HomeMy WebLinkAbout20252341.tiffExhibit Inventory Control Sheet
REI, LLC, dba Investors, LLC
PUDF24-0001
Exhibit Submitted By
A Planning Commission
B Planning Commission
Department of Planning
Services
D Jane Evans Cornelius
E John and Kim Coleman
F Teresa Hagan
G Brenda Lewis
H Mike Konkel
Ed and MaryJo Farrell
J Canyon Jarbon
Jane Evans Cornelius
Bill Caldwell
Description
Resolution of Recommendation
_ -- -- --- -__ - _ ----- ------------------
Summary of Hearing (Minutes dated
8/5/2025)
PowerPoint Presentation
Letter of opposition
(received 8/7/2025)
Letter of opposition
(received 8/8/2025)
Letter of opposition
(received 8/13/2025)
Letter of opposition
(received 8/13/2025)
Letter of opposition
(dated 8/14/2025)
Letter of opposition
(received 8/15/2025)
Letter of opposition
(received 8/15/2025)
Letter of opposition
(received 8/15/2025)
Letter of opposition
(received 8/17/2025)
Page #
3
65
70
80
83
98
99
102
104
106
Applicant PowerPoint Presentation 126
(received 8/18/2025)
Department of Planning Memo regarding changes to the 141
Services Resolution (received 8/15/2025)
2025-2341
O Residents of Beebe Draw Letter of opposition and signed
Farms and Surrounding petition(s) (received 8/18/2025)
Communities
143
P John and Kim Coleman
John and Kim Coleman
R MaryJo Farrell
S Kent Lewis
T Linda Cox
U Rich Carpenter
V Joe Olson
W Mason Milligan
Letter of opposition
(received 8/18/2025)
225
Letter of opposition 232
(received 8/18/2025)
Beebe Draw Farms and Neighbors 256
Community Presentation
(received 8/18/2025)
Letter of opposition 319
(received 8/18/2025)
Letter of opposition
(received 8/18/2025)
Letter of opposition
(received 8/19/2025)
Letter of opposition
(received 8/20/2025)
Letter of opposition
(received 8/20/2025)
Mike Brockman Letter of opposition
(received 8/20/2025)
Y Sharon Dillon
Prepared statement read at the
hearing (received 8/20/2025)
322
325
328
329
330
331
Z Department of Planning Map displayed at hearing by SPOs
Services showing who signed the opposition
petition (received 8/20/2025)
AA Jill Bailey
Aerial photos of open space in
Beebe Draw Farms
(received 8/20/2025)
332
333
2025-2341
WELD COUNTY GOVERNMENT
Department of Planning Services
COUNTY, CO
PUDF24 0001
Applicant: REI, LLC, dba Investors, LLC
Planner: Maxwell Nader
Request: Planned Unit Development Final Plan for Second Filing of Beebe
Draw Farms for 283 residential lots with R-1 Low -Density Residential Zone
District uses.
Legal Description: All of Section 17 and parts of Sections 8 and 9; all
located in Township 3 North, Range 65 West of the 6th P.M., Weld County,
Colorado.
Location: East of and adjacent to County Road 39; north of and adjacent to
County Road 32.
weld.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
'':1 .ate
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COUNTY, CO
WELD COUNTY GOVERNMENT
Department of Planning Services
41/41/4
COUNTY, Co
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F 0338 MARY ANN FEUERStE?N CLERKS & RECORDER TOLD CO, CO '
CHANGE
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r �? }'' 9RESIDENTIAL 6f ,RESIDENTIAL THREE AND RECREATIONAL USES
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I�83°4Q'l5"E' .. i , ,,, ' NE CAR. SEC.
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SE GOR. SEC. I
LEGEND
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EQ..EST?'?t4 TRAIL
-8A4OR heaves
30n' RADiuS GAS;
DR OIL WELL
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SECTION
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--NE CUR, SEC.{()
S44O50'44"E
1117.421
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1640.65`
EI/4 COR. SEC.10
S89°2i2I
527.9
i SEE LEGAL DESCRIPTION 20
-SEE LEGAL DESCRIPTION O
~-5EE LEGAL DESCRIPTION 0
ILTPN
R E S E R V O l R
1''05 sxu o' IDCa 200d
_ SCALE I"= IG00'
LiEVFLCP11E T S>`1'.NDA DS
• USAPERM. I IJ 1 f -Its P.U.U.
-- R-1 5II4aLE NAM LP.:S IDE_NT IAL-
P.-3. LC7.V'DE StTY C•JtJ CA<1'U.M
'GP.EEN BEL7,`-'kEi:,4ECic\
1, *LtE EdNAL F.U.D: PLANI•L0P SHALL L I.IOCATF r4F. 11N= ,.IUITS, T -E -1l:'OR MMD (11TDUOR
ARENAS, STADIUMS, MD THE CLUBHCIJSF A Mi 41110, ; :1F •3r.0 FEET FRil4 OIL AND GAS
CRIL_'SITES PND.PRCOUCtOt\ 'ACT i11E5. 421 .614) =Ac pR"D:CT1'-7'J IS A PERMITTED
USE iN 1)HE P,U.D: DLSYRtCT,
2. THE �EIsIRA•- telD COUNTY WATER DISTR,[CT SHALL PRIN:DE -t WA. ER SUPPLY Hi
IHE D 1111L.t)EVELU M_Nl U'SIRlCI THE WATER SUPPLY SYSTEM SHALL BE
aRi VIDED, CONSISTENT sU TH. 7-E R. JIREI+1EWTS ()F 5at1O\ 8-10 ET SEQ. Cr THE
WELDJCCIiHT? spArkiwts.. orw RFCIiI A, TOES, Fl1RSlJWF TO PUBLIC n'ATER SUPPY
_YETIh1S'AND r]Rt •SATY•TY RCQ.:'.ENErs",ri.
3. TI I. APPLICANT, DEVEiCPE'\ PNDlor'• H_ASE0%t ER'S ASSCX;SATIO.N SHALL i72OVID'_ PM)
MAINTAIN ALL ROADS ItjiERNe..L ! IH f•L'`NINtU UNIT UE\'ELCP(+EFJT
' Kt RU.AUd INTERNAL IC' T4,PLANIFIE.1 UNIT CEVE OPNQNT DISTRICTSHALLRENAIN
PP.reA,.e ,Wl- ieU31 -CCI PL,T 'veer D; i'- H) ArsceigrOS i srpi, IN SP.. was ^-i -r 1C,j.
- CAlN_ 8 2•-T SFQ. •G{• Tilt'. ATI b C.rAP Y eALDTV(SIOI REGULATIONS.
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LEVI. 4 DESCRIFT:ON - +' �q "
•A .rout of I a+1 'Ousted in Sect NAM 3, 4, 5, E. 9..:13, 1G &4 D.
Taweshlp 3 north, Range 65 'seat. cf be Sixth P. -lamina l•Ir-"eta, v -1:1 -faun L,,
1:01&440, being tore part,c.irly. 4occribed as Polices l_ ,
Beginning as tie northeast corner of said Section 16 and considerifg the
Fast ,,w of of. said Section IS Lu Lear SuuUt 00' 41":1' East with all bearings
herein relative :na•eta: a
Thence South 0r 41' 51'Eat, 52-'2.03 feet tc the vorthe'sst, ,.rncr o'
snit Settler 16; ±r' It --•
. - t
513 ,
Thence South 89' 27 03" West, 9.13 net tc the'So,thoest 'Corner o'..
safe Settler 17: .
Threw- South lir 33' 417' last, 517R_46 feet to the 3nutts,est Darner o'.
talc Settler 17; ' -
7henco North 0r' 29' S7",West, 5291.91 toot tc the Soattreest 6orner of
sole Sectiac.8; „N•,
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-bangs north Of C9'• 35" West, 5238.39 feet tt the Solttmeit:erner pr.
SOU Section 6; • - , -'-
. 1neux &rile Or24' Si" West, 3931.69 feet to OE 3o3hnest orner of
the Ports nalf of the northwest Quarter (h1/2 or N,1,41 Lot said.tect tun 5;
•
Menge along :he South line of and Korth Ralf est ;be hortnwest,LLartter .
(R1/2 of •717(1/Li o' Section i, ticrth 69' 44' 30' Eost, 2431.54 feet,to the
Southeast Diner of said, north half of the KottIttet Qua: -ter:
-here along the Soath lane of the Horthuist tuartor of the Iietiemst
Charter (NWI/L r Cl/4of soic Section 5, north E9' 44' ?7" East 1331.69
feet to tee Scutheast Cotner of said Northwest Quarter oe'ttle Nor:geese
Q,?rter (VN1/4 0' '11/4) of safe Sec:ion 5; . .
Thrice along ;he East line cf said hartbeest (kings? at the Northeast
Quarter (NIf1/4 or t111/41. North 00' 30' 12' Vest, 1325.38 -feet to A3rt*eadt
Lemur of sets Northwest Quarter of the Northeast (carter •O4t1/4 of 7F3i4;:
hinge forth ire' 40' :6" test, 1333.51 feet tc the rfahlii Let: arrkr of
sale Section 5;
t'he're clung :he North lino' of said Section 4, hur:h 99'_15' OS:-fas3,
343b.49 feet to. the 1nnertectlon with rho contort are ea tn9 Pinta Maley
canal;
Tharco along eke caster iirt 0: the Pr l at Le Valiey .t3' :n? f03f,maing
twat!-fcicr :241 courses:
L - South Co* 04' ,fl East. 14.81 feet
2 -.South 1U' U9' 07• WEet. 4i.40 fee'.
