, instead of at the county level. It is for this reason that I cannot support the proposed change. Thank you for the opportunity to comment on the proposal. If there are any questions, I may be contacted at (303) 532-3248 Sincerely, " jelA/ Gary(/ Circuit ider City Manager I 1\ii MAR 0 r; 1995 Diftnninn 350843 STATE OF COLORADO DEPARTMENT OF TRANSPORTATION ., ,O7, -Region 4 Weld County, I-25 Mixed Use ,!V- Conceptual Land Use Plan (MUD) ®====m1.= 1420 2nd Street Comp . Amendment 1 & 2 - 1995 '° .m...w...m P.O;Box 850 Greeley,Colorado 80632-0850 West of Del Camino (303)353-1232 March 2 , 1995 Monica Daniels-Mika Long Range Planner Weld County Department of Planning Services Weld County Administrative Offices 1400 N. 17th Ave . Greeley, CO 80631 Dear Monica : We have reviewed the proposals identified as Comp. Amendments 1 and 2 - 1995 , to add properties to the I-25 Mixed Use Conceptual Land Use Plan. These two properties are located west of Del Camino near Weld County Road 1 and State Highway 119 . We offer no opposition to the inclusion of these properties; however, would like to draw your attention to the statement made in both amendments addressing the need for roads to serve the sites . Both narratives state that the existing road systems will be available for later residential uses . Be reminded that a change of use of properties, which results in a 2096 increase in traffic, offers the Department the opportunity to re-evaluate street connections to the state highway and may require closure, re-configuration, or other improvements in order to bring access to State Highway 119 (and any state highway) into conformance with the State Highway Access Code . Our comments are based upon the submittals as received February 13 , 1995, and February 24, 1995 . Thank you for the opportunity to review these proposed amendments . Please contact me at (303) 350-2163 if you have any questions regarding these comments . Sincerely, Tere . Jones gion Develop /Access Coordinator TGJ:blg cc : M. Fanning G. Hice-Idler t)t,\W file MAR 0 r 1995 11 lq invNiToP 950343 iiii1C(1::;:4 DEPARTMENT OF PLANNING SERVICES ' PHONE (303)353-3845, EXT. 3540 / f WELD COUNTY ADMINISTRATIVE OFFICES le --5 ' . - J 1400 N. 17TH AVENUE ) 'L.¢!f GREELEY, COLORADO 80631 COLORADO Date: February 10, 1995 Case Number: CompAmend 1-1995 TO WHOM IT MAY CONCERN: Enclosed is an application for an amendment to the I-25 Mixed Use Conceptional Land Use Plan. The parcel of land is described as the NW4 of Section 7, T2N,-R68W of the 6th P.M., Weld County, Colorado. The location for this 138.6 acre parcel is commonly described as10702 Weld County Line Road 1. This location is also known to be directly south of and adjacent to the intersection of Highway 119 and Weld County Road 1. The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Your prompt reply will help to facilitate the processing of the application and will ensure prompt consideration of your recommendation. Please reply by February 24, 1995, so that we may give full consideration to your recommendation. Please call, Monica Daniels-Mika, Long Range Planner, if you have any questions about the application. Check the appropriate boxes below and return to our address listed above. 1. We have reviewed this request and find that it does/does not comply with our Comprehensive Plan for the following reasons. 2. We do not have a Comprehensive Plan, but we feel this request is/is not compatible with the interests of our town for the following reasons: 3. ✓ We have reviewed the request and find no conflicts with our interests. 4. A formal recommendation is under consideration and will be submitted to you prior to 5. Please refer to the enclosed letter. ! ILIM p � � NJ Signed: Ill^'' a Agency it `1 `"`L /lA Date: 2 H 1 96 HiluiaccOti./1 I' SERVICE,TEAMWORK,INTEGRITY,QUALITY FEBl�; ¶ / 199 n 950843 RECEIVED F E B 1 3 1995 eso trnitail DEPARTMENT OF PLANNING SERVICES ik PHONE (303) 353-3845, EXT. 3540 WELD COUNTY ADMINISTRATIVE OFFICES 140 EY, N. O17RAAVENUEO631 GREELEY, COLORAD080631 COLORADO Date: February 10, 1995 Case Number: CompAmend 1-1995 TO WHOM IT MAY CONCERN: Enclosed is an application for an amendment to the I-25 Mixed Use Conceptional Land Use Plan. The parcel of land