HomeMy WebLinkAbout991428.tiff Weld County D;anfl Dept.
3-3-99
MAR p 4 199g
Weld County Planning Commission S t
attn: Sheri Lockman
case #USR-1224
In regard to the Special Use Permit applied for above, I have some very strong
concerns about what this will do to our way of life in the country. I know we live in an
agriculture zoned area, but any area near any town is growing at an alarming rate. It is the
duty of our County to represent us in matters like this.
Have you looked at the size and frequency of these ropings and what they will do
to our gravel road with so much more use? Have you considered the additional dust and
pollution from the many more vehicles and livestock? Will we as neighbors be able to
enjoy the country living that we pay so much for?Have you considered that on 73 acres he
is able to have only 292 animals at one time? Who will monitor these numbers and how
will you satisfy the surrounding neighbors that he is within some kind of boundaries as to
how many animals will be allowed at any given time? Has anyone done a study to just how
many people and how many vehicles will show up for these events? We as neighbors want
to know if this kind of an event as many as 4 nights a week will bring our property values
down?
I was told that these events can go on to 2:00 or 3:00 in the morning. Also that
there is no security at these events to monitor the use of alcohol or drugs. Also these events
have loud speakers to announce the riders as needed until after Midnight!
I strongly object to this kind of commercial business so close to many new homes
built around this property. There are many neighbors that have there weekend rodeo on
there property. It has never been a problem. Please let these events be held at the proper
place and times, such as at the fair grounds.
Let this be known. I was awarded a special use permit over a year ago for a private
runway. I use this runway with no negative impact to my neighbors. I feel that to run a
commercial business of this magnitude is very negative to neighbors.
Pierre Beaugh
25376 WCR 48
Kersey, CO 80644
EXHIBIT
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THE PUBLICATION
"ROPE THE ROCKIES "
IS EXHIBIT 21 IN THE FILE
March 30, 1999
Department of Planning Services
Weld County Administrative Offices
1400 N. 17th Avenue
Greeley, Colorado 80644
TO: Sheri Lockman, Planner
CASE NUMBER: USR-1224 Roy T. Nelson Special Use Permit for Roping Arena
The application for a Special Use Permit by Roy T. Nelson to create a public recreational
facility, or roping arena, deeply concerns us. We border Mr. Nelson on the south, sharing
an east-west fence and property line for one half-mile. There are several issues at hand
with this matter.
First, nine new home sites were constructed prior to Mr. Nelson's purchase of his
property. Although no one objects to an individual's right on their own property, the
creation of a facility of this nature will have adverse effects on property values as well as
the right of neighboring properties to enjoy the "country-style" atmosphere they each
have set out to build.
Second, as the wind blows primarily in a north-to-south direction, we have already seen
the devastation to our own property due to the lack of ground cover on Mr. Nelson's
property. When the wind blows, and especially with this dry winter and spring we are
presently experiencing, massive amounts of sand and dirt blow over on us. There are
places along our north fence that sand has blown in up to the second strand of barbed
wire. It has also created a strip of land from the property line into our property of blow
sand, in some spots as much as 50 feet wide. Further, on extremely windy days, you
cannot even see between our home and Mr. Nelson's buildings because the air is so filled
with blowing sand and debris. This is terribly upsetting and reminiscent of the Dust
Bowl. This matter was previously brought to the attention of the Board of County
Commissioners of Weld County in the spring of 1998. It continues to be a problem and
no attempts by Mr. Nelson, as a"good neighbor", have been made to rectify this
situation. A public roping arena will only add further to the devastation of this very
delicate sandy ground. When trucks,trailers, and a multitude of animals are allowed to
be in this area on a consistent basis, the blowing sand and debris(trash)will only
continue to worsen. Our home is located adjacent to one of the arenas that Mr. Nelson
has built.
Third, drainage from Mr. Nelson's existing feedlot, has already been a problem as well.
Our home as well as being adjacent to, is also downhill from the arena and feedlot.
Runoff from Mr. Nelson's property has worked its way down to the perimeter of our
domicile. It has also caused degradation of our grass base and areas of major soil
erosion. After reporting this to the Board of Health in the spring of 1998 (complaint P98-
005), Mr. Nelson's plan to remedy this was a"trench containment" system along the
south side of his property. This was an acceptable plan to the county, however they
recommended that the trench be constructed the full length of his corrals. This was not
done. Adding more animals to the property during times of competition will exacerbate
the drainage problem and add to the soil erosion and depletion. How does the rule of four
animal units per acre apply in this situation? The parcel of land in question consists of 70
acres for a total of 280 animal units.
Fourth, due to the proximity of our home to the arena and feedlot operation,the issue of
loudspeakers and lights arises. The duration and frequency of his events is too much and
too often as reported in his application if a circus-atmosphere is to be avoided. Our
family, consisting of three small children has to continue to live next door. Information
available to us about the events held by Mr. Nelson in the past suggests that the number
of contestants far exceed that which was stated in the application. Further, the reality of
the season in which this arena would be open for commercial use is vastly understated.
Mr. Nelson currently uses his arena privately on a year-round basis. There are days due
to wind or precipitation that this is not possible, but these are not many as our weather
continues to become more mild from year to year. It should be noted that Mr. Nelson
already commercially produces team-roping events as his source of income. The caliber
of event that Mr. Nelson hosts can only be adequately housed in a facility such as Island
Grove where other issues such as security can also be properly addressed. Please see the
attached article dated March 1999, which indicates the number of contestants at just one
event. Keep in mind Mr. Nelson also publishes this periodical.