- South V' 01 17" hest, 231.98 toot
a - South :G' 0Y 4P hest. 129.96 feet
- Spire 46' 24' -25" Kest, L13.95 feet
5 - South 6r 56' 029 hest, 11.4.41 tee:
7 - 153.51 feet Ilona the An of a curve to the istt tav:eg a Central
3591P of 43' 14' 52". and a radius of 210.00 feet'
South 24' Li' 13" beat, 9a -7P fee:
9 252.45 feet a'.oig tie arc of a carve rr the left hd,"mg d central
4h1e of CO 139"'
CE' and a raa'u or 217.23 coat -7,
10 Suveo 4? 28 s9'° Cest IM fc C
11 6i.5') fear a'oo3 the arc 3r a cur ra to the . -14.t h49119 a ten"•rat.
angle of 48' 33' 11' and a red in if 21.80 feet -
12 - Satin CS" 09 Jr Watt, 1u.20 feet
13 - .17.95 feet slag the rq of a curve to the right hawing -e rrvtral
4 •11- "r 'r 5' 54' 20c end a rc4'us of "460.90 felt
18 Solrn +1 DI 22" heat 1X r8 feet
lb • Seat, CS 40' 40" vest, 95.2e feet
lE South C3 t' 43" East, L1l.0: 'set
12 114.65 feet slang. Lie }.Cat 4 WWC to.1119 14tt having a eeafr•i1
NrJ1w cfr T6 10' 1G" std a radius trf 189.24 feet,
lE Sixth 39' 42' 18" fast,116.57 r+&t
1S - 9'3.93. toot along the are ef.e curve to the left having a central
Plc of 45' 22' X' and a reditt; or _.4.92 feet
20 - Scull. 85' 04' SCt Cast, 17011 fast
21 - 131.01 fee siw,L the tare of a carve to vie right hawing a central
Ingle of 6d 29' 30' trio : runt Is of :26.33 feet •
-ea - "Pt 'east, 14.95 feat nxltnc a eaalrel
23 - .95.216 feet along tFc .r: of a curve to :he right
angle of 25' 35. 07' and a redlus of 440,3E feet
24 - South Cr 54' 4R" Yes., 49.59 feet
•
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Thence :Earth 69' 31' 39' East, 1:90.68 feet :a a petal uu fir Fit 15nr
Or salt Secttbn 4; ..
thence tetr 6r 31' 30" rest, 2250.30 feet; .
Thee:e South 00' 43' 49" East, /00.60 feet;
Thence So, th 44' 50. 44' 34sL. 3265.41 feet to a'p0'nL on tht'S*uUid3ne-
of said Settler 3:
Meese. South 44' SC' 44° Est, 1111.42 tett to a point on the Fast 11ne
of said Sectiu 10 '
Theme along the East line nf sale Serf Ion W. SuuLli,30" p6' U3" Hest.
104C•.05 feet to the Southeast. Carter or the northeast ga.vTer, pf, slid.5tct'on
10; - •
•
ihenae along :na !turn fine of call bertheast tuerter of Section 10,
Soutt 23' 27' .' west, SZr.a3 fear rn a fain- m'rrc cenLsiiee of the den at
3 ,
Milton Re$eNo•r es surscyel one recorder In :he U.J. trial office. ulcer
thanrr 02937(.2, '0Y;
th:nec song :ale survey sty the fnllrw:n1 cls (6l courses.
meth SR' 40' 00' :lest, 36.1.70 felt
- 20.00 'got clung the arc of a tune to the I oft hcv'nq a Central
zree of 6' ce 03" ire a radius o' 1718.8' rxl
3 - north 6-$' 20' 00' dent, 559.-35 toes
7 .0J feet a'ong Ihr sup 3£ a curve to the ^iaht lay jig a central
angi_ 3f 21' 48' tat' and d reeio\ uC 1432.39 feet
- Not 43' 13' 0•Y' vest, s)b.C6 fee:
5 - n"rl ' vii" 10' 3_" vest, o229.4c feet
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A Pr-tespinnal enrporatlnn
MIX
LigIrleefs P.fc•lltects Planners
Cheeks. Colorado
Grand Junction, Colorado
nirer:en, Wrom.n9
Oremu U'ah
Ih6 nFaw1r4F .5
'Ti C PROP7lTV OF
ARIX. ANC !G NOT
TO EE REPRODUCED,
r20011IFD Vk USI'
FOR ANY OTHEF
PROJECT Oa EX1tI1
VOA OF THIS PRO -
.IF tl FXr;FPI MV
AGREEMENT Will-
SAIL COMPANY:
2
1_
412;84;13
., a T9iQ...'.' nc
..a ltei(eWWttn btr..s 'a •- sect, ts:9'J rent to a point en a date e!iocuted
"Occettaf-28, 19CSI '1..
•
'Retire Thing the arse% of said drei ny the fnllrning eighteen r, lay
: coorsocG 't1. a,s .y.. g..a��wl' ...., tt .
I Sixth 71'12bT bt17hire3"',t".AC.81
c - Soetl 45"-•34' 11J' ten. 316.00 feet
- So Pus le _4' DO" 'East, 17E.o0. feet
A - Sou .t 'Mr 0(r Eas-, 38C ggUu,, set
'5 - Soul`s 27' D2' 30" Hr'�;'73:IlOs'F ct\'s
6'-i(ort;e•65' :6' A0" Ht t. 155:Q0:(*bt
7-flort:l 5E' 09' 90' ':lei r 1673:79 fgd4
0 - Noel 60 5 " ales , �y .00 feOt.
9 Soutq dl 13"'17es , 24R:0u not
16 = South 80' 26' JO• Vest, 195.09 feet,
11 - Nur:, 65' O.'..oQE Res.; 282.00 feel
12 - Sau:n 76' 23'':07llesc„TRR.00 fe+L
13•- Louth de' 26' Jr tact, hastue beet
1.4 -.South 54' 35' J7' Vest, 330.00 feet
15 - Route 35' 25' )D" West, 00.00 feet
16 - South 14' 20' 17' Hest. 950.00 feel
17 - South Sr to' J.t' fai-, 265.00 feet
12 - South DO 22' YAP -East, 154.26 feet to a point on the South line
of :se Ncrtheet4t (tarter of seal S:ctiee 10;
Thence along the Snmr I Ine of the Unrtme't Quarter, girth 69' 77' fl'
ESst 241:50 'set to a ftoint en' :he west side of lithos Reservosr U the.
.h'gh,etcr elovaticn o! ;oust rod 39.5;
These Suutherag sluing 1. ighxwter elerdLit& Devoe rod 39.5 op the
Solt-34ns twenty (207 taaars,es-
o
1 - South 2571)9', 43" East, 106.90 feet
2'= South 24' 4i?232". Eaft, 100..0 feet •
I - Son.b 36' 43' 5R'l, Ent, 146.03 feet
a - souta 25' Oa' 23" Melt 111_!1 sec:
5 south Dr. 01'• 55't'East. 227.19 feet
S - South 27' 01' '14' East, 93.52 fee:
7 - Sohtle 13' 36' IP East, 191.11 feet
-- Reath 24" 32' 47" Eat,' 116.37 foe;
9 South 06' 39' 27" East, 234.27 feet
l0 - South 07'-03' 44" .liest;:151.41 feet
Ll - South 14° 47' 43" hest. 113.30 feet
12 - !oath 35" 07' 43" Mesa 157.15 fir:
L3 - South AP' th' '2>" hest,"91L4, tee:
14 - South 42' 18' L4" Mast, 134.52 tee;
15 - South 19' 19' 41" hest. 260:E6' feet
L6 - Soule 33' 21' 04" heal. 124.39 fee:
1.2 _-South Sr 40'•sr Mast, 185.35 fee;
. La South 79- 43 10" host, 714.E1 leo:
- South 24' :2. t?" bast. 224. 9 fee:
Salk' 97' IC 01• Fest, 10:77 test eo a point on the South 1 me of
sale Stttscr lu;., 7%SSt:
Thence alon4 said loath hoe of Sect:co a0, scut, 69' 28' 21• test 293.91
feet to the Suellenl Cutler of Se:Chun 10, six, mein' the nar:hpasr toner at
said See:l fun 13 and the helot of 3e3Inr.trg.
Said tract =Aces acres rnore or lees.
SURVEYIi'1G CERTIF(•CATF
I, NIICIikB T. T-i( kS, 4 RFGtSTEREG PROFESSIONAL L4'40 SSVEYO IN THE STATE OF,; eQL-B4D'J"
DOrtERE11Y C Rl2FY A.M. IHE SURYYY REPRESENTED BY TH19 PLAT WAS MADE LilWA:14Y r.;i
MID THE 101,64FNTS SHOWN '-'ERE(7N ACTUALLY EXIST AND THIS PLAT.A.CURATELY REPRES
SAID SLRVEY, TO THE BEST OF MY BELIEF G KM(1nl FliGE. . , 4s
W[CH/+EL T, i0NAS, REGESTI:Is ,...c 4.`,D
SURVEYOR COLO'.ADO RCGI 1 r
NJMRFR 1f,475
P•ROPFRT'Y OWNERS APPROVAL %%P
WF, THE BEEBE DRAW LAND COMPANY', LTD., BEING THE QUITY�yD'of\E2 r'F°•:HE ABOVE UES1. e {WHNGIO!u1t`a
'1"\ 'w.rEKEB? 'W)2'1 "lIE H ,''t'Lr-215W48.7% ?i)at ,. a �it:T_ 11741.1 In) f41'.•
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BY:
B=j nRA' tctw.AtJ\'. I TD.