is described as the NW4 of Section 7, T2N, R68W of the 6th P.M.,Weld County, Colorado. The location for this 138.6 acre parcel is commonly described as10702 Weld County Line Road 1. This location is also known to be directly south of and adjacent to the intersection of Highway 119 and Weld County Road 1. The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Your prompt reply will help to facilitate the processing of the application and will ensure prompt consideration of your recommendation. Please reply by February 24, 1995, so that we may give full consideration to your recommendation. Please call, Monica Daniels-Mika, Long Range Planner, if you have any questions about the application. Check the appropriate boxes below and return to our address listed above. 1. We have reviewed.this request and find that it does/does not comply with our Comprehensive Plan for the following reasons. 2. We do not have a Comprehensive Plan, but we feel this request is/is not compatible with the interests of our town for the following reasons: 3. 'fr We have reviewed the request and find no conflicts with our interests. 4. A formal recommendation is under consideration and will be submitted to you prior to 5. Please refer to the enclosed letter. r 1 Signed: I`c c zip G i4r� Agency . Date: - SERVICE,TEAMWORK,INTEGRITY,QUALITY FEB 1 7 1995 - � $I nRawniaN9� 9505ti3. a • • DEP N , F PLANNING SERVICES 6 f a �v.� HONE (303) 353-3845, EXT. 3540 W�OU TY ADMINISTRATIVE OFFICES 14 C ..` Cs -- - EY COLORADO O8 UE GREELEY, COLORADO 80631 COLORADO Date: February 10, 1995 Case Number: CompAmend 1-1995 TO WHOM IT MAY CONCERN: Enclosed is an application for an amendment to the I-25 Mixed Use Conceptional Land Use Plan. The parcel of land is described as the NW4 of Section 7, T2N, R68W of the 6th P.M., Weld County, Colorado. The location for this 138.6 acre parcel is commonly described as10702 Weld County Line Road 1. This location is also known to be directly south of and adjacent to the intersection of Highway 119 and Weld County Road I. The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Your prompt reply will help to facilitate the processing of the application and will ensure prompt consideration of your recommendation. Please reply by February 24, 1995, so that we may give full consideration to your recommendation. Please call, Monica Daniels-Mika, Long Range Planner, if you have any questions about the application. Check the appropriate boxes below and return to our address listed above. 1. We have reviewed this request and find that it does/does not comply with our Comprehensive Plan for the following reasons. 2. We do not have a Comprehensive Plan, but we feel this request is/is not compatible with the interests of our town for the following reasons: 3. X We have reviewed the request and find no conflicts with our interests. 4. A formal recommendation is under consideration and will be submitted to you prior to 5. Please refer to the enclosed letter. Signed: Q1id Agency L Date: G- SERVICE,TEAMWORK,INTEGRITY,QUALITY FEB ri 950843 Civic Center Cit of 1�� Thornton 950o Civic Center Drive P.O. Box 291220 Thornton. Cobraoc 80 229-1 220 February 24, 1995 Monica Daniels-Mika Weld County Administrative Offices Department of Planning Services 1400 N. 17th Avenue Greeley, CO 80631 RE: Mayeda Farms Dear Mr. Daniels-Mika: We have received the materials submitted regarding a request for an amendment to the Weld County Comprehensive Plan that will add 138.6 acres located at 10702 Weld County Line Road 1 to the I-25 Mixed Use Development (MUD) area. Upon review, we find that we have no comment on this project. Thank you for the opportunity to comment on this project. If you have any questions, please contact my office at (303) 538-7650. Sincerely, G. Coulter Hooker Development Review Manager cc: File (MISC. Referral/1994 general file) cnit/t]is�� " ; FEB 2 1995 .,.P3 nniinn The City of Planned Proctrecth 23 950313 cSE. Main csanitation Hlsttlet 515 Kimbark Street (cSainh cSan) Suite 109 1C g�c�z�ionc 5 xgp�oxx4t{X (1303)776-9570 l'on9rnont,CO 5'o5o7 February 24, 1995 Ms. Monica Daniels-Mika, Long Range Planner Department of Planning Services Weld County Administrative Offices 1400 N. 17th Avenue Greeley, Colorado 80631 Re: Camp Amend 2-1995, Michael E. Burger Dear Monica: The District has reviewed referenced submittal, and has determined that this property can be served pursuant to the District's Master Plan. It will be necessary for this property to petition for inclusion into the District or to be served by contract and to enter into a Line Extension Agreement to extend the District's system to the property. Capacity is available on a first-cane, first-serve basis with a provision for the pre-purchase of taps. Very truly yours, ST. VRAIN SAN'I�TATION DISTRICT By • , .. _ L. D. Lawson, P.E. Manager LDL:mcj it FEB 2g1995 .