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Home My WebLink About670061.tiffRESOLUTION WHEREAS the Board of County Commissioners of the County of Weld has heard the application of Felix and Lillian DeBuse, Route 1, Box 223, Longmont, Colorado, for a change of zone from "A" Agricultural District to "M -H" Mobile Home District, of a tract of land for a proposed trailer court, said area being more particularly described as follows: A part of the EiNW/ Section 29, Township 3 North, Range 68 West of the 6th P.M. and more particularly described as follows: Beginning at the North Quarter Corner of said Section 29, Township 3 North, Range 68 West of the 6th P.M., thence South 50 feet, more or less, to the true point of beginning on the South right-of-way line of Colorado State Highway No. 66; Thence South 500 feet on the East boundary line of the NW4 of said Section 29, thence West 270 feet; Thence North 450 00' West 297 feet; thence North 290 feet, more or less, to the South right-of-way of said State Highway No. 66, thence East 480 feet, more or less, along the said highway right-of-way line to the true point of beginning, and containing 5 acres more or less; and WHEREAS, said Board has made its findings on the evidence and testimony submitted to it, which findings precede this resolution and by reference are incorporated herein and made a part hereof, and WHEREAS, the said Board has carefully considered the petition, evidence and testimony and the recommendation of the Weld County Planning Commission, and given the same such weight as it in its discretion deems proper, and is now fully advised in the premises; NOW THEREFORE, BE IT RESOLVED, that the petition of Felix and Lillian DeBuse, Route 1, Box 223, Longmont, Colorado, requesting a change of zone from "A" Agricultural District to "M -H" Mobile Home District to locate a trailer court on the land indicated above be, and it hereby is denied upon each of the grounds set forth in the Board's findings therein. Made and entered this 20th day of December, 1967. ATTEST: BOARD OF COUNTY COMMISSIONERS WELD COUNTY, COLORADO (1-7;1:12.„."21:0, C1erOof �ttlsi Board APPROVED AS TO FORM: County Attorney 67oOE1 CHANGE O F ZONE H EAR I N G REQUEST: Lillian & Felix De Buse Route 1 Box 223 Longmont, Colorado TIME: 10:45 A. M. Date: December 13, 1967 Mr. Roger Houtchens was attorny for applicant. Mr. Telep represented the Board. Mir. Telep: The following is a notice that was published in the Official County Newspaper, The Greeley Booster, Ms. Telep read notice as aforementioned: Marshall Anderson: We will hear from the applicant at this time. Roger Houtchens: Gentlemen I am Roger Houtchens, I represent the applicants Mr. & Mrs. DeBuse. I would like to inquire as to whether or not there is in the file the required plats and maps and recommendation of the Planning Commission? Marshall Anderson: I don't believe we have the plat here. Mr. Houtchens: The area is four miles east of Longmont and two miles west of U. S. Highway 85. This is two miles east of 87. It is about eleven miles west of Platteville on Number 66. The specific location of this land is on top of a hill. The present use of the land is nill there are corrals constructed there with limited use for cattle at the present time. The land itself has no particular agriculture value. Mr. & Mrs. DeBuse have mapped out and I think in all respects complied with the mobile home regulations published by the Board of County Commissioners with reference to their proposal on constructing this mobil park home. I would like to first state that this proposed use would appear to be the highest and best use of this land. The land itself as I have stated is not suited for agricultural purposes. The hill itself is on shale, however, the one to the south on the land owned by Mr. & Mrs. DeBuse there is adequate drainage in this area so that the septic tank and the overflow from the septic tanks would leach out onto his land in a good fashion. Mr. Paul from the Weld County Health Department has inspected the site and has inspected the quality of the soil for the disposition of the refuse on such a park. Now I would like to ask Mr. Paul at this time what your findings were with reference to the septic tank and the leach lines whether they were good for this proposal. 2 Mr. Paul: Glen Paul of the Weld County Health Department, we ran a perculation test at this location. We ran it the first time when DeBuse's asked for one trailer. The perculation test is for one inch for each ten minutes. So it is very good for perculation. Mr. Houtchens: You have examined the proposed plat. Would the soil be suitable for the disposition of refuse? Mr. Paul: They have enough property there to build a large enough leaching field for the trailer court. Mr. Houtchens: Does this - this is a big problem in the construction of trailer courts - Mr. Paul - this matter of leaching fields - drainage. Mr. Paul: Its a big problem if you don't have the soil to take it. You see we don't have in that location of the county - the only trailer park we have now down on the County Line of Boulder County and Weld - right on the intersection of66 and the Boulder -Weld County Line. And we have another trailer curt north of Platteville. So that is the only trailer courts we have had. Now we do have some applications, I think we will have one two miles north of Mead they have made out application, I don't know how far they have gone. But with our percolation tests this is good soil. Mr. Houtchens: From your knowledge of the area could you make any statement with reference to the need for such a facility. if Mr. Paul: No I can not - thats is what I pointed out to you,/we do have a lot of trailers going into the county and it is a problem with the Planning Commission I understand, this would be an ideal location. Mr. Houtchens: This would be an ideal location. Mr. Paul: Right. Mr. Houtchens: These ideal locations are few and far between, is that realistic. Mr. Paul: Wall I couldn't state that. Mr. Houtchens: Well there are many of them that are not suitable. Mr. Paul: Thats right. Mr. Houtchens: Mr. DeBuse would you like to make a statement? Perhaps I can guide you through it. I have handed to the Planning Commission a map of the proposed area Is that the proposed layout for the trailer park? You have indicated on the map Mr. Houtchens: the trailer spaces, lots sizes. Now how large are each proposed site? Mr. DeBuse: The smallest is 35 by 70 and they run up to 5520. minimnum Mr. Houtchens: Do each of the spaces conform to the/regulations of the county zoning regulations in mobile homes? Mr. DeBuse: There are only half as many spaces as the minimum requirements Mr. Houtchens: Now what do you expect to do with reference to sewage disposal? Mr. DeBuse: We will have a septic system right below us. Mr. Houtchens: Would you go over to the County Commissioners and show them on the map. Mr. De Buse: rin through septic system to'grain field right below it Mr. Houtchens: This is the leach fields Mr. Paul has indicated were adequate. Mr. DeBuse: Yes sir. Mr. Houtchens: How do you expect to get your electricity in there? Mr. DeBuse: It will come from Brighton Coop. It will come across the highway. Part of it is in now, across the highway and will come around the outside perimeter. Mr. Anderson: Mr. De Buse: There will only be two poles within the court itself. Its all underground? No, it is not all underground, its aerial outside, from the drop poles to the trailers. Mr. Houtchens Mr. De Buse: Mr. Houtchens: That will be all underground facilities, it that correct? Yes. Now what have you planned with reference for the lighting of the trailer court? Mr. De Buse: Mr.Houtchens: Mr. De Buse: Mr. Houtchens: Mr. De Buse: Mr. Houtchens: We will use carbon arc. How many light have you planned for? I think there are seven on there. Will that be sufficient lighting for the area. Yes. What service buildings have you planned for the court aid where will they be located? Mr. De Buse: The service buildings will be approximately in the middle of the project. Mr. Houtchens: Have you a park area also? Mr. DeBuse: Yes. And it is more than the minimum required. Mr. Houtchens; You have indicated a green area which runs diagonally through the south . half of the Y_............ Mr. De Buse: There is an irrigation ditch that goes through there and it also has trees on it all the way down throught there. Mr. Houtchens: What did you plan to do with that. Mr. De Buse: Well it has to be beautified, has to be cleaned up and straightened up. Marshall Anderson: Is that a private ditch. Mr. Houtchens; It is owned by a company, is that right, gentlemen, what company? Starboard Lateral Ditch Company. Mr. Telep: It a deed of right of way, is it not? Mr. Houtchens: I can't tell. Mr. Telep: Easement? Group: Easement. Mr. Dunbar: Is there anything below the septic area. Mrs. De Buse: No it is just a field. Mr. De Buse: There are no other ditches there. Mr. Houtchens: There are no other ditches with the exception of this lateral ditch Mr. De Buse: No Harold Anderson; What would you do with this lateral going through? Mr. De Buse: Well it has to be cleaned up and probably have to be paved, there is so much leakage in the ditch now. Mr. Anderson: Isn't that quite a factor in there for accidents with people living on both side of this lateral? Mr. De Buse: It might have to be fenced. Mr. Houtchens: Would you be willing, if the Commissioners required that water in a tile? Mr. DeBuse: Yes. Mr. Dunbar: How big a ditch is it? Mr. Houtchens: They tell me that there is 1100 inches of water go through there. (?) Jim Leach: That is not the maximum amount, but there is on record, my name is Jim Leach, but I am stockholder and also a director of this ditch company. On record there has been as high as 1100 inches of water going through this ditch. Mr. Dunbar: What type of culvert or tile would that be? Discussion, group Mr. Houtchens: But it is running through a thirty inch culvert under the road is that correct? Mr. De Buse: Right. Mr. Houtchens: If were necessary to put a thirty inch culvert or siphon in there you would do it? Is that correct? Mr. De Buse: Yes. Mr. Dunbar: How many feet' would that involve? Mr. De Buie: Approximately .600. Mr. Houtchens: People Mrs. De Buse: 600 feet Elmer Hergenreder: It should be put more than just right through it - It should be put a ways above it Marshall Anderson: I have one question as I understand it you are going to have a center sewer disposal for the entire area? Mr. De Buse: Yes sir. Mr. Anderson: Are these streets going to be oiled? Mr. De Buse: Well they call for a hard surface we figure on rocking them. Mr. Houtchens: You figure on rock at the present time is that correct? Mr. De Buse: That is correct. It calls for a hard surface. Mr. Anderson: Do you expect the county to maintain those streets? Mr. De Buse: No sir. Mr. Houtchens: Novyou have plated out the location of the trailer sites, would you tell the County Commissioners what you plan is with reference to the pad. Mr. De Buse: Well each trailer will have patio the full length of the trailer and a concrete pad for the trailer to sit on. The trailer sits out to the side of the pad, and the pad runs the full length of it. The patios are 10 by 15 6 Mr. Houtchens: Have you made a study for the need for such a park in the area Mr. Debuse? Mr. De Buse: Yes we have. Mr. Houtchens, Are you convinced that this is a needed facility in the area? Mr. De Buse: Yes I am. Mr. Houtchens: Have you had any inquiries concernins the availability of space there? Mr. De Buse: We could have rented at least ten by this time, if we had the park running. There isn't a week that goes by that someone isn't looking for a lot to put a trailer and we have done no advertising on it. There is no trailer park in the area at the time. Mr. Houtchens: You and your wife would operate this trailer park, is that correct? Mr. De Buse: Yes sir. Mr. Houtchens: Would you be willing to advise the County Clerk and Recorder at any time a trailer comes into the court or departs therefrom so that the specific ownership tax on the trailer could be collected? Mr. De Buse: Yes sir. Mr. Houtchens: Thats in the regulations is it? Mr. De Buse: Yes it is. Mr. Houtchens: Your willing to comply with that regulation as well 3s all other regulations. Mr. De Buse: Yes. Mr. Houtchens: Now is there natural gas available inihe are Mr. De Buse: Yes. Mr. Houtchens: That will be put into the trailer court, is that correct? Mr. De Buse: Yes. Mr. Dunbar: How about the water? Where would that come from? 6 Mr. De Buse: The water is Longs Peak Water. Marshall Anderson: Thats a rural water system over there? Mr. De Buse: Yes. Mr. Houtchens: Now in the event that you had any problem with the water from the Longs Peak Water Association, is there other water available in the area? Mr. De Buse: Well then we would have to go to a well. Mir. Houtchens: There is water available from a well, is that correct? Mr. De Buse: Yes Mr. Houtchens: Would you tell the Commissioners what you planned to do with reference to storage of water and making it available. Mr. Debuse: Well we have an eight thousand gallon storage tank built right here on the project and we could take water into it and furnish our own pressure. Mr. Houtchens: How many days supply would that eight thousand tank hold? Mr. De Buse: Approximately two days sir. Mr. Dunbar:. You own the property? Mr. De Buse: Yes sir. Marshall Anderson: Have you already made arrangements for this Long's Peak Water. Mr. De Buse: I have talked to him about it. Marshall Anderson: You haven't signed a contract or anything? Mr. De Buse: No sir. We have a tap in. Mr. Houtchens: They have not given their consent to this use have they? Mr. De Buse: No they haven't Mr. Houtchens: If they did give consent to this use would this eight thousand gallon permit filling at night when the rest of the users on the line were not using the water. Mr. De Buse: Yes Mr. Houtchens: Thats one of the purposes for it, is this correct? T Mr. De Buse: Thats right. Mr. Dunbar: How many acres do you have in mind? Mr. De Buse: Five acres. Mr. Dunbar: How many spaces would that accomodate? Mr. De Buse: Five. Mr. Dunbar: How many spaces? Mr. De Buse: Thirty-one. Mr. Houtchens: I think that we mentioned this once before, The way you have it planned and the way you will build it you give each trailer approximately twice as much as required. by the regulations Mr. De Buse: There is