IS EU ', rEFERAL PARTNER
WE,, TrisE BEEBE pRAW CATTLE CGMPANY, BEING T'IC OWNCR Or RE ORD TITLC or T AEOuD
DESCRIBED PROPERTY, Do hEREBY CONSENT TO IrE CHAN r- CF LINING AS SCE: IESIE7-3Y 1HE
BEEBE DRAW LAND COMPANY, LTD. AND AS SHOnhl ON TH 1ATTACHED MAP.
R= i nRAt� I ATTI F CCt4PANY
rC
FILR-1 E EURK, (.;ErkRAL PARIPER
THE FOREGOG CERTIFICATES WERE ACKNOWLEDGED BEFORE ME THIS g+a
IND
198'x: .W:Sig°SS MY HAND At SEAL, MY CDMrI$SION EXPIRES 4 T
PANNING CQ1T'41SSlCN CERTIFICAT:
;HIE 1S. i0 GERM -1 I1 -AI 1=E WSW CULNfY PttANIENG CU749LES1ON .r/SSLW.AICVili MU ODES
h.FRFRY RFCC?44FND TO THE BOARD OF rC'FMISSICIERS, WELD COUNTY, r-DLORADC OR THEIR
CONFIRM PIN, APPROVAL AND I:DJPII:N U= 'H.t5"LCtiE:111At.N%E -A5 5 (N.N H_REO\ AND DESCRIBE)
IHIS, DAY 011_,
1.311-114 iN1, PLAN1N1Nc ,,AJP. ISSiltt1
'Ro-TEM
B;)A'JD Ur OWN Y Ct_J'1N1SS-IONtRS'• ytk'T It) CA, I MS
THIS IS TO CERTIFY THAT THE R'uNU) 0= "f1;NTY crt.0 i55rONER5, WELD CO-NTY, ,COLORADO
DO .H EBY als.FIRic APPROVE AND ADOPT THIS ;MINE CHAr10E Ate REGULAT Ct4S THIS / 7 DAY
ATTE 1/444,444; •
T7 )"i '.f ate a"1.•e•- r1
CHAIRMAN, POAPD CF .".q.3•17Corr SSI NcFR\
Y CLERK
BY lLtlyrse6,.iJ_..���
9cP_TY
/
DATE : /AA f 21
RECORDS
NOT:LE: AX;iftUNG TO CWJ_UKADO LAW YU,. NUS CCIV.:Et4CE ANY LEGA
iN - 'S StURVFT WITHIN STX YFARS AF7FR \TAL FIRST DISIXtVFR SUCH
ANY ILN BASED U'UN ANY DEEEC1 IN ISIS EU1dV:Y BE PFlt NLEU ic.THE DATE OF THE _ERTIFICATCON SHOWN HEREON.' i
nLt 1- = ILUl
DRAWN
CHECKED
APPROVED
DATE SEPT. :g8:4
PRO.ECT F O s'5255.00
N DEFECT
RC t -LAY
5 1 -NON
RE7p`.d1NG PLAT
c1tir
BEEBE' T4R-1a1;.FARMS
& E,a9UESTRAIN CENTER
e PLANKED tNIT.DEVE'LOPMENT
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WELD COUNTY GOVERNMENT
Department of Planning Services
x$612-'
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COUNTY, CO
S:
1`ILE115054'
15:.1' 2''' 36
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to 'd
11
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405
b 1233 RAC 021006'G:l OS/z6;89 15:91 510.00 1/001
1O72 MARY ARE }•I-i(ICEW'1aiCJ Cr._RK. & RFffRDL3Ii t'.tLD CO, CC
Sr w 30'1.
SW COR. SEC. i7
NE COR. NWI/4NEI/4
SEC. 5
M.*Inn 'tT-C. u31.5p'
NE COR. SEC. 5
.35 010 WELL> COUNTY Ralf pp. 'Jo
r .1
I^„7"0 i\• 171
151)'•144( R\
S +
'bu%r`
—1, in I"' \
rs IL !, �y v
lac .‘71 A_
\ t\ 2 1051
`•',.. a ��Y 133 "• i7.Y 146/ 'I ..151 Y.17T R\'.
le `/Isi 146
I re_ ..
Rai` •. ).\ •.� / ITe.''
+1 A
la/ 1 Yx 1
.: �:
59 t: IH /d t Y ZIT 116
WELD CO tiro $QA ►c:T
SE COR. SEC. (7
LEGEND
GRkLN BELT AND RECREATION AREAS
RESEDENTIAL LOT$
MAIN Rrn:NG :RAILS
TRAIL RESTS WITH WINDMILL WATERING
011. AND GAS P2'E_INE EASEMENTS
3001 RADIUS GAS OR OIL WELLS
ZONING CHANGE
NE COR SEC. 4
sons
Itsoes/'sct.
3316• •``.t
sin fo'nfltel
:acne
'r. _ ILI6'
f•
serol4e't. w33'�
alrcW4 °t. IX4C' "
5. OY.I'3 r F Itaf3'•
2.SCf*St*' t. tor
3 ITV 45'05'
00•.01•
SE COR. SEC. 16
INTERNAL ROADS = ALL GRAVEL
BEEBE DRAW FARMS PARYWAY ?t.O.W.=
100' SURFACE WIDTH = 36'
Al OTHERS R.O.W. a 50'
SURFACE WIDTH ar 24' iC 32'
r
MOTES
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tff4r DRAW PAPA'S
AND
COUfS?F,AN CENitk 1170
Tv:so t Lv1e end N -St
uLW On
franc. .\
' DWNEes
CLU&NCUsr',.
FACILITY \
\-447T.?.".` N`
IrwlerL. !sass
el
TEACH PIC
RECREATION
•s.Tra snit - .AREA
9.0r0153 I ]3110
o n-NCAt not
c.txr3t4 L 1 .s'
S 06's't9' V. fit_
soc'feaa"# nine
MILTON
- 5 .'w'Re' If tun'
— 4 a5'ana'a min
Lit 6'14 Y. OAS[
s WH4rn 244.85
f.30'L(OWIPC n'
'p srb'si' 3e unit'
sV
»Dateit
\ ..n'ts+'L'Y
ns7
RESERVOg1
LAKE
lam ar_ UI
ICNH; 5Cn U
I
00.0
r
2000
SCAI ?: i' = ICAO'
The uses oormittud within (lapis PUD distrust are R-1 (low density
residential), recreational. end oil and gas production facilities;
All dwelling units, the indoor and outdoor arenas, clubhouse,
and association headquarters shall be iocoted o minimum of SOU
feet from oil and gas drill sites and production fealties:
C. the Central Weld County Water District shall provide the water
supply to the donned unit development district. The rioter
supply system sho I be provided consistent with the roquiromcnte
of Section 8-10 of the Weld County Subfndainn Regulations,
pursuant to public water sapply systems end La Sade 'ire omtection
District fire safety requirements;
O The applicant, metropolitan district. an4for homeowner's
association shall provide and maintain at roods internal
to the planned unit development district. ike roads intemol
to the panned unit de elopment district will not be mointo:ned
b., We'd County, but must comply with design standards Bsled
in Sections 8-1 and 8-2 0' the Welc County SubdM ien
Regulotons:
E. the Beebe Draw Forms and Metropolitan District shall comply
with the amended Road Maintenance and Improvement Agreement
recording impacts to Weld County Roads signed on April 9, 1966;
F. the repuirements of the La Sae Fire Protection District and
the RE -I Schooi District shall be met; and
G. Prior to recording a PUD pan plat, a low enfarcemen;
authority 'I oN he formed according to state law.
upk (CS:I3RIY IW i 21 Obi law YO rwFcn FY :II Ill
n vfInd. lotion Is ant In 1, 1, N I.]. 12. "5, :1.10.13.
':nu., l 4105, 10.54 :i Intl a riao 1] petit:fel finnan. avI&
cant,. )I>11FNr. be' ,t Fnle NILICrE!'i, ImFrann., in fin...
it:laoq ,:.b ('n'.I:ut Captor 5' sill 31.5@1 l ant aa."I4 II/ tit
ton Imo Li >I'< '':-1./r Yi Si peel le 47. 74. or ll 4.14• .:I Nlt4a i
aced. l.!' roc Aint, 1.41010
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trot Li Int letiw: tar -Ii 01 In' )06:'41.;
Trelae 51'01 41.1 kvn H'4 tf tan stem. U S W Al lir N. IAOl:4
nit tr• uV jr'MtOSI. hurts a al:ZavQ 1::
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U IM Wn'MV YA1 111 eel] :ma. 14 111
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to (Pc tanker: urn! . Cl' S<III )Mira 11..
mraiw •:eq oP Watt Pie O: $4't 34.1141 S. A OT I4' 1:' a...Sea.0 •rm
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t c.4t I;
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11 • Y 'rte. M' Y. 46.30 ft..,
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310!4 t.
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.1, 40.4 I 4:11
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iwi < 21"` 15 1 r1, i < a I ro t • 1.•0 Atte
tNtut 1 <; L 110.01
CI•)OTVI' e, W.tt tow,
v. a... 4 l No fl4 Ito I,' Lu 11.•. loft. twin natal
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tom..
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Hn4< • 314' •9' Et^ C. 9.51 "et%,
Tne•e 177':7 11' ,- 30.0: one,
me= ; it' 49' I:' c. ]0.W r%N.
nl.tt. • A. L x- -.Axe net:
; Ir 44' d 3.
mica i iS x 2e C, COI it Intt
Intact S .3 &' :1' C. 991 . feet;
throw •. r N' Il •. 33444 fol.
Ina.9VP l )4 105,n rt,
"nue -:L •yap s. 4? iS
104. S L L 4.• 4 nap ) Sal 1 woo Arlo* facto ;ne :N O w.,•
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.115414;014: fn.... ,toe u•na a0 con: 'tee 1- ton
]<un)lu
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2 • i T1, C4 it v £0.W fu t.