‘ .,,e4.roiinn 11A 950843 eSt. Rzalrz c S'anitatlon Lblst ict (eSaurt eSan) 515 Kimbark Street Suite 109 Jc �/ �'y�xonc giac K4FRK 4c (303)776-9570 Longmont,w S0507 February 20, 1995 Ms. Monica Daniels Mika, Long Range Planner Department of Planning Services Weld County Administrative Offices 1400 N. 17th Avenue Greeley, Colorado 80631 Re: Cam Amend 1-1995, Mayeda Farms Dear Monica: The District has reviewed referenced submittal, and has determined that this property can be served pursuant to the District's Master Plan. It will be necessary for this property to petition for inclusion into the District or to be served by contract and enter into a Line Extension Agreement to extend the District's system to the property. Industrial use would be subject to careful review of wastewater discharge quality, with the potential for requiring pre-treatment. Capacity is available on a first-cane, first-serve basis with a provision for the pre-purchase of taps. Very truly yours, ST. VRAIN SANIT ION DISTRICT By L. D. Lawson, P.E. Manager LDL:mcj \�a FEB n ' 1995 950843 MOUNTAIN VIEW FIRE PROTECTION DISTRICT, �� Administrative Office: �i ;4�. 9119 County Line Road •Longmont, CO 80501 ■ " (303) 772-0710 Metro (303) 666-4404 FAX (303) 651-7702 kITO February 16, 1995 Ms. Monica Daniels-Mika, Long Range Planner Weld County Dept. of Planning Services 1400 N. 17th Avenue Greeley, CO 80631 RE: Case Number: CompAmend 1-1995 Mayeda Property 10702 WCR 1 Dear Ms. Daniels-Mika: • I have reviewed the submitted materials for compliance with the adopted code and standards of the Fire District. The Mayeda property is within the boundaries of the Fire District and will receive service from the District. The Fire District has no objections to the proposal. At the time of future development, the Fire District needs to be contacted. If you have any further questions, please contact me. Sincerely, Charles E. Boyes Fire Prevention Specialist CC: William N. Bailey, Deputy Chief, Fire Prevention Station 1 Station 2 Station 3 Station 4 Station 5 Station 6 Station 1.0 9119 Only Line Rd. 10971 WCR 13 P.O.Box 575 P.O.Box 11 10911 Dobbin Run P.O.Box 666 P.O.Box Longmont,CO Longmont,CO 299 Palmer Ave. 8500 Niwot Road Lafayette.CO 600 Briggs 100 So.For t. 80501 80504 Mead,CO80542 Niwot,CO 80544 80026 Erie,CO 80516 Dacono,CO 80514 950343 c LOAro ass ,:•.; DEPARTMENT OF COMMUNITY DEVELOPMENT e PLANNING DIVISION Civic Center Complex / Longmont, CO 80501 COLOR py4O (303) 651-8330 / FAX # (303) 651-8696 -0. 1 � February 22, 1995 I FEB 2 7 1995 wile Plenninn Ms. Monica Daniels-Mika, Long Range Planner Weld County Department of Planning Services 1400 N. 17th Avenue Greeley, CO 80631 RE: CASE NUMBER: COMPAMEND 1-1995 Dear Monica: Thank you very much for sending the proposed Mayeda Farms comprehensive plan amendment to the I-25 Mixed Use Development Area to the City of Longmont for our review and comment. The 139 acre± parcel is located at the southeast corner of SH119 and WCR1. The applicants propose low density residential land use. The City of Longmont's sewer interceptor G crosses a portion of this property. In December the City provided comments to you about six proposed comprehensive plan amendments. I understand that Weld County has not completed its review of these amendments. The City's comments on the proposed Mayeda Farms comprehensive plan amendment are the same as many of our comments on the other amendments and on the Weld County Comprehensive Plan update itself. The Mayeda Farms comprehensive plan amendment (139 acresjj, together with the six other comprehensive plan amendments that Weld County is