no space in there in which they are less than twenty- five feet apart and the minimum is ten. Mr. Houtchens: The way you have it planned, the way you will build it, you give each trailer approximately twice as much space as required, by the regulation Mr. De Buse: There is no place in there where the trailers where the trailers are in less than twenty-five feet apart and the minimum is ten. "1r. Houtchens: Then they are twenty five feet apart as shown on your plat. Do you own any other land in the neighborhood? Mr. De Buse: Yes. Mr. Houtchens: And where is you land located with reference to this court? Mr. De Buse: It is located to the west and south, this is on the corner of an eighty acre plat. Mr. Houtchens: Do you have a home on your own property? Mr. De Buse: Yes. Mr. Houtchens: How Par is your home located from this court? Mr. De Buse: It will be approximately eight hundred feet. Mr. Houtchens: Now what do you have invested by way of capital outlay in your own home? Mr. De Buse: Well over forty thousand dollars. Mr. Houtchens: How is the home constructed? Mr. De Buse: Natural stone. Mr. Houtchens: Would you show the Commissioners a picture of your home. Mr. Dunbar: Would this septic system would this be down below. Mr. De Buse: Yes sir, it is down below. Marshall Anuerson: If you had to go to a well, what is the water like over there Mr. Paul? Mr. Paul: I don't have any idea. I don't know of a well that I know the log of wells in the area. Harold Anderson: With the people present, is there any possibility of getting water for domestic use in that area Audience: I live two miles south of there and I have a well on my farm which I had to discontinue because it was unfit for livestock. So I use the Longs Peak Water for my livestock. Mr. Anderson: Well I live approximately five miles north and four or five miles east of there and we drilled a well 931 feet in order to get water. We have a well a quarter and a half mile west and north of there and we had to discontinue using it for livestock. That water is not useable. Mr. Kitely: My nearest property is probably a half mile from this area we have and had wells which we did for stock. But this is one of the reasons this Long's Peak Water Association came into being. It was to furnish the farmers in this area useable water both for domestic use and stock. As far as the Long's Peak Water Association furnishing water to this proposed trailer park well I can't speak for the Board of Directors, but I am one of the directors of the Association. It is not our policy to try to restrict growth and we furnish water to everyone we can. This particular proposal, however, would nearly double the load on the line and we wouldn't I don't believe be able to handle all in one piece. We are intending to continue the growth of the system, we are in the process of trying to borrow another two hundred thousand dollars to increase our supply of water in the lines. We aren't to sure we are going to be able to do this. The ways our by-laws are set up each residence in which some 9 the family lives requires a separate tap on line. We have no other provisions for any other type of service. At the present time there have been no plans to make another type of service. Mr. Dunbar: One question, you mean by one outlet - or would each one of these get outlets? Mr. Kitely: Each trailer would have to be considered as separate outlets. Under present regulation that is the only way we could do it. Mr. Dunbar: There would be the same number out taps as trailers? Mr. Houtchens: Mr. Kitely if the storage tank was put on the premises and the filling of the storage tank was done at hours when the other users were not using the water, that is done in the evening time, The Board would look upon this type of use favorably wouldn't they? Mr. Kitely: I can't say what the Board would consider, I doubt if the Board would consider this kind of use favorably. It would be quite a change to be able to do this in our organization/as I understand --- I refuse to answer for the Board. Mr. Dunbar: It looks to me like one of the major problems in this mobile home park is water. Seems like it is almost impossible to get a well. Mr. Telep: Right, it has been established, has it not, these are rentals Mr. Houtchens: Right, not to be sold off as individual lots (?) Audience: You couldn't put thirty-one taps in there. Mr. Houtchens: The construction of this is tingent upon them getting proper water. Mr. De Buse: Right Mr. Houtchens: You agree this will be done in accordance with Health Department Standards! Mr. De Buse: Yes Sir. Mr. Houtchens: Is there anything else you might like to ,add to the education of the County Commissioners with reference to your request? Mr. De Buse: No I don't believe so. Mr. Telep; What is the correct title of this water company? Houtchens - De Buses: Longs Peak Water Association Mr. Telep: And where are they located? Mr. De Buse: Longmont. 10 Mr. Houtchens: Is that right through the middle of it? Mr. DeBuse: Right. Mr. Houtchens; Will there be any trailers set in the particular area. Mr. De Buse: No Mr. Houtchens{ (Mould there be any trailers set on the particular area if you put pipe in there? Mr. De Buse: No. Mr. Houtchens: I think that is all. Mr. Telep: Let me ask a question, what is the corporation who owns this lateral? Answer: Mr. Houtchens: Mr. Side: Mr. Telep: Answer: Mr. Telep: correct name of the Starbird Lateral Ditch Company, Mr. Side, Secretary Box 313 Route 1, Longmont, Colorado. How many stockholders are there Mr. Side. I believe there are thirteen. Who is your president? Dean Oblander One question did Mr. DeBuse take those pictures themselves. Asked pictures be marked in as evidence. Mrs. De Buse: Mr. Thomas took the pictures. Mr. Houtchens: Do they represent the condition of the house. Mrt. De Buse: It is new Marshall Anderson: Is thi:ite anyone else here for the application? Mr. Houtchens: Mrs. De Buse is here, I think probably her statements would be cumitive on this. I would like to ask her if she is acquainted with the mobile home regulation of the county, you've gone through them carefully, and are you willing to operate this in accordance with the mobile home regulations. Mrs. De Buse: Very definitely, we want a nice court and if it is put in or granted and in reference to hurting anybody in the area, we don't want this done because we have a home we still have hopes of improving the advancement of the area. 11 Marshall Anderson: Is there anyone else? Mr. Dunbar: In the case this would become a reality is there any plans in the future perhaps that you would add to this? Mr. De Buse: No. Mrs. De Buse: Well its like anything else lets not say noat the time though, one thing can lead to something else too. We were approated about putting in a grocery store out there and several other items. You can't hardly say no at this time this is what we want it for. Five, ten years hence circumstances will alter cases. Mr. Houtchens: At the present time do you plan any other commercial use on the property? Mr. De Buse: No. Mr. Houtchens: It will only be the rentals, no grocery store, no gasoline stations, nothing of that nature. Mrs. De Buse. Right. Mr. Anderson: Is there anyone else for the application. Anyore