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in • sr a• Or.. ,).310.:1
'hide 410 A LI A 33W 'XT.
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y.-. 1 $3 to IV A, 153.11! Pen ;
nine 11' :1 10' 13.0( lamt
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. _p, r u )1."c'Si,
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31-34$' <4':r V. 4'e".
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1: • 341'. ry IS' :a A.4 lm a3. ran it 140 -so IOW W lid
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x - 412 AMENDED
e4 - > in• 1A' £r 4. 1148 !Ia..
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SURIJEYLUO CERTIF:CAM
C �C T - l
I, NlCl'N,tL TH(I1I1�sr15 A. :..€GI.,TERkO M?GF'_"S [Ohvii :?NJ SURVEYOR ;N THE 57.11E :1F COLORADO
JO I-tl.ttiY ..El.I3r1 IHMI It SU'Ph.r .,u1w~Or'NrE:l H'( THIS PLAT WAS MADE. UNDER MY SLPERV1S.1'ON
41'IC' "_-E ,PC .U4EP$TS SHCWM THE�EC*J ACTUALLY EXI£- YE• TTHJS PLAT ACCLP.AYE'LY REPR.ESS4TS
SAIL• SURVEY, TO THE BEST OF N" 1w. -:=f l: YNUWLEDGE•yy y ppctc 7 -y
D5: /!/�i]Er4p3'-1 7 7 tent RXL
MII.F)AEI T. THOMAS, RE::ISTE-*a LIE'
SURVEYOR ` CJLORA 1J REtitsTRT1`ft�ly
NJNSER Ipaaa
PROPERTY' OWNERS APPROVAI.
WI • IN'I?Dt IRAN !ARMS, LTD., BEING ThE OWNER OF .RECORD TITLE OF THE ABOVE
DESCRIBED PROPERTY., DO &€fpZ$Y ONSEN- TO THE CHANGE OF ZONING AS REQUESTED BY
TF•E BEEBE DRAW LANG COMPANY, LTD. AND AS S OWN GI THE A ial:AL::' NAP.
O1' E DR. FARNS, LTD.
R:- i.FhrWV D!InT:A:.k
NE FOREG'II% Q's IF I LAI ES WEIR: AnI.1IMLtJrsL SEFCRE ME THIS / w D/ Ofr� K
10121!. WITNESS MY HAND APO SEAL. MY C'r'TAI SS; ON EZDI RES p..-.r'l i, lif' .�.•�
✓-e1. /[..I�j 'T :�i�
T -fir -*alit .11 ' 4541-.� L •, -' '�i V� /'✓N.'�fr
P_IaNltlit'lG ,GGFH15SId': CERT" ICATF I
THI'i s T7 (FP.T IF? Ts4tT TI.IC WILD CauLITY CLA'•*.1ING COHNISSION ';A:. APHWVW
fR1Ti: ;rr rMMEND TO HE SOARL) u- !.4146'41 SS::JI4ERS. WELL ;17JN'Y • COLORADO' FO
CO'WIRMc.I IC%I'J, APPROWAl Mtn ADOPT'Ds OF THIS ONE Q'tCN$E AS SHINN HER: M
:rH5 '•1�,.y'\ DA" l: iii4C i LE' / AS
nert. inn)HAT fCN� P: fb`31JT.R Com sS.ION
8O,'?D OF ;31:.T Y Cty'u'1I 4410[41046,° ca ..T I F (CATIONS
TH15 rs TO G[R:rf't' '1•AT TI -E 80.0460 OF-{VJNT•r rna lSSl4!•JCd?S bR n n ATT'O rnI ORA' •4
no
stay r, NI RR14•4, H''r"dt\T. 1. ANfi'T ,S
/YT's 5? : c1, f. LGA+,tM ¢,�4fJ47s"' a � '- arl I •`
sivin
t:'JLQi�'/• t,ILC�RX
//
UF' 11' ! l
BY
no
l
DATE .
THIS ZONE Cllt 1GE PTO '.Hot. 'HIS I DAY
•cwnSf/us, BOND OF C
RECCRCE-R.
('J;:ir ICE : AccoaDmic TO COLORADO I Abe Yap MST C C*S+CE ANY LEGAL FaT l CN BASED UPUH Ott tt l
"t THIS SLP.IFY Wr THIN MX YEARS A1:iCR '(OS) FIR;, m &,1.'A b.R S11L:H uEFECT. IN NQ EVeT4T MAW
KW ACTION EASED UPON MY Llt-kcl IN [HIS SURVEY EIE C.OMM3 4C$I PURE THW`T -rem YEARS FROM
LATE OF TIE ::ER1 I= -::CAT ION SHOISTJ IICRFON:
A Division of Verses, inc.
steamy.: f.:Anse
345?ld 3.00 pion. CMosdo
Rihnlmt Wyoming
Onsto, LAO
THIS DRAWING IS
VHF PRSLIT*H CV CV
AROI.. AND IS HOT
TD BE P.EPROOVO€O
MODIPIED DR USED
ran Amer OTHER
PH()1lk:f QM J:1TFN-
N17N Of THIS PRO-
mei t[CEY.1 us'
AOncf HEW WITH
TA 'D COURANT,
SCALE 1" - LOG)'
'GIRAIATl
CHECKED
AP.PF3().CD
DATE 2,-71-69
Matti —IC
AHENME'D CHANGE OF ZONE
BEEBE DRAW FARMS
fi EQIIFSTRAIN CEtIT€kt
Pi AN NEZ INI' [IES'"ELOPEMEWT
DISTRICT PLAT
WELD COUNTY GOVERNMENT
Department of Planning Services
41/41/4
ear
COUNTY, CO
al GARDEN :CITY
EVANS
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WELD COUNTY GOVERNMENT
Department of Planning Services
COUNTY, Co
WELD COUNTY GOVERNMENT
Department of Planning Services
‘Iliat51/4 Art
COUNTY, CO
4
LONGMON
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'WINDSOR
JOHNSTON
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DACONO
ERIE - ■-
WELD COUNTY GOVERNMENT
Department of Planning Services
COUNTY, Co
rirLAS.LLE
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WELD COUNTY GOVERNMENT
Department of Planning Services
"` 614:44.;
.ate
COUNTY, CO
I
IA. SOIL Or%CAlarl*a
anon• I.e' . •...and offI Au -16••'c On Iha op Their trocc -tptlont
.. ,.nw. . . oL000 rn• IM'. tad 5a*t.. atiansosont nt Apricottur• Intl
tam. n .1 rr. atlr: tiaras:. This •• A dtayr •Liona,at
I elI et ilea, aialhaat el•yetlant at a/br to S.tria
ail f6! fltl I' a IUYUq •l .q ttrPMi anti r'Yarb.
• I v l Jai eplwroab •gill anti yrgvvl Ca.% n.J t':1'i Amer. )a
Is.
r Lt NY&' d' till to M.id SO I It Lt -Pat t '4, lllm AY.VS
I 'tar titular:Yana oiler ltl tv a dtvll. 'f 60 •"t1at la Cily
4< t"a ;no. atNnlia,Y•Li LIIIn IYWA,'•I %,' 11•.h. low.pail
r. O' J •r
'nrmapn et. II •ndoatety •lulu_ Avalueu dale. cdItatItr lw n rifetLt,v
•oct•n9 bath ,s to rla-.ml It te-v 5Jrinrt 'units, it attn... A tad e'v,•inn
%•raid
stud la • , al lava) t•up]flit It It ual!a land lot: I'1 f{n*Al4y,
4vv..". 4ry tiv .1: uIt R }env.•I•: 1.:,5 .S•lt.'I to Ire ettnllarAtn• aM
and •yl-'C a •N f'f d1' 4s, :ate te'vtstyI it)d IS a"ta:a rr nt!OrNag
Ire% 1 gad' Ltit• and Vn vi Ives tell al (,v1*'•a'• te.rea, cola
il ., �
so . -,y Intl) are. -t rite tat° ar•n all' rear ha aeon Yer
:Ono tea.. •. n. •.,.•taiC• btr•ib'J %I tC3
.17 v2.: , '. yy; J1 ottt'n. tJ r.n w
:pfs . rain te'tn1 alas en • tit
--1 �lhe tile. 61nrr 'tlnr tnn�i It • dnpt• ten tented Otis v'•
• .1t Ohm tyt at <,•AY. :f i:)'YI font Lt carted 'n clrad
n o. .tcn c. ',alt:. thelu.•Lta 1 ngnbl,ll A m tflii via II ]&Mltd areal.
ft%•tall) :n turfata IIsle IC tear Lf Conon loaf bird •bov i .mica.
?filet. TU. tulatnll %I y.ltamina iy:I.a and vary dui♦ trate at.my La Jy'lu•.
t]CLL It tibal Linea. ma talt•YJrra L] J ,SOLO of GO tnt:a'% .. vu.•
nola snafu,- nnatant:t'. •one niter Iran.
h .a et•I LY anti &fa lath valor rnJttl+y'/ IMF moJerrly. hiv ctQOC•F•d
•'antlty vvuth It Ina —whin Ir Tore. !tartan. n.nN• 't kin. mA Ow
-anr! it else 1.a.
font tit. I Its: ,Jar d t4L•"t its Icr tartan sent. fry only I lair inq
!annum.t LPt na a Italy pall] YartaaJ• Icy In an •uD%VC:m. enllt Camara
• mini a a! tra.ancl.alar r nt(rinatIon Iran tango tag.on
f ea's. Lana to 115. . ryrr M • tIr114t1.N nor totrannaunr, '4Veltt4.nt
Al:ra .•!anlnud, too la -•u. •tombs foal treat you well.
yJ_- y,i;•.I149J,a•J Dirt -tent }Ipw,l. Para 1I a aim?. nc�v•'J
ltl'e y'g'a{'°
,,;11Thi cedit it n4 tai ..,.' a a' SD 1v .1!10,: lull. J. th•Jvd Ir•'v°fun
•hanJn. i"rI•WJ '.n now) inq are w I anal O' .G'Is Chet hd.a 1Ire
.. .'., a an,', 'if •i Intl".•.