considering (1,453 acres), will add 1,592 acres+ to the 7,000 acre± I-25 Mixed Use Development Area. After reviewing the application materials, the City does not believe that the application has demonstrated that it complies with Weld County's criteria for amending the Weld County Comprehensive Plan. Particularly, the City does not believe the applicants have demonstrated that the amendments "will not place a burden upon existing or planned service capabilities." Consequently, the City of Longmont requests that Weld County deny this application. Buffers The City of Longmont is very interested in preserving a buffer of agriculturally zoned property between Longmont and the 1-25 Mixed Use Development Area. This buffer would provide for it .3�'3 the physical separation between the City and the urban development within unincorporated Weld County. Consequently, the City of Longmont previously commented that we would not want to see this area enlarged: particularly along the SH119 corridor. The City prefers that Weld County reduce the size of the I-25 Mixed Use Development Area. The proposed expansion to the I-25 Mixed Use Development Area abuts the existing City limits north of SH119. There would be no buffer. The City of Longmont again requests that Weld County consider actually reducing the size of the adopted I-25 Mixed Use Development Area to east of the St. Vrain River and Boulder Creek confluence(while honoring existing development approvals)rather than expanding it further to the west. Self-sustaining community Longmont would like to see the I-25 Mixed Use Development Area develop as a self-sustaining community with a balance of residential, commercial, office, and industrial land uses and with the ability to provide a full range of urban services to future residents. Having the I-25 Mixed Use Development Area be a self-sustaining community would reduce the impact development in this area may have on other communities' facilities. Longmont is concerned that if the I-25 Development Area develops without a full range of urban services that Longmont's facilities will be burdened. As part of the comprehensive plan update, Weld County is beginning to estimate future population (32,800) and quantify some of the demands for serving the existing 7,000 acre+ I-25 Mixed Use Development Area (for example, the need for 18 new schools). The City appreciates and supports Weld County's further efforts at determining the levels of service necessary to support urban development within the I-25 Mixed Use Development Area and how Weld County intends to provide those levels of service. The buildout of the adopted area will create a separate urban community. The adopted I-25 Mixed Use Development Area does not yet locate basic public facilities such as collector streets, schools, or parks. Without knowing the location of these facilities to serve the adopted 1-25 Mixed Use Development Area, it is difficult to determine the burden the proposed amendment will have on existing and planned service capabilities. Without planning an arterial and collector street system to serve the I-25 Mixed Use Development Area, Weld County will not be in a position to ensure that developers make the necessary street dedications, connections, and improvements so that the planned transportation system will be able to accommodate the planned land use. The Longmont Area Comprehensive Plan designates WCR1 as an arterial requiring 120 ft. of right-of-way. The application states that as the area develops the St. Vrain Valley School District may decide to build additional schools. There will need to be 18 school sites within the adopted I-25 Mixed Use Development Area to serve future students. Therefore, it is important to plan and locate school sites (elementary, middle, and high) to serve the adopted I-25 Mixed Use Development Area. Without knowing the location of these future schools, it is difficult to determine the burden the proposed amendment will place upon existing or planned service capabilities. 