to object to the application? Ernest Kitely: I have property in this area and I would like to make one thing clear before I voice my objection and that is that the Longs Peak Water Association does not obejct in any way that I know of. I don't want impression to leave the that the directors were against this development. I however object and I have about three reasons, in the first place this area was zoned, the small area there in which this proposed change is located, was zoned. The residents of this area asked to have this strip along 66 zoned before the rest of the county was zoned. We were given to understand this would give us some say with the type of development that would go along in here. It is mostly the same people that still own most of the property in the area and as far as I know most of them have not changed their attitude. Atthe time they asked for zoning and agriculture zone which did not include mobile home parks. I do not know of any change in the attitude that they would now accept it. I do know that the owners of most of the property in a two mile strip along amt centered on this 12 type of change, are still against this change. I can sympathize with the Planning Commission in trying to find places to rezone for mobile homes but I do think it would be fair to seek these areas in some of this part of the county that is zoned by the county rather than in the zone that was orginated by the people who live there. According the paragraph in your zonl_ng resolution which you adopted in August, the request for rezoning should very clearly show where the original zoning was faulty or that changing conditions in the are now justify new classification. Unless these conditions can be shown to exist I don't see how a change can be justified. Mr. Anderson (M): Now if my serves me correctly Mr. Kitely, I think that area in there was one of the first areas in the county to be zoned. Mr. Houtchens: I would like to ask Mr. Kitely a question if I may, how far is your land from this. Mr. Kitely: One half mile. Mr. Houtchens: Does the Burlington Railway go through you land? Or does the Burlington Railway go in the near vicinity of your land Mr. Kitely: No Mr. Houtchens: Or in the near vicinty of this location Mr. Kitely: Not the Burlington - the Great Western Mr. Houtchens: Does it go through you land? Mr. Kitely: No, it does go through the quarter section that I have that I no longer own anything on the other side of the road. It does adjoin mine. Mr. Houtchens: Now is there a commercial fertilizer plant located on the Burlington Railway right of way, on what used to be your land or is your land? Nor. Kitely: This is located on land that was mostly railroad land, but there is approximately four tenth of an acre of land that is a fertilizer plant that did belong to me. Less there be a misunderstanding here that possibly this railroad - there was a change in the zoning - on this parcel. I was informed incorrectly that this part of this area was zoned improperly from the beginning 13 that a railroad is industrial and cannot be zoned agricultural. And that it would be changed regardless of any objections that any of might have had, because it was a prior use; assthe industry was there before it was zoned. But if anyone thinks I received some compensation for this four tenth of an acre of land that the fertilizer plant no sits on I didn't get a dime out of it. I merely traded it. And equal amount of land 'above the siding so that I would have a better shaped field and they would have a little better shaped land for their fertilizer plant. Mr. Dunbar: Is that Monsanto Mr. Kitely: Yes, Monsanto Fertilizer and Chemicals, they are agricultural suppliers. Mr. Houtchens: When was that rezoning done or accomplished? Mlr. Kitely: Three or four years ago. J. H. Walter; I am J. H. Walter I moved into that area two years ago in July. This zoning was reached a few months after I moved in. I was not to familiar with the zoning at the time and did not object to it. If I had it to do again I would object to any commercial operation in that area. So I would say the fall of '65. Now what I hoping we don't let barriers down there is a commercial fertilizer plant, and let everything in that area. As you know I built a house on the property which is exactly one-half mile for a home east of the proposed trailer site. I bought this northwest quarter of that section some ten years ago. We moved on the place a little less than two and a half years ago we strongly object to any commercial property being in that area. One of the reasons I built my home at that time there was no commercial area around there. It was all zoned agriculture. Mr. Houtchens: You home is how far from this property? Mr. Walker: One half mile Mr. Houtchens: How far is your home? Mr. Walker: My home is on the east side of the property Mr. Houtchens: So that would make it a mile and a half. Mr. Walker: No half a mile, quarter of a section, a half of mile square and my property starts, however I do have a tenant house which I think could 14 be damaged with an improperly operated trailer court. Since I have owned that tenant house, ten years, I have improved it. I have spent over ten thousand dollars. There is 160 acres that separates this trailer court from my property. Harold Anderson: May I make a statement here, I live right north of the Mead zoning area and the Great Western Sugar Company at that time we were working through there, were allowed their property , out of the sone, that they could use it for any industrial purposes or anything of that sort, along the railroad tracks. Now whether it was included in this when they zoned, as I recall it was the second area zoned in Weld County. I don't know but never the less it was to be excluded from the zone area. That is the railroad property. They have the right to lease land for industrial purposes all along the railroad, where it goes off their property they would have to secure the balance of the land from the owner, but as far as the railroad land is concerned it is out of any zoned area. Mr. Dunbar: What school district is this in? Audience: RE1-J. Mr. Telep: Does this also include this area around Frederick and Mead that area? Mr. Anderson: Is there anyone else who would like to be heard? Dean Oblander: I own the property that joins this on the east. I am not to well informed about seepage and sewage disposal but the natural lay of the ground is to the southeast and where he has this proposed leach field is to the west and higher than my property. I can't help but feel if there are thirty trailers in there, I am going to end up with twenty-five acre spot there of farmland that will not be farmland. That is my biggest objection to it. do Mr. Houtchens: Mr. Oblander, you have any knowledge of the subsoil in the area? Mr. Oblander: The ground itself is, you have to be careful when you irrigate the last limo Lecause- it is a little wet now. With the additional water supply I am sure it would have some effect on it. 15 Mr. Houtchens: Do you know what loss of water is currently or how much water is lost currently from the Starbird Lateral Ditch Company through this area? Mr. Oblander: No. Mr. Houtchens: In other words this is just a fear of yours