• ., IA:.; Joyce •%h.'ngn tl Rs inch I Introit Thera. int
'.'.j :..•1 ..;.al t.% a ,area tif 143 "tM. ft Otani sand.. M^Iublrl L}
•L-..i 1s Y!r .stn. I.Aarlvg It seal.r.ta. IM at'aretvt roster.'
.Wall • •• •1' ...ltd. Af YAr• So.Man ela roan, it I:I,,. NC 1.4artisan Flaw
low ii.“. toil It wallet! cc limited ;rave no. Internive trvv.,rl 'a
. ...., o ... 1'r' n.re nr erasion.
• tid ,.•.• n .'- .nut nlant,ext cry Imrly x1. antra to tilt •1
t Ia•n Lora •+,ine raaaruLa aids lot"c onitr Le a1t1'.y O.C ;ar Vs' Int'POI
' I, sylsolltotota :ra,la i-': 1M': n'.. Ili loft II an tul:'J; ininnfeet
'.1r :.i4n:11 •n now I Ice. •JtrL'w,. 't' rata r"rlrrol rr,.. tirl.n'rr. Ina
• •Jl:slar'4nlal Irrl,Jltnat It nocovnn,U .nsnr' ,9 ttIdeI knot. ?Mt art
• aft:. 1 Ian/ m,vr good tar -1t 11re Yost a 'flung+Il Ilnlgrr gWJ'nrn.
• rvr. paean :m.1 p•'•u, tat tabu, Ian air ' '4a Ch _l DeI •. flrl:.Ir1 u•
L.._.. a-aV %Ora_. I. fat- Joel , hairy!. p0.114rnb
1114 ," n. .
a - "rn•
ti 1251 lac 02200074 12/13/99 1.0:10 '100.00
1' 0544 :IAEUY N ANFST7$1SSTEIN CLVxx & ActOM1?JL1i Wa:L0
Tb It toll hat la lr patent'a' for t -bon .creloSet-'l The re Vat'r Li'tlni
t oll t.atur.a art Ova rat' II t'c„ntabl'Ity and VC %Woof:ft It ra.s to tall
r' at. I'M. lent IC tint. Salad hell tea' t' 'mitt tun Ives', not .n otm. et In
'unify :co:trntwn Uuc flat (ufXr ly f tt[1:•J- Ve lt,rbnle, e.agr 1n2,Ant mot
t',a L•a'Yd (Yta VtlaillSpq.. (ha Ia' tll•NJ<. 410 lie, gee-, to It
tall a.''ty •va10:Jt]% II lye nd. \ e•It I•Mlec, b,.p .•anc rang• a,ta
to Iiikilly}fln, t:0 pert es_: tun wit IS • loop. •ates00000ly Or n.e
sot tin Y•ti•'•r at egentvae fri t.i5y an trItEl rMt i• garrote to •alw-
{qwtttt- Jr•:I•.'w.t l•• oveatAt ant I.N'll an s. at mall into 'Sc. I,ral u•'u•o
• J{'latl' °l ng In•:Ise; Alt° In( Icatef avo troll iris. N lath that Ono
it", fnnfs ntt+CO" AI) tut c0 INt•pt.
7 v•rn: I, tl f rtarr lorer.af thr Ynlro: nil In bran, vans alto.% • Praha'
thick, Tb' wldrr''riaq anlrcla: to a death of fir rah.% is Lion's sera.
Deue.wli-r. 14 ,',old_ Avl1it61• ':al' caaacfty :s madras Ma a'I..Tnv
*WHIM attain 'e 44 Mesta Or Saar._:arnica ranch, Is stow. anti tnrl K0,101,
tu,•-t t. low.
ulndbvaut ane an tra'..arta! p'.anNnyt an .in.-J''v tint taken to V11• toil
Q -s Ira lnvt'.a ' ga•Ien It &Junta, fa date-nlv to I at tongs lit flu's[ IV
Till tall Put tale resent at fn. tartar J. veluLnr m Out tl,tef I hating
sal' (rtlure, In' stn nHa ,,moan• I all era tut tvYc•(•I tatty rA f°%1
hissing• mar r tart .nrp:ion tar l.%'u �: w^ 1^vl•a.ly, P..r It pls(stt
th, %And, Mailer a dons lei vrePrrl, I .1 tr.- tv t.."!r cr..i4. 'serum/
all he Seth,' O•rr aut.,'Ith^r, awn.. Yl•'t'a• .... .Yana 4.o- —.11
f°runllttp tla,tlote eta lrr'qu•c, yr. "tor -Ire uatvq navy tone s• at Ise.
IS - Yana %,Oast• YI !) to I l I'.!.Noui. "1' .t
RY sl'o't•. lnlr.l'nl
amass,tew ItrionYo Y�iI: pf1 pb ten.'•'.•, al .+r.m• r' t.RM
▪ ,: nl ".'t I• 'AI•Ra In SM tan IC •'IOV I •t u';t L. ' '.nine
la ,trot,; i., Ulnae Iaaslsc ass.• all" Iat I -o-'I I %V'1 ion* ,It antic
1141 Maga • t...•1ty 4Ybtrn Yn t_n Rani Ua laser] a• icon that Jill aye'. ,41C•I &nut'
to 4 <sntn nt 4.1 IneYt.
l vn'•,•Ily; -h ar r*M txvar e• fait Yov co:1 It ;'altar b',..., rte usp.'
I. la. rt./. at t.1.1.'f C*bC Tal. lOnor 4 (.rnal It Cut aaM) tan The +Inlul•
la b•.:«.• anti lira ral'n.Ilh Trn.•A IVs land. '.nen Cheat If. IrCtt% •nth_
ll.a }}I•;.rtnr •,A In 7 tt.Tg 6f an IA.:Pao& it uMr I min
a•.•.\%1.11(ty It ML'atnlf for IS. a4l Info wear await) is MI arLtn_
hen }IK-SYr I.bt1 Inn drp'h in id (ache) ar non. %uretra Aral% la tear.
am err erntl,.n haura It Inn.
alt Jvraatt rn .nrlrm,rtlnts' 'Ionian's an Iatrls n•II molted to :Olt sal'.
Cl-ai •1 sand nal Intl n+slltpin a.-ar ,]Sail. Ar• Lam grip,•,. aaearc, In
,cI,ncltr':nu :rIes atm Minna. Inn tall i1 etc loots that LTtm, ,n=o -l•. i
Vl.arl•It In tlwllu. Talin•e 4/t4 nestatlan talrtslnsd oeenten Lbs -cwt.
5,Inttntwr' sl ler'aat inn :1 Isaac -To into -a scant sat. that aro Dor•.
...t•,' 'PR nttr %cal: twvual ars Deft. wnonn In 'ingrate. ii.uin.. rp•JeedJ n.
r. iI 44.yt. rine. Ann SA.orrsn sly. -net lmrbi Ms, eiHan art ,tm'tnnh
rot,. It lac, .M CI
This •n11 hea dead vatentis for urban and rnrvation•1 Wavy knot. Oita
?MINI Schad. for laint• shrubs. arc treat raw II. lha bl"sl II•^'•sac'
toll I • It toe 'inns, parses%%-ky ul tN sat',l•4 tv• r1•ttm +avw't •
Lars.-: ut v e 14-.,v Gvl•Lav •nu LtYti Soros tie+. JY •ttt(••'. Ir• (oast W'i •d:IL-4•,1Gal
ono I wo-1, nt n I matt pl• tar tnt '.that VUY try to 5of. ultwlev
Ica Ian :I:a I n'lctdc4_ tic nom Ir rI'$ted: tan. -y PP01ev lnn.n. a r
The °wi nllt-u an,ar n• all these tells: Innna'teat-set sad •vivdl•ra
It IIAt -IC, Arm all earerlltY unto ILNls Tar Irrinatls' Ina Iawiira. r''I
Jsr tl'JJJCI to a -ping au: SIC it it r.Cceicanc.: inn Po toll ac al woe.. to
•lVN lit fakir0 to rlluleatlb nc-alart I' fa arMlana rctia. Col( Seto'
avot .I -:11‘a sac Mtturn tI•Jt coon ttat nta•ISlad to talc, I Fete I mil
!1C{1f: JJUS SI4R Ins
Apace r'omc
1517 ea h,
nnte1ope
Kurt-lnbcr'y
Current. Ye117u
rc.<wood. Rot: Testy
eel n r. T t hru.'
Serv'Qele-r'y
Sumac, Sn,c- th
EVE'RG17EtN SHRUBS
Juniper,
Juniper,
Juniper.
Juniper,
('Omrnni-
I'7'!tur
Sea G^Pen
TACW.40
2/018
CO,. CO
lailugta ,anageRa
Purshia tridentAt1
5heaphel'g1i rAn11eer'Sis
Kithira o --run
C.prnub ,lulu,•rr rT
Chrnvthenut hp-
Atnatarrhier al•'ifu'to
Rhin dbra
our i ieruS
Juri Sculpt.
Ju•'•iaerus
::ufi1per-us
I',el ienrlS. LAS UK <Mt O.1
CQmfaun•; bCri:.nnl.aliS
c°-inen.li -. fttzerlann
Qr•tnencla'Sca Breen'
sah-nn'ttamr.r'sO f.lta'
?'-3' (:nnt"
fnnt.