2 2$ 950343 The application states that generous open space is provided in this planned development, but the application provides no details about the open space. While there is considerable open space designated within the 1-25 Mixed Use Development Area, there are no designated parks for more active recreation: parks that will provide lighted ball fields for example. Residents of urban areas expect facilities for more active recreation such as league softball. Longmont plans its parks facilities to handle the buildout of the Longmont Planning Area. We have not planned our parks facilities to accommodate the estimated 32,800 people who will live in the I-25 Mixed Use Development Area. Again, it is difficult to quantify the burden this proposed amendment will add without first locating these facilities. Many communities (including Longmont) attempt to co-locate elementary schools and neighborhood parks on collector streets. Many communities also try to locate high schools and community parks (parks with lighted ballfields capable of handling league sports) on arterials and at the edge of residential neighborhoods rather than in the middle of residential neighborhoods. Without planning and locating school and park sites within the 1-25 Mixed Use Development Area, Weld County will not be in a position to ensure that developers make the necessary dedications or payments-in-lieu so that the planned school and park sites are located to serve the planned land use. Other Services It is important to analyze the impacts that the buildout of the adopted I-25 Mixed Use Development Area may have on the type and demand for other services. For example, fire fighting equipment and techniques for urban development can be different than those for rural development. The Mountain View Fire Protection District serves this area. It is important to determine what changes it may need to make to its operations, its need for additional and/or different equipment (both fire and EMS), and its need for additional fire stations to serve an urban community: particularly an urban community where response times from existing facilities will be quite different than what they may be today. A similar evaluation may be useful for Weld County to undertake for the services it directly provides. For example public safety and general governmental services. It may be that the urban densities within the I-25 Mixed Use Development Area will require a different level of service than the Weld County Sheriff provides for the more rural areas of Weld County. With an estimated population of 32,800, it's quite possible that Weld County will need to establish a satellite office facility to provide better service to the residents of the 1-25 Mixed Use Development Area. The application does not discuss these burdens either. Special Districts It does not appear that the Mayeda Farms comprehensive plan amendment is located within the St. Vrain Sanitation District. The City believes it is inappropriate to expand the I-25 Mixed Use Development Area (with planned urban densities) to include properties not currently within this district. Such action promotes urban sprawl. 3 left 950843 Scenic Entry Corridors The City of Longmont has designated a scenic entrance corridor along SH119 into the City. Components of these corridors include increased setbacks, access control, landscaping, signage, lighting, screening, and fencing. Developing and maintaining an improved visual image along a major transportation corridor for both the City and the I-25 Mixed Use Development Area is a benefit to both. This application includes frontage along SH119 and does not incorporate this scenic entrance corridor. Compact Urban Form Development in the I-25 Mixed Use Development Area does not first require annexation to a municipality, and consequently does not need to meet the 1/6th contiguity requirement for annexation. Since contiguity is not a requirement for development in unincorporated areas, development in the 1-25 Mixed Use Development Area has a greater likelihood of occurring in scattered pockets resulting in inefficient service delivery. The larger the I-25 Mixed Use Development Area becomes, the greater the probability for scattered development. In order to avoid the inefficient delivery of services, Weld County likely will need to develop other development phasing techniques to promote a compact urban form and an efficient service delivery system. In