without any particular study or foundation in fact, is that right? Mr. Oblander: Right Mr. Dunbar: How far is you land from the proposed leach line? Mr. Oblander: Well my fence dine - his property. Mr. Dunbar: Of course there is some distance between Mr. Oblander: One lateral ditch goes straight south between his property and mine which is on my property and this is a service ditch to a neighbor down south, this is where he gets his irrigation water for quarter section. The natural lay of the ground slopes to the southeast. In fact when I irrigate I irrigate southeast and he irrigates on his place to the southeast and this ditch is between the two places. This other lateral that serves another farm to the south. Mrs. Maxine Hallgy: I own the property directly across the road from there. I am thinking of this from the athestic view probably, I do not live there but I have a new tenants home and it seems to me your talking of something that is going to take an awful lot of capital if your going to finance Longs Peak Water or if you are going to drill a well or if your are going to put this storage and everything in. It seems to me its going to take an awful lot of money and then get all this started and then drop it, and we have changed the zoning and what are we going to do, we are going to have nothing but things along "66" that are not attractive to the farms, to the county or to anything else. We are of course nervous now since this race track is going in - its going to be condusive to different kinds of industry and different people "clan we accoustomed to having in that area. I feel that this is primarily an agricultural area and the residents who have lived there for a long time would like to see it continued that way. 16 Mr. Anderson: Any questions? Mr. Houtchens: How far is this race track from this area do you know? Mrs. Halley: About two and a half miles east. Mr, Houtchens: I'd like to make it clear was the zoning change made for the race track in this area. Mr. Telep: I am not - I'm pretty sure it was. Mr. Houtchens: Well would you take notice of that in your notes that it was changed - the racetrack- that the zoning was changed. Mr. Dunbar: That wasn't in there prior to the over-all zoning? Mr. Houtchens: No Mr. Telep: Well that took place after the area was zoned. Mr. Hcu tjnens; Mrs. Halley I would like to ask how far your improvements are from the this particular property, how many feet? Mrs. Halley: Across the road. I can't tell you the number of feet. Mr. Houtchens: Six hundred feet? Mrs. Halley: Approximately Mr. Harold Anderson: May I ask a question Mr. Kitely , when this how far east did you go? Mr. Kitely: Well I don't know exactly the boundaries of it, it goes approximately to the St. Vrain River. Mr. Marshall Anderson: Is there anymore opposition? Mr. I am secretary of the ditch company, this water you are talking about seeping away from the Starbird Lateral Ditch, with the thirty trailers on there it will just add to the seepage that there is there now. This tile they spoke of we would have to agree that this tile is big enough or long enough. It would have to be long enough, far enough away and well enough protected that there would not be any trash in the ditch by anyone. With people in this area there is always going to be trash We have open weirs to measure our water and if anything gets into these weirs that cuts down on the water that goes into our fields. This regulating of the water going into this tank, which they talk abut I don't see how they are going in there just at night. That doesn't seem possible. They talk about Lhis land not being used for or fit for agriculture, there is five acres there that well suited for livestock. They talk about 17 beautifying this trailer court, the way it looks now I would have to see it to believe it. Mr. Houtchens: I should like to ask Mrs. Halley - if she studied these pictures and tell if they appear to be pictures of her improvements from the proposed building site - trailer court? Mrs. Halley: They didn't show the house in there Mr. Houtchens: These are your improvements from the building site, it that right? Mrs. Halley: Right. Mr. Houtchens: Picture number three are these your improvement too? Mr. Houtchens: Mr. where is your property located? Mr. Sikes: I don't own any of the land but my property is located it adjoins their land on the corner. Mr. Houtchens: How far would it be from those trailer site locations? Mr. Sikes: Less than a mile or I mean less than a half of a mile. Mr. Houtchens: How far is your home from this trailer park location? M. Sikes: I'd say less than a mile. Mr. Houtchens: Who is the owner of your land? Mr. Sikes: James Hartman. Mr. Houtchens: Where does he live? Mr. Sikes: Washington D. C. Mr. Houtchens: And of course he is not here today. Mr. Sikes: No. I am not speaking as a landoweer. Another thing on this ditch there is a headgate that we draw water out of right in this very area. Mr. Telep: Mr. Sikes, where is this headgate, I am interested, is the headgate on this land. Mr. Sikes: It is on his land, yes. Mr. Telep: Its on his land, you have a weir there? Checks map of aLea (or drawing) Mr. Sikes: The headgate is not abandoned, it belongs to the ditch company. Mr. Telep: Where does the waterout of this headgate serve? Mr. Sikes__ It serves Dean Oblander and it serves Mrs. DeBuse: but here is the property line Mr. Sikes: Here is the property line and the water goes down to Mr. Littenberger. Mrs.DeBuse: But it runs right along this ditch and its all in this small area right here by the service building. Mr. Sikes: It is on this side of the sewage Mrs.DeBuse: No, thats the road I am sorry Mr. Telep: Are you sure, now there is a headgate quite a ways into this field from the east line, well now I don't know the land but surely - is there or isn't there a headgate there. Mrs. DeBuse: Well now on paper and on paper this looks entirely different but this is the east fence and this building exists right now. Behind this building is the headgate. There is one small ditch that lets water down that goes south on this line. This is the existing bridge and road on now we now have some pens but this headgate is right - there is a bend in the canal - we didn't draw this in but it is in this small area. Mr. Houtchens: But it is behind the existing building, is that correct? And then the lateral ditch goes down around behind the building and then south. Mr. Telep: : Do you ever come onto this property to get water? Mr. Oblander: Yes Mr. Telep: How far in from this line is this headgate that we have a little controvery about, how far in - just guess it Mr. Oblander: Hundred feet. Mr. Telep: This is the one you are talking about - then there is another one here at the boundary? Now you are the only one who takes water out of this inner headgate? Mr. Oblander: Mr. Telep: Mr. Sikes: M1. Sikes and myself. You take water out of that too? Yes. My position was is how are we going to get water out of that tile going through there. Mrs. DeBuse: Just as it is. Mr. Sikes: Build a headgate, you don't have any now they are both broken up They are both falling in the ditch now. They are all racked. That headgate is useable. Mrs. DeBuse: It would even be a great improvement. 