V -it Cunt.
Z-_3' rent.
7"-;' lain:.
7' - ' Cont.
?'-3' cant.
'-1' ('art.
lb"-24"spry_
13',23"+yrd_
lN"-24"meal".
19"-24'yard.
Cont.
Count.
Cont.
Cont.
FA R Kt E Rrs `n' E 're>,+'t' E sv a s fit a R ER F Cal t1 O 1 CO,
FLOOD' EASE'S-MEM i
rECCROEP 1N acox IO613 RECEPTION 11N: 02008S27,
MAY 7. J985--_
1 t\4
1n .Tidal tun to :nf oats- and fluent it net £hCtWtt
;eedIincc V' tae a.Tnr, a5 well n: orhor
(7O --
nitro many mere
Varlet] es
a0
t'r!el',1' a5 an4Juit1 Cuba, IA
nrnn';F omen tlna
alit Si,.
9 9
may tie plantei.
v. Aerul ifi'°1ir,:;s alny ours•. hul"Evd'r eur.nttt.tri And sin* rA^qt% I:b911
4 rt C n.
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Spec
Specimen
Specimen
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IC
60
II
25
2.5
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me:C309s ^REFS"
rviRGNc: "I TkFf-rs
PI C f 1::JI:.IS NHRLIi<5
rt'f.RGR'l'1 Sltk1Jti9
COM?GN NAME
CJC?!;PrfN I-IIS
r, c':-lncnlar
fie, leue!d6
June;err, Ross/ Mtn.
Pine, Pinyon
1`nndrrc
JII'ULc, C UIU_ ail Ue
tit' I torte's rR1 is
A'difr, Rock._. Mtn,
Ash, Green
A!. pen. Ousk ra
01l -L!', Native
130.xeider
crI elle'r'rty
((Otte -wooed. _dttdn'esi
tral4nple 5p.
iii',kly wry Cp.
11Awtharn. :pinradn
Ctea 1 Burr
eak, {tirhpl'a 5tirub
f.•i ivn, Rnst:tan
Plum. /Loth i ca n
Willow to.
•. Pl l•'.T I. t'_•
A « n
Citrus
tit '• C W ]sea ntt ry.
HI I 33 711(.
24,
17 10 A'1 ?s,0
73 14 •L
I'C'‘ '0G
coTANIOL NAML _
ASins conco1Dr
Pbeul1OtS u"ia Ttert:Ior11
•tun I Pars.:: :rapt: tJru'm
inv5 cegtr'o1'ie'} B^u11.5
Pi via pnndr road scnpilorun
'1 zea pIJrIlltngl dut:.a
4 nue tenuMMI iA
resx nun ,rnnrayiv,niila larrroi It a
IJ2u'us Lromu101 des
letu'a •ont-nn'ts
'rater negun.'10
I't'JnuS YlrJInianb 4•cn'55d
I'tpu• u5 Ai '%eoiAO.
Mainz S1:.
CeFtis °ccicier,itil TN
Cryll del„; Mina nl, �yrU[I �ryY dd T.l
JIJorri.c 1l)crnr:.rpa
QuerLu: ilarntiel I
SMALL BOXY
HARBOR
11 rt' Specimen
3, -Fr 15
:3' a' 10
3'—e. 10
11.8' 55
.3' -8' Spf:::lmen
A C d
41-e'rnnt Saoti:n*n S]r6'rinn
"-i'' SSW S;teti•tten ..
;" 1Ln 10 S:Ict ;r JI'
41.$31 Specimen ',per ren
hdnt. Seccinen 10
4 -R' ::ant. ::pr'Cimcn 5pecihltar•
:ti: Suec+rltr 40
!'.1" UM' - Spec! rr-
1"Yana ra- a St1Ac-amts, if
I - Specimen 'spec%-;i.rl
t"-3' DAR 5pecirren lr
4'-S' Cont. 70 Specimen
l".tit" ESP'•! Specimen Spe:ltnen
d'.R' Curt_ Specimen ....
n' -R' Cont. Spetiwen Specimen
A Prn•wna anal CntpnraIi'an
E lytncerr. Architects. FRannorr.
Cree sy r_.dnradn
Glen,, Jwnrhgr. Colorado
Itheorten Wya-lhp
PYvrv, Utah
rs.Itl rJPb WI' J.:1 ..
rat ',no -en •
API% 'gem '.I•,-
1!1 titL•'L'9tV
MOnlrlrr, ')P 'n41O
P(.IM ANY CI I MEM
PI1Wtc- all P. t: rtN•
Stela Or Tli.'. rn1l
a tanttMt.IT Weill
;IAI f COI#►ANT
— s 1 \•ti3Lt.
i? LOCKS
PROPERTY'
OWNERS
CLUBHOUSE
- FACILITY
OUT LOT 1E'
SIZE 1t.eeCt
SCALE I - wU'
AWN
C:HECKEG
APPROVE,
DA re
PR0IPCT NO _
-c,uFLOT 'Zit
'.ret1 B
FiRST FiLVNG
BEEBE DRAW FARMS
AND
EQUESTRIAN CENTER
I
FLOOD PLAIN BOUNDARY
^..C$ SOIL CATACORtES
1r ANDSCAPING PL AM ... 1/ ._ 4
WELD COUNTY GOVERNMENT
Department of Planning Services
N1/4 .a6Hite
1
COUNTY, CO
O
Public Hearing Notice`
Weld County Administration Building: 1150 0 St. Greeley, CO 80631
CASE NUMBER:
PUb1:2‘1-
DECISION-MAKING BODY: Planning Commission
Acts+ 2c7"; 2-0ZS TIME: 10:00 A.M.
DECISION -MAKING BODY: Board of County Commissioners
Hill I LC and Investors, LLC, & Investors Ltd
APPLICANT:_ I lability Co c/o Christine Hethcock c/o Terra _
Forma Solutions Inc. c/o Todd Johnson
REQUEST -
ACRES: 47- (2,11
A Site Specific Development Plan and
Planned Unit Development Final Plan,
PUDF24-0001 for Second Filing of Beebe
Draw Farms for 283 residential lots with R-1
Low -Density Residential Zone District uses.
(970) 400-6100
www.weld.gov
I
I
Public
Hearing Noflce
Weld County Administration
Building: 1150 0 St. Greeley, CO 80631
•
. .
•
DATE:
I
•
■
CASE NUMBER:
PubF2te
3+4"` 20Z -S TIME: 1:30 P.M
DECISION -MAKING BODY: Planning Commission
DATE:
.20141 7°2-5 TIME: 10:00 A.M
DECISION -MAKING BODY: Board of County Commissioner
APPLICANT:_
rL
REI, LLC and Investors. & Investors Ltd
S
Liability Co do Chnstinei
Ne
Forma Solutions Inc. c/o Todd Johnson
Terra _ ACRES: +/- '
REQUEST-
- A Site Specific Development Plan and Planned Unit Development Final Plan,
PUDF24-0001 for Second Filing of Beebe
Draw Farms for 283 residential lots with R-1
Low -Density Residential Zone District uses.
(970) 400-6100
6
www.weld.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
N1/4 .ate
A 1
COUNTY, CO
www.pe
Public Hearing Notice
-• Weld County Administration Building: 1150 O St. Greeley, CO 80631
■
■
DATE:
■
CASE NUMBER:
PubFa9 -OOO(
4i4- S, aces
V
TIME: 1:30 P.M.
DECISION -MAKING BODY: Planning Commission
DATE:
vs# Wit", 7-n5 TIME:
10:00 A:M.
DECISION -MAKING BODY: Board of County Commissioners
RFI, I_LC and Investors, LLC. & Investors Ltd (
APPLICANT:_ Liability Co do Christine I-Iethcock do lerra _ ACRES: �-
211,
Forma Solutions Inc c/o Todd Johnson
REQUEST:_
A Site Specific Development Plan and
Planned Unit Development Final Plan,
PUDF24-0001 for Second Filing of Beebe
Draw Farms for 283 residential lots with R-1
Low -Density Residential Zone District uses.
(970) 400-6100
V
•
: %it
www.weld.gov
to
Public Hearing Notice s
Weld County Administration Building: 1150 O St. Greeley, CO 80631
CASE NUMBER:
PUbF2m- OOO �
TIME: 1:30 P.M
DECISION -MAKING BODY: Planning Commission
DATE: 5uc+ WilL, 2 aS TIME:
DECISION -MAKING BODY: Board of County Commissioners
REI, LLC and Investors. LLC, & Investors Ltd ACRES: +7 I21y
APPLICANT:
Liability Co do Christine Hethcock clo Terra
Forma Solutions Inc. do Todd Johnson
REQUEST:_
A Site Specific Development Plan and
Planned Unit Development Final Plan.
PUDF24-0001 for Second Filing of Beebe
Draw Farms for 283 residential lots with R-1
Low -Density Residential Zone District uses.
www.weid.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
'':1 .ate
1
COUNTY, CO
WELD COUNTY GOVERNMENT
Department of Planning Services
`'':1 .ate
A 1
COUNTY, CO
General Conformance with Weld County Code
i
/Section 27-1-60 - PUD final plan submittals for phased PUDs.
/Section 27-3-1O - Standards for all PUDs.
weld.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
'':1 .ate
1
COUNTY, CO
PUDstandardsperSection27 3 10
A. Properties in PUDs shall comply with applicable provisions of the Weld County Code, including, but not
limited to, Articles II and III of Chapter 24, applicable provisions of Chapter 23, including, but not limited
to, regulations on parking, signage, floodplains, and minimum distance from oil and gas facilities, and
Chapters 29 and 30.