Fifth, is not only a concern of ours, but should also be a concern of the county's. Access
to Mr. Nelson's property is by Road 53 to 48 or Road 49 to 48. The increased volume of
traffic to Roads 49 and 53 would be considerable. These roads are major avenues of
high-speed traffic. Road 48 is a dirt road. The added traffic will not only be a concern to
those owning property within 500 feet of the Nelson property, but also to anyone who
lives on this road. With the increase of truck and trailer traffic, the amount of dust will
dramatically increase as well. Maintenance by county road graders will have to occur
more frequently in order to keep up with deterioration of the roads.
As you consider the Special Use Permit application made by Mr. Nelson, we ask that you
seriously explore these concerns. We feel that our points are relevant and valid. We in
no way want to suggest that an individual be told what to do on their own property,
however more is at stake than one individual. We are a community and expect that
decision made in this instance will be for the greater good of that community. Is it fair
that we compromise our quality of life so that one person profits at the expense of all
neighbors?
Thank you for your time. t\s<i_tThu
R.C. and Wendy Harbour
22625 W.C.R. 53 Kersey, CO. 80644
04/09;98 THU 16 31 FAX IQJ 001
WEST GREELEY
SOIL CONSERVATION DISTRICT
` c. Fy= ' `r�'��'' 4302 WEST 9111 STREET ROAD
GREELEY, COLORADO 80634
(970) 356-6506
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April 9, 1998 OPTIONAL FUPM 99 p 901 T Trrit A F Y Of Pa9�
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Board of County Commissioners 7
915 Tenth Street o ?hum 0 35b
P.O. Box 1984 Fi G ran _
Greeley, CO 80632 ��% — Daq GENERAL.SEAh1N 5TPA1 aN
Y NSN 7560-01 SO 101
1, Michael Shay, acting in my capacity as the District Manager of the West Greeley Soil
Conservation District, performed an inspection on April 8, 1998 of the R.C. Harbour property (S1/2
NE1/4 S8-T4-R64W) in response to a dust blowing complaint as requested by the Weld County
Attorney. I contacted the plaintiff;Mr. Harbour, Tim Nelson, the landowner under question in the
complaint; and a neighboring landowner whom I shall leave anonymous, in an effort to determine the
severity of the problem.
Mr. Harbour and I performed a visual inspection of his property. I noted areas along his fence line
where sand has blown in small drifts from the property of Mr. Nelson to the north. Most of the drifting
seems to be around the corrals in which Mr. Nelson contains his cattle. There are small dunes
—(approximately 12-18 inches deep, 15 feet wide, in an area 50 feet long) at the fence line on the west
side of the corrals where the wind channels the drifting sand around the buildings. The drifted areas
below the corrals are deep enough (approximately 6-8 inches deep and 20 feet wide by 300 feet long)
to inundate vegetative cover in the area and encourage invading plants to grow. There is also some
evidence of blowing sand all along the north property line to the west of the buildings. These drifted
areas are large enough to cause concern, but slight from an overall erosion standpoint. Please note:
all distances are an approximation.
Mr. Nelson stated that his property had been over-grazed when he purchased it. He also stated all
that grew last year were weeds and he turned his cattle out to graze them down. There is very lithe
vegetative cover on Mr. Nelson's property now, and in my opinion nothing but weeds will grow again
this year. He also stated the construction that has taken place on his property has not allowed him to
properly establish vegetative cover, but that he plans to plant the property back to grass. Mr. Nelson
also said that the hay from his corrals would blow out into Mr Harbour's fence line and Mr. Harbour's
livestock would stand at the fence line for long periods of time to eat it, destroying the vegetation in the
area.
The neighboring landowner stated that blowing sand has been a problem this spring, but not only
on Mr. Nelson's property. The landowner stated land all around this area has been blowing due to
farming operations and small acreages.
It is my opinion that the land in question should be planted back into grass and not over-grazed. It
is late in the season for grass planting, although if performed quickly there is still a chance for success,
'tepending on the amount of rainfall we receive this spring. The grass could be no-tilled with little soil
Disturbance and the weeds could be used as a cover crop if mowed to 8-10 inch height at an
04,09,98 TFIL 1d:31 FAX K002
opportune time (one consideration is the high price of grass seed at this time due to CRP plantings;
^mice may deflate by fall). Another short-term solution would be the application of manure on the
operty at a rate of over 20 tons to the acre. The manure must be in as large of clods as possible. A
cover crop of long-season milo or another forage crop could then be planted in June, dipped before it
establishes seed (if it matures before frost), and used as a cover for a fall grass planting.
The sandy soil in this area grows excellent grass, but is susceptible to overgrazing. A management
plan needs to be instituted to prevent the loss of vegetative cover. These small parcels (80+/- acres)
will only sustain 2-3 cattle or horses at best in prime conditions under managed dryland practices.
Allowing a herd of cattle, especially hardy stock such as Corrientes, to graze a small parcel for a long
period of time is devastating to vegetation.
It is also my opinion that windbreaks could be planted on both properties to help alleviate the
problem. A series of windbreaks on Mr. Nelson's property could slow wind velocity on the exposed
areas. A windbreak on Mr. Harbour's property would provide a wind and sight barrier to the north.
Windbreaks would also increase the property values for both landowners. Our office is available for
consultation on windbreak species selection and design.
Both Mr. Harbour and Mr. Nelson expressed a desire to solve the problem. This appears to be a
situation which is easily solved using methods beneficial to both property owners. I invited both to our
office to speak with our Range Conservationist about desirable grasses, planting methods and
management systems. They have expressed a willingness to come. Also, both landowners informed
me they have ordered windbreak trees this year through our Seedling Tree Program.
ale to prior commitments I will be unable to attend the hearing scheduled for April 15"' _ If you have
,.estions or comments concerning my findings, please contact me at 356-6506.
Sincerely,
Michael Shay
District Manager
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