conclusion, the City requests that Weld County deny the proposed request for expansion of the I-25 Mixed Use Development Area. This expansion eliminates any buffer between the City of Longmont and urban development within unincorporated Weld County: a critical concern to the City. The application also has not demonstrated that it will not place an additional burden upon existing or planned service capabilities (including services that the City of Longmont provides): one of the three review criteria for approving a comprehensive plan amendment. If you have any questions about this referral response, please call Brien Schumacher at 651-8330. Thank you again for the opportunity to comment on these applications. Sinccerely,� Brad Schol Planning Director xc: Phil Del Vecchio, Community Development Director Brien Schumacher, Planner II File: #2049-2h 4 30 950343 rst DEPARTMENT OF PLANNING SERVICES Will PHONE(303)353-3845, EXT. 3540 es, WELD COUNTY ADMINISTRATIVE OFFICES 1400 N. 17TH AVENUE GREELEY, COLORADO 80631 COLORADO Date: February 10, 1995 Case Number: CompAmend 1-1995 TO WHOM IT MAY CONCERN: Enclosed is an application for an amendment to the I-25 Mixed Use Conceptional Land Use Plan. The parcel of land is described as the NW4 of Section 7, T2N, R68W of the 6th P.M., Weld County, Colorado. The location for this 138.6 acre parcel is commonly described as10702 Weld County Line Road 1. This location is also known to be directly south of and adjacent to the intersection of Highway 119 and Weld County Road 1. The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Your prompt reply will help to facilitate the processing of the application and will ensure prompt consideration of your recommendation. Please reply by February 24, 1995, so thatwe may give full consideration to your recommendation. Please call, Monica Daniels-Mika, Long Range Planner, if you have any questions about the application. Check the appropriate boxes below and return to our address listed above. 1. We have reviewed this request and find that it does/does not comply with our Comprehensive Plan for the following reasons. 2. We do not have a Comprehensive Plan, but we feel this request is/is not compatible with the interests of our town for the following reasons: • 3. We have reviewed the request and find no conflicts with our interests. 4. A formal recommendation is under consideration-and-will be submitted to you prior to • 5. Please refer to the enclosed letter. Signed: Agency Date: SERVICE,TEAMWORK,INTEGRITY,QUALITY 31 950343 iitt. :41ril DEPARTMENT OF PLANNING SERVIC ES PHONE(303)353-3345, EXT. 3540 C. WELD COUNTY ADMINISTRATIVE OFFICES 1400 N. 17TH AVENUE GREELEY, COLORADO 80631 COLORADO Date: February 10, 1995 Case Number: CompAmend 1-1995 TO WHOM IT MAY CONCERN: Enclosed is an application for an amendment to the I-25 Mixed Use Conceptional Land Use Plan. The parcel of land is described as the NW4 of Section 7, T2N, R68W of the 6th P.M., Weld County, Colorado. The location for this 138.6 acre parcel is commonly described as10702 Weld County Line Road I. This location is also known to be directly south of and adjacent to the intersection of Highway 119 and Weld County Road 1. The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Your prompt reply will help to facilitate the processing of the application and will ensure prompt consideration of your recommendation. Please reply by February 24, 1995, so that we may give full consideration to your recommendation. Please call, Monica Daniels-Mika, Long Range Planner, if you have any questions about the application. Check the appropriate boxes below and return to our address listed above. 1. We have reviewed this request and find that it does/does not comply with our Comprehensive Plan for the following reasons. 2. We do not have a Comprehensive Plan, but we feel this request is/is not compatible with the interests of our town for the following reasons: 3. We have reviewed the request and find no conflicts with our interests. 4. A formal recommendation is under consideration and will be submitted to you prior to 5. Please refer to the enclosed letter. // Signed Agenc i Date: j/ SERVICE,TEAMWORK,INTEGRITY,QUALITY 1,f' l I MAR 0 ; 1995 I // ",. ...,,v,n 95ti8/ Hello