B. Outlots: No new buildings are allowed on outlots. Other structures that are not fully enclosed, including,
but not limited to, loafing sheds, may be permitted on outlots where the PUD allows for agricultural uses.
Fences, parking lots, trails, bus stop shelters, and the like may be permitted on outlots. Underground and
overhead utility lines may be permitted on outlots provided a Use by Special Review or 1041 Permit is not
required. The use of existing buildings on outlots shall not be altered or enlarged, except in accordance
with the recorded PUD.
C. An owners association is required and shall be managed by the property owners within the PUD.
1. All outlots shall be owned by the owners association in perpetuity. The owners association shall
maintain in perpetuity all outlots and all landscaping outside of buildable lots in a neat, clean, and
healthy condition, including removal of litter and weeds, mowing, fertilizing, watering, proper
pruning, and replacement of diseased and/or dead plants within one (1) calendar year or within
the next growing season, whichever comes first.
2. All internal road rights -of -ways shall be maintained by the owners association in perpetuity.
weld.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
1
COUNTY, CO
PUD standards per Section 27-3-10 - continued
D. Where the uses in a PUD are not specifically listed but refer to one or more zone districts in
Chapter 23 of this Code, compliance with the bulk standards for the corresponding zone
district is required. (For example, where a PUD zoning plat says Estate zone uses are
allowed, compliance with Section 23-3-440 is required.) Where a PUD refers to multiple
zone districts, the more restrictive bulk standards shall apply.
E. Where the uses in a PUD are not specifically listed but refer to one or more zone districts in
Chapter 23 of this Code, the uses allowed in the PUD shall be those uses allowed by right
and accessory uses in the zone district(s) referred to, as listed and defined in Chapter 23.
Uses by special review and uses by zoning permit are not allowed in PUDs, unless the PUD
zoning plat specifically allows them. Certain uses may require subsequent submittal and
approval of a Site Plan Review as described in Section 23-2-150.B of this Code.
F. Where a PUD lists uses that are allowed in the PUD, but does not define them, the
definitions in Chapter 23 of this Code, may be used, or, if not defined in Chapter 23,
Planning staff may use a dictionary or a common industry definition.
weld.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
1
COUNTY, CO
PUD standards per Section 27-3-10 - summary
A. Properties in PUDs shall comply with applicable provisions of the Weld County
Code, including, but not limited to, Articles II and III of Chapter 24, applicable
provisions of Chapter 23, including, but not limited to, regulations on parking,
signage, floodplains, and minimum distance from oil and gas facilities, and
Chapters 29 and 30.
Compliance:
• Meets Chapter 24 and 23 standards (right-of-way, drainage, parking, signage,
floodplains).
• Draft PUD plat complies with 21 design standards in Article III.
• Adheres to Chapters 29 and 30 requirements.
Oil and Gas:
• Setbacks: 50 feet for plugged wells, 300 feet for active facilities.
• No habitable structures within setbacks.
• Pipelines buried in easements.
• Ongoing well plugging, no operating wells by end of 2025.
WELD COUNTY GOVERNMENT
Department of Planning Services
`'':1 .ate
A 1
COUNTY, CO
PUD standards per Section 27-3-10 - summary
✓ B. Outlots: No new buildings are allowed on outlots. Other structures that are not fully
enclosed, including, but not limited to, loafing sheds, may be permitted on outlots
where the PUD allows for agricultural uses. Fences, parking lots, trails, bus stop
shelters, and the like may be permitted on outlots. Underground and overhead utility
lines may be permitted on outlots provided a Use by Special Review or 1041 Permit is
not required. The use of existing buildings on outlots shall not be altered or enlarged,
except in accordance with the recorded PUD.
Consistency:
• Comparable outlot acreage to the first filing.
• Continuation of open space, drainage areas, and common areas.
Intent and Function:
• Reflects the intent of the PUD zone district.
• Incorporates buffering and common areas consistent with the first filing.
• Outlots serve similar functions: open space, drainage, and amenities.
• Maintains continuity within the broader development.
weld.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
`'':1 .ate
A 1
COUNTY, CO
PUD standards per Section 27-3-10 - summary
✓ C. An owners association is required and shall be managed by the property owners within the
PUD.
1. All outlots shall be owned by the owners association in perpetuity. The owners association
shall maintain in perpetuity all outlots and all landscaping outside of buildable lots in a neat,
clean, and healthy condition, including removal of litter and weeds, mowing, fertilizing,
watering, proper pruning, and replacement of diseased and/or dead plants within one (1)
calendar year or within the next growing season, whichever comes first.
2. All internal road rights -of -ways shall be maintained by the owners association in perpetuity.
Current Maintenance:
• Served by an HOA and Metro District.
• Responsible for internal roads, common areas, and shared infrastructure.
Proposed Second Filing:
• Establishes a separate HOA with similar responsibilities and guidelines.
• Incorporates into the Metro District.
• Ensures consistency in maintenance and neighborhood character across both filings.
weld.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
`'':1 .ate
A 1
COUNTY, CO
PUD standards per Section 27-3-10 - summary
✓ D. Where the uses in a PUD are not specifically listed but refer to one or more zone
districts in Chapter 23 of this Code, compliance with the bulk standards for the
corresponding zone district is required. (For example, where a PUD zoning plat says
Estate zone uses are allowed, compliance with Section 23-3-440 is required.) Where
a PUD refers to multiple zone districts, the more restrictive bulk standards shall apply.
PUD Zoning Flexibility:
• Accommodates a mix of uses not typically permitted under standard zoning.
• Maintains compatibility with surrounding land uses and development intent.
• Allows for R-1 (Low -Density Residential) and low -impact agricultural uses.
Compliance and Uses:
• Second filing complies with R-1 zone standards (lot sizes, setbacks, lot
coverage).
• Includes residential and limited agricultural activities (equestrian uses).
• Supports the rural -residential character of the area.
weld.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
`'':1 .ate
A 1
COUNTY, CO
PUD standards per Section 27-3-10 - summary
E. Where the uses in a PUD are not specifically listed but refer to one or more
zone districts in Chapter 23 of this Code, the uses allowed in the PUD shall be
those uses allowed by right and accessory uses in the zone district(s) referred
to, as listed and defined in Chapter 23. Uses by special review and uses by
zoning permit are not allowed in PUDs, unless the PUD zoning plat specifically
allows them. Certain uses may require subsequent submittal and approval of a
Site Plan Review as described in Section 23-2-150.B of this Code.
Incorporated Uses:
• Includes R-1 zoning district uses through Site Plan Review.
• Community -serving amenities, such as recreational features.
• Supports residents of the Second Filing.
Consistency:
• Aligns with R-1 zoning allowances.
• Reflects the approach taken in the First Filing with similar features.
weld.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
`'':1 .ate
A 1
COUNTY, CO
PUD standards per Section 27-3-10 - summary
✓ F. Where a PUD lists uses that are allowed in the PUD, but does not define them,
the definitions in Chapter 23 of this Code, may be used, or, if not defined in
Chapter 23, Planning staff may use a dictionary or a common industry
definition.
Code Alignment:
• All PUD zoning uses are referenced or defined in the code.
• Ensures the second filing aligns with Weld County code.
weld.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
`'':1 .ate
A 1
COUNTY, CO
Application standards per Section 27-1-60
A. 27-1-60.B - At least one (1) of the proposed roads within the final plan area shall
intersect a publicly maintained road or an existing road within a previously platted
portion of the PUD.
B. 27-1-60.C - No PUD shall contain any access easements except for the following:
A. Pre-existing access easements for nonresidential purposes such as ditch
maintenance roads or oil and gas facility access roads.
B. Access easements solely for the use of emergency services.
C. 27-1-60.D - An owners association is required and shall be managed by the property
owners within the PUD.
1. The owners association shall be created and all necessary documents recorded
prior to recording of the plat.
2. All outlots shall be dedicated to the owners association on the plat and a deed
conveying all outlots to the owners association shall be provided to the
Department of Planning Services for recording with the plat.
WELD COUNTY GOVERNMENT
Department of Planning Services
1
COUNTY, CO
Application standards per Section 27-1-60 - continued
D. 27-1-60.E - Criteria for approval. The PUD final plan must:
1. Be in general conformity with the Comprehensive Plan found in Chapter 22
of this Code and any County -approved future development plans for the
area.
2. Address to the satisfaction of the Board of County Commissioners the
requests and concerns of any referral agency or mineral interest.
3. Comply with the standards detailed in Articles II and III of Chapter 24, Article
III of this Chapter, and this Section 27-1-60.
4. Comply with the recorded PUD zoning plat. Where the PUD zoning plat
conflicts with the provisions of this Chapter or Article III of Chapter 24, as
determined by the Board of County Commissioners at the hearing described
below, the PUD final plan shall comply with the PUD zoning plat.
weld.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
1
COUNTY, CO
Application standards per Section 27-1-60 - summary
✓ A. 27-1-60.B - At least one (1) of the proposed roads within the final plan area
shall intersect a publicly maintained road or an existing road within a
previously platted portion of the PUD.
Existing Access:
• First filing uses Beebe Draw Farms Parkway and CR 39.
New Access Points:
• Second filing adds two new public roads.
• One connects to CR 39, the other to CR 32.
Benefits:
• Improves circulation and emergency access.
• Supports continued development.
• Meets County transportation standards.
weld.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
`'':1 .ate
A 1
COUNTY, CO
Application standards per Section 27-1-60 - summary
✓ B. 27-1 -60.C - No PUD shall contain any access easements except for the
following:
A. Pre-existing access easements for nonresidential purposes such as ditch
maintenance roads or oil and gas facility access roads.