19 Mr. Telep: But you do both draw water out of there? Answer: Yes. Mr. Houtchens: Now Mr. Debuse if you put a tile in there you would install adequate facilities for the release of the water. Mr. DeBuse: There are flat spots up in there where they are eighteen inches deep. Mr. Houtchens: But in this particular location if it needed a structure for the release of water for these people, you would put it in. Mr. De Buse: Right. Audience: To our specifications? Mr. De Buse: We would deliver the water out of there to you that you are entitled to yes. Mr. Dunbar: There is one thing I would like to point out, someone mentioned they thought some of this zoning was over-all zoning would eliminate some of the things like - they don't eliminate it - they just control it. Actually without the zoning you wouldn't even be heard. I wanted to point this out. No one would have a voice in anything that you put into an area like this. It does control it and does protect it to the point at least where you can be heard. Mfr. Telep: I would like to say something for the record here the reason I asked the questions as far as the headgates are concerned is something of a personal nature of you Mr. Oblander and Mr. Sikes. Your are entitled to receive your water as you have been. Of course he just can't do anything to deprive you of your water. Whatever he does, however he does, he is going to have to see that you have access to your water and this is not a problem of the Weld County Commissioners or the Planning Commission, this is a personal right. I did want to bring this out so you would know what we are talking about and discussed so that your rights would be protected. But whenever you are derpived of your water you have cause of action against somebody who is going to deprive you of your water in this particular case it would probably be the De Buse's . I just want you to understand that and I am sure Mr. Houtchens will agree with me. 20 Mr. Houtchens: For the record and to the assurance of the gentlemen who have headgates there. I think that on behalf of Mr. DeBuse I could make this statement that whatever structure he would put in there, he would provide facilities for you to get the water so it could be measured out of that ditch in accordance with your rights without going to a lawyer and going to a civil action of Mr. Telep stated. As a matter of a fact If ills thing could be put into a concrete or a pipe system it might be considerably improved, as it normally is when you put water into a pipe. I think that I covered this, however, after Mr. statement I think it would be wise and go back into this with Mrs. De Buse perhaps In the last five years what condition have changed. Mrs. De Buse: Normally like anything else. Mr. Houtchens: You have and I. B. M. Plant at Longmont? Mrs. De Buse: Right. Mr. Houtchens: You have this race track in near vicinity? Mrs. De Buse: Yes, a telephone building at Mead. Mr. Houtchens: You also have this fertilizer plant? Mrs. De Buse: Yes, proposed plant there at Platteville and it is a growing area. Mr. Houtchens: Is there also a cement plant in the area? At Lyons,Colorado? Mrs. De Buse: Yes. Mr. Houtchens: Now these e,icourage you and have there been solicited inquires for rentals? Mrs. De Buse: No, these people stop by, I don't know why it is when you turn a little dirt, they seemed interested. With our trailer there, I say ours, it belongs to our children, we also have more inquires then phone calls as to when it would be done. It is like anything else, this we want nice and it lays in the hands of other people too. If they are agreeable who knows we might find a trailer space for you, but we do want it nice, Starbird Lateral Ditch Company - I mean the idea this is built - I don't know if those here 21 who are present realize it, but we have set this in accordance to the rules and regulations. And area we thought the ditch would take care of it. It would be a beauty spot in the mobil home and since we have gone and had it tested for perculation and we realize there is a leakage from this ditch, we are benefitting two ways there, the landowners, ourselves our neighbors and those. There will be a little less water lost in this area. We have tried in every way to meet every specification and rule set up. Mr. Houtchens: Mrs. De Buse, Mrs. Walker was concerned about your financing and construction of this, do you had adequate financing? Mrs. De Buse: Well, I think it is a personal thing, you know there are three families invol,;ed here. And this isn't just for me and my husband this is for the future too. Mr. Houtchens: What I want to know is do you have the immediate capital to go ahead do this? Mrs. De Buse: I feel we do, more so than some of the people in the immediate area. Mr. Houtchens: My question is do you have the immediate capital to construct the trailer park? Mrs. De Buse: Mr. Houtchens: Mrs. De Buse: Mr. De Buse: Mr. De Buse: Yes It isn't something you will start then abandon? No, we don't want it half done, or even a third started. What is your profession? I am a carpenter by trade, I have been in the general contract business for nearly thirty years. Mr. Houtchens: How are you going to do the financing of the constructions of these facilities? Mr. De Buse: The financing is taken care of. Mr. Houtchens: You have that already to go, one other question, if the Commissioners would be interested in seeing the detail on the service house and of the concrete slabs - this is the detail - this is the front of it. This is the concrete slab that is laid in front of the trailer park, this little area here is the area on which the wheels set. Now in addition to this area here at the rear and at the front. There are precast cement blocks 22 that are set in that location to accomodate each individual trailer. This ten foot area in here doesn't accomodate the tandem wheels under the trailer. Mr. Anderson Is there anymore opposition, I believe this gentleman right here. Mr. I'd like to ask Mr. De Buse, I join him from the west, I'd like to ask him where he lake or how close to my property? Would it be on the east side. Mr. De Buse: Yes it will be oer th hill from you, yes sir. Mr. I'm having a lot of trouble on the west Mr. De Buse: Right your in the alkali Mr. To get back to the water , there is a well on my place that is unfit for water. Audience: I would like to point out the IBM Plant is Niwot, the cement plant is at Lyons and the power plant is at Platteville and none of these are in the area most of us came. The race track, I'll believe it when I see it. Mr. Anderson: Any more oppos',.tion? How long have you owned this place Mr. De Buse: Two years. Mr. Anderson: Do you have a summation on this Roger? Or Mr. Houtchens: You received the photographs of Mrs. Walkers improvement. Mr. Anderson: Yes. Do you farm this place at the present time Mr. De Buse? Mr. De Buse: Yes. Mrs. De Buse: We have five acres for the trailer court as we orginally stated that above the canal is what can not be farmed, and the small area to make it a minimum required by the rules and regulation which is taken in below the ditch brings the amount of ground up to five acres and the rest of it is farming. Mr. Houtchens: How many acres do you own