B. Access easements solely for the use of emergency services.
Access Easements:
• Located throughout PUD boundaries for oil and gas operations.
• Ensure access for maintenance, inspection, and operation.
• Remain in place during active use.
• Evaluated for removal after proper closure and reclamation.
WELD COUNTY GOVERNMENT
Department of Planning Services
`'':1 .ate
A 1
COUNTY, CO
Application standards per Section 27-1-60 - summary
✓ C. 27-1-60.D - An owners association is required and shall be managed by the
property owners within the PUD.
1. The owners association shall be created and all necessary documents
recorded prior to recording of the plat.
2. All outlots shall be dedicated to the owners association on the plat and
a deed conveying all outlots to the owners association shall be provided
to the Department of Planning Services for recording with the plat.
Current Maintenance:
• Served by an HOA and Metro District.
• Responsible for internal roads, common areas, and shared infrastructure.
Proposed Second Filing:
• Establishes a separate HOA with similar responsibilities and guidelines.
• Incorporates into the Metro District.
• Ensures consistency in maintenance and neighborhood character across
both filings.
weld.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
`'':1 .ate
A 1
COUNTY, CO
Application standards per Section 27-1-60 - summary
✓ D. 27-1-60.E - Criteria for approval. The PUD final plan must:
1. Be in general conformity with the Comprehensive Plan found in Chapter
22 of this Code and any County -approved future development plans for
the area.
Plan Consistency:
• Aligns with Weld County Comprehensive Plan (2020).
Development Details:
• 470 total lots (283 new, 186 existing).
• Limits density to preserve agricultural land.
Design Approach:
• Concentrates development within defined boundaries.
• Acts as a buffer between intensive uses and agricultural areas.
_
weld.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
`'':1 .ate
A 1
COUNTY, CO
Application standards per Section 27-1-60 - summary
D. 27-1-60.E - Criteria for approval. The PUD final plan must:
2. Address to the satisfaction of the Board of County Commissioners the requests
and concerns of any referral agency or mineral interest.
I Central Weld County Water District (CWCWD):
• 191 taps available; more taps need additional water rights.
• Phased development;
✓ Colorado Geological Survey (CGS):
• No significant resources or hazards.
• Erosion control and geotechnical studies needed.
- Town of Platteville:
• Increased traffic on CR 32.
• Town of Platteville wants involvement in planning. Applicant working with
Town.
weld.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
`'':1 .ate
A 1
COUNTY, CO
Application standards per Section 27-1-60 - summary
D. 27-1 -60.E - Criteria for approval. The PUD final plan must:
2. Address to the satisfaction of the Board of County Commissioners the requests
and concerns of any referral agency or mineral interest.
✓ CPW:
• Focus on preserving habitats.
• No significant wildlife impacts found.
✓ Atmos Energy:
• Needs system improvements for gas service.
✓ United Power:
• Provides electric service; no response.
✓ LaSalle Fire:
• Provides fire protection; no response.
WELD COUNTY GOVERNMENT
Department of Planning Services
`'':1 .ate
A 1
COUNTY, CO
Application standards per Section 27-1-60 - summary
D. 27-1-60.E - Criteria for approval. The PUD final plan must:
2. Address to the satisfaction of the Board of County Commissioners
the requests and concerns of any referral agency or mineral
interest.
✓ Weld County School District RE -1:
• Serves the PUD; no comments on referral.
• 36 -acre parcel conveyed to the District.
I Beebe Draw Farms Metropolitan Districts and Authority:
• Owns and operates PUD infrastructure.
• Comments: Avoid using existing roads for construction; clarify
landscaping maintenance.
✓ Colorado Division of Water Resources:
• Needs more info on water requirements and sources.
• Condition of approval added for ongoing collaboration.
weld.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
'':1 .ate
1
COUNTY, CO
Application standards per Section 27-1-60 - summary
D. 27-1 -60.E - Criteria for approval. The PUD final plan must:
3. Comply with the standards detailed in Articles II and III of Chapter 24, Article III of
this Chapter, and this Section 27-1-60.
✓ ARTICLE II - Conformance Standards
Section 24-2-40 - Improvements agreement states "The subdivider, applicant or owner shall submit a signed
subdivision Improvements Agreement agreeing to construct the required improvements as shown on the
approved plat and other supporting documents. The Agreement shall be made in conformance with the County
policy on collateral for improvements per Section 2-3-30 of the Weld County Code, as amended. Approval of the
Improvements Agreement will be a condition of approval for the subdivision and shall be approved by the Board
of County Commissioners prior to recording the subdivision final plat."
Development Review is requiring an Improvements Agreement for on -site and upfront off -site improvements
associated with this project.
weld.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
`'':1 .ate
A 1
COUNTY, CO
Application standards per Section 27-1-60 - summary
D. 27-1-60.E - Criteria for approval. The PUD final plan must:
3. Comply with the standards detailed in Articles II and III of Chapter 24, Article III of
this Chapter, and this Section 27-1-60.
ARTICLE III - Subdivision Design Standards
✓ Section 24-3-20 - Road standards
✓ Section 24-3-50 - Lot size standards
✓ Section 24-3-60 - Easement standards
✓ Section 24-3-70 - Potable water supply standards
✓ Section 24-3-90 - On -site wastewater treatment systems (OWTS) report requirements.
✓ Section 24-3-200 - Storm drainage requirements
✓ Section 24-3-220 - Traffic impact analysis requirements
weld.gov
WELD COUNTY GOVERNMENT
Department of Planning Services
`'':1 .ate
A 1
COUNTY, CO
Application standards per Section 27-1-60 - summary
D. 27-1 -60.E - Criteria for approval. The PUD final plan must:
4. Comply with the recorded PUD zoning plat. Where the PUD zoning plat
conflicts with the provisions of this Chapter or Article III of Chapter 24,
as determined by the Board of County Commissioners at the hearing
described below, the PUD final plan shall comply with the PUD zoning
plat.
✓ Landscaping elements
✓ Amenities
✓ Common open space usage.
WELD COUNTY GOVERNMENT
Department of Planning Services
'':1 .ate
1
COUNTY, CO
TERRA FORMA
Plan
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WELD COUNTY GOVERNMENT
Department of Planning Services
.ate '11
,1*,. $6
COUNTY, CO
1 11
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PELICAN LAKE RANCH FILING NO. 2
CONCEPT EXHIBIT
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TERRA FORMA
SOLUTIONS
CONCEPTUAL EXHIBIT • SUBJECT TO CHANGE
6 J.jn' CC
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WELD COUNTY GOVERNMENT
Department of Planning Services
�$ 6 i , .dam
COUNTY, CO
PELICAN LAKE RANCH PUD XXX-XXXX
600
D
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INxrrT:'E
SITUATE IN SECTIONS 4, 8, 9, S' 17, TOWNSHIP 3 NORTH,
RANGE 65 WEST OF THE 6TH P.M.,
COUNTY OF WELD, STATE OF COLORADO
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MAJESTIC SURVEYING
PROJECT NC: 2O25O99
PROJECT NAME: PELICAN LAKE
REVISIONS.
DATE
DATE 5-15-2O25
CLIENT: TERRA FORMA
DRAWN By: SIN
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SCALE: 1"r5O0'
2
SHEET 2 OF 13
Me: EST C. SURVEYING, LLC 111' DIAMOVD VALLEY D RI V_ 11'01,WlUCSO7. CO F 0So3
WELD COUNTY GOVERNMENT
Department of Planning Services
COUNTY, CO
'Public Hearing Notice i
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WELD COUNTY GOVERNMENT
Department of Planning Services
.ate
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COUNTY, CO
WELD COUNTY GOVERNMENT
Department of Planning Services
.ate
�..� LS�j1 �- '.w►'
COUNTY, CO
WELD COUNTY GOVERNMENT
Department of Planning Services
861'-
COUNTY, CO
WELD COUNTY GOVERNMENT
Department of Planning Services
86 flt
COUNTY, CO
I'
CR 32/Section 17 Northwest
WELD COUNTY GOVERNMENT
Department of Planning Services
'':1 .ate
1
COUNTY, CO
WELD COUNTY GOVERNMENT
Department of Planning Services
861'-
COUNTY, CO
WELD COUNTY GOVERNMENT
Department of Planning Services
COUNTY, CO
Pelican Lake
Ranch
PLR Sign located on southwest corner of section 17
WELD COUNTY GOVERNMENT
Department of Planning Services
86 flt
COUNTY, CO
WELD COUNTY GOVERNMENT
Department of Planning Services
.ate
�..� LS61 �- '.w►'
COUNTY, CO
CR 39 South
07/18/2025 12:50
WELD COUNTY GOVERNMENT
Department of Planning Services
.ate
�..� LS61 �- '.w►'
COUNTY, CO
CR 39 West
8%.2025 12 :50
WELD COUNTY GOVERNMENT
Department of Planning Services
COUNTY, CO
WELD COUNTY GOVERNMENT
Department of Planning Services
N1/4 .a6Hite
1
COUNTY, CO
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WELD COUNTY GOVERNMENT
Department of Planning Services
M1/41/4• .ate
A 1
COUNTY, CO
QDe&zQne ;
Pelican Lake Ranch
Public Hearing Notice
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WELD COUNTY GOVERNMENT
Department of Planning Services
"'1/411/4 .ate
COUNTY, CO
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WELD COUNTY GOVERNMENT
Department of Planning Services
86 .
COUNTY, CO
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WELD COUNTY GOVERNMENT
Department of Planning Services
'':1 .ate
A 1
COUNTY, CO
WELD COUNTY GOVERNMENT
Department of Planning Services
'':1 ate
6leat
COUNTY, CO