all totaled? Mrs. De Buse: Eighty acres. Marshall Anderson: We have two situations in this county that got away from this Board, it happened before we had county -wide planning. We have one over here that we have no control over, the water is unfit for human consumption 23 We have another one that there is not control over the sewage and I think we have about three problems here as I see it; we are having a hearing this afternoon on the seepage from the septic tanks from a court. Another problem I see is with the ditch company I think the Board sho uld be advised of the agreement with the ditch company and the trailer court. The thing that concerns me personally is the availbility of this domestic water. I'd like to see the agreements before we make any decision on this. I think there is more here than just rezoning this property. We have a leach field that is above a man's property and it was brought out that the ground goes sour on the third watering. You dump four thousand gallons of water a day in on twenty-five acres, we don't know where we are going on this other seep area. This is the thing I would like to see brought out. Or to see some agreement before this Board make a decision. Do you have anything to say Ed? Mr. Dunbar: Actually there has to be water. Mr. Houtchens: Thats in the regulations. Mr. Anderson: Roger we have gone through this with two different trailer courts and it looks like the state is going to take over on this one, on the county line. They think they are drawing the water out of that arsenal down there. There is another one east of Platteville in the same condition. I'd like to see this water thing settled so there is adequate water for -thirty-one trailers - we could be talking of one hundred and fifty people is that right? I believe that is a county average. Do you have anthing to add Harold. Mr. Anderson: No I feel the same way you do, a move we take this under consideration before make any decision and we are to hear from the ditch company as to the availability of water and some survey could be made as to the seepage and also what is done with this ditch and how are you going to get water out of a pipeline. I wouldn't go along with an open ditch there. I move we take it under advisement. 24 Mr. Houtchens: May I make a statement with reference to this. We come down to a situation now as to which comes first the chicken or the egg, Mr. Anaerson, Then perhaps we have the egg here. We have to start some place. It looks like the logical place to start is that if these conditions are satisfied to the Board of County Commissioners, that they will grant the petition for rezoning. There is a further expenditure of money to satisfy you gentlemen that these matters are being taken care of. I have never seen a farmer yet who wasn't real reasonable when it came to controlling his water through his place, they will usu-ally deal with you, and if you get two reasonable people they will reach an agreement on this thing. I don't think you will have any problem there. Mr. Harold Anderson: Thats not our problem. Mr. Houtchens: Yes, I understand that, what I am saying is this, I think that someplace along the line you have got to have a committment that we go ahead and satis fy these requirement that the zoning change would be granted. It seems that this would be the first step that you would have to take this step before we can go ahead and say, water, ditch rights, all of that. But to say we are going to take it under advisement and then you bring this information back to us, then consider something else other and turn us down, would seem grossly unfair, to all concerned. Mr. Marshall Anderso4: The main -thing I am concerned with Roger, is the domestic water. It has been broughtout here in this hearing that there is some doubt of the availbility of water for one hundred to one fifty people give or take - like I say before - we already have a problem at Hudson - the same kind of situation. I think or I don't know if it is in our power or not whether that domestic water will be available It has been brought out at this hearing that the underground water is not fit for human consumption. I would like to see some sort of agreement with the water company as to the availability of this water before I make a decision. 25 Mr. Houtchens: This is the way sometime municipalities settle these problems. That is they grant the zoning cond'tionally upon proof that the several items you have questions such as the water, the proof of the agreement, the satisfactory arrangements between the owners of the ditch, the Starbird Lateral Ditch Company, and I think that the perculation through the soil already has been tested. I am sorry that Mr. Paul has left. Mr. Telep: I think that is what Mr. Anderson the chairman has in mind. More probably than condition/he is talking in ten:sicI condition precedent, that if he can come in with an agreement or some statement from the water company, water board, if he can come in with some type of a statement or agreement with the ditch company, those are the two things, that Marsh is expecially eluding to Well if thats so its granted. The way Marsh feels at the present time, or the Board, and I am not talking to the Board, I want you to understand that, they are probably reluctant to say okay we will give it on condition, that this is obtained. It may never be obtained or it may be six months or a year. This is what I say he hasn't finished his statement yet, at least the meeting has not been officially concluded that they will taken it under advisement then decide which route tobakeand what they are going to ask. Am I correct Mr. Chairman? I just thought I would clarify it. Mr. Houtchens: This to me would seem to be a fair approach to it, to give us the assurance of if you go to this expense and can satisfy these requirements that we will that these people will be able to construct the trailer court. I think that a properly run trailer court ir. this day and age is pretty much of an essential thing. If you can control it. Mr. Marshall. Anderson: We don't have any argument with that. We are concerned with what has happened in the past with these agreements. Mr. Houtchens: Mr. De Buse would be just foolish to go ahead with the trailer court without knowing he would have water. Mr. Dunbar: One;of our big problems over the entire area is individual trailer houses. It would be better to have a park and this many individual mobile homes site. We are getting more and more of these all the time. 26 Mr. Marshall Anderson: If there isn't any more to come before this Board we will take this under advisement. Meeting adjourned. Deputy County Clerk O December 13, 1967 I hereby certify that pursuant to a notice dated November 8, 1967, duly published November 17th and December 1st, 1967, a public hearing was held on a Change of Zone as requested by Felix and Lillian Debuse, at the time and place specified in said notice. The evidence presented at said hearing was taken under advisement, the decision to be made at a later date. AT ST: p County Clerk and Recorder and Clerk to the Board CLERK Chairman, Board of County Commissioners Weld County, Colorado NOT I C E Pursuant to the zoning laws of the State of Colorado, a public hearing will be held in the Office of The Board of County Commissioners of Weld County, Colorado, Weld County Court House, Greeley, Colorado at the time specified. All persons in any manner interested in the following proposed amendments are requested to attend an may be heard. DOCKET NO. 17 - FELIX & LILLIAN DE BUSE Route 1 Box 223, Longmont, Colorado Date: December 13, 1967 Time: 10:45 A. M. Request: Change of Zone from "A" Agricultural District to "MH" Mobile Home District A part of the Ez-NW¢ Section 29, Township 3 North, Range 68 West of the 6th P. M. and more particularly described as follows: Beginning at the North Quarter Corner of said Section 29, Township 3 North, Range 68 West of the 6th P. M., thence South 50 feet, more or less, to the true point of beginning on the South right-of-way line of Colorado State Highway No. 66: Thence South 500 feet on the East boundary line of the NW4 of said Section 29, thence West 270 feet, thence N 45O 00' W 297 feet, thence North 290 feet, more or less, to the South right-of-way of said State Highway No. 66, thence East 480 feet, more or less, along the said Highway right-of-way line to the true point of beginning, and containing 5 acres more or less THE BOARD OF COUNTY COMMISSIONERS WELD COUNTY, COLORADO BY: ANN SPOMEE COUNTY CLERK AND RECORDER AND CLERK TO THE BOARD DATED: NOVEMBER 8, 1967 Mme: i@i45 it. At. ,Chattge of Zone from wilt%Wal District to "1SL" District of t e St NWh Section 3 North, .Race ilt *UM of- the ow P more gattiwdarly described as follows: Beginning at the North Quar- ter Cornea of said 'Section a 'township 3 North, Range 0 West'of the 6thP. M., tu1e Ce South 50 feet, more or Teas. to the - true point of beginning on the, South, right-ofWay line of 'Colorado State Highway No. 66; Thence : Swath 500 .feet on.the East boundary line CI the NW'A of said Section, 29, thence West 270- feet, thence , N 7 stilff W 2s'i %ot, tjr..•'^ North 280 feet, ' more dr of ` ,�to:the South r said State o- 66, thence East. 480.: let tiuore Or less, along the said. Highway right of-way,line t0 the true - point of beginning, and eon. taining S acres more -Or leis."` Dated: November 8, 1967 THE BOARD . OF COUNTY,commissioNERso WELD tauwtt, COLORADO By, ANNSpOMtER Cotltfrf CLERK AND-- RECORD'Ett AND CLERK TD THE BOARD D No.. i;'— , FELIX:& LILI4N DE:BUSE;`.. Route 1 Box 222 Longmont, Colorado Date: December 13 1967 Time: 10:46 A. M. - Request: Change of Zone. Um 'W' Agricultural District to 'MR" Mobile Rome District A part of the Shim%' Section 29, Township 3 ` North, Rapge 68 West of the 6th P. M. and more particularly described as follows: Beginning at the North Quer-' ter Corner of said; Section !9: 'rovnship 3 North„ Range N West of the 6th P. lit., thence South 50 feet, more or less, to the true pointibf beginnlitt on the South right-of•way line of Colorado State : Iflghway, :I No. 66:.Thence Swath 500 felt on the East boundary line ¢ . the NWU: of said. Sector 86, thence West .270- feet, Meucci N 45° 00'.. W"297 feet, thence North. 290 feet, more or less, to the South right-of-way - of said State , Highway N0.'16, thence East 48W feet, more or less, along the said Highway right-of-way line to 'the true point of beginning, and con tattling 6 acres more or less. Dated: ; November 8, 1967 •THE BOARD OF - COUNTY COMMISSIONERS WELD COUNTY, COt.ORADO By:. ANN SFOMtER COUNT'? Car AND-- RECORDER *ND `... CLERK TO tHE`.' published in The Greeley'' camber 17, 1967.8nd make paltl as follows i ., Beginning at tie' tot .Comen.,1 Eo"hth: 50 ,. - to tha'•iti - on the of No _LL 66:' less, rlght'a f Pthlt Dater}: -A COUNTY WIND ad CL BEFORE ", WELD COUNTY, COLORADO PLANNING. JMMISSION RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS APPLICATION OF Address Case No. Felix & Lillian DeBuse Z-95 Rt. 1, Box 223, Longmont, Colorado Da t e 11/6/67 Moved by Price Hopkins that the following resolution be introduced forpas- sage by the Weld County Planning Commission: Be it Resolved by the Weld County Planning Commission that the application for rezoning from A.. ( Agriculture District to MH ( Mobile Homes District) of of covering the following described property in Weld County, Coloraao, to -wit: Pt of the East half (El) of the NW4 (Northwest Quarter) of Seciont Twenty - Nine (29), Township Three (3) North, Range Sixty-eight (68) West of the 6th P. M., Weld County containing 5 acres more or less. Lee attached legal. be recommended (favorably) (amount) to the Board of County Commissioners for the following reasons: A good location for a mobile home park. Although there was opposition from the adjoining land owners, the Planning Commission felt this was a desirable location rather than have mobile homes parked on one acre tracts throughout the area. Motion seconded by Ronald Heitman Vote: For Passage: Leonard Bartels Against Passage: Philip Bowles_ Ronald Heitman Price.. Hopkins . John..Ife.tsan The Chairman declared the Resolution passed and cordered that a certified copy be forwarded with the file of this case to the Board of County Commissioners for further proceedings. PC -Z-005 Proposed DeBuse Mobile Home Park Weld County, Colorado Legal Description A part of the East I of the NW}, of Section 29, Township 3 Notth, Range 68 West of the 6th P.M. and more particularly described as follows: Beginning at the North Quarter Corner of said Section 29, T 3 N, 68 W of the 6th P.M., thence South 50 feet, more or less, to hhe true point of beginning on the South right of way line of Colorado State Highway No. 66! Thence South 500 feet on the East boundary line of the NWt of said Section 29, thence West 270 feet, thence N-45°-00' W 297 feet, thence North 290 feet, more or less, to the South right of way of said State Highway No. 66, thence East 480 feet, more or less, along the said Highway right of way line to the true point of beginning, and containning 5 acres, more or less. CERTIFICATION OF COPY I, Dorothy Hill , Recording Secretary of Weld County Planning Commission, do hereby certify that the above and foregoing Resolution is a true copy of Resolution of Planning Commission of Weld County, Colorado, adopted on .....Nov....f,...1967 , and recorded in Book No. lI , Page No. , of the proceedings of said Planning Commission. Dated this 7th day of Nov. , 19 67. Recording Secre t ry, Weld County Planning Commission PC -Z-006 RECEIPT FOR CERTIFIED MAIL -30¢ SENT TO POSTMARK OR DATE STREET AND NO. / „ t? P 0., STATE, AND ZIP CODE J / // 4 6J EXTRA SERVICES FOR ADDITIONAL FEES Return Receipt Deliver to Shows to whom Shows to whom, Addressee Only end date date, end where delivered delivered ❑ 500 fee O 10¢ fee ❑ 35¢ fee Mar. 1966 POD 3800 NO NOTOFOR INTERNATIONAL MAILED See other side) ""`POST OFFICE DEPA e T OFFICIAL Bll..�l!I+I^I� POD Form 3811 Apr. 1967 PENALTY FOR PRIVATE USE TO AVOID PAYMENT OF POSTAGE. $Sct . 957 / POSTMARK OF INSTRUCTIONS: Show name and address below and .i complete instructions on other side where applicable. Moisten summed ends, attach and hold firmly to back RETURN RETURN of article. Print on front of article U TO RECEIPT REQUESTED. NAME OF SENDER BOARD OF COUNTY COMMISSIONERS STREET AND NO. OR P.O. BOX WELD COUNTY COURT HOUSE POST OFFICE, STATE, AND ZIP CODE. GREELEY, COLORADO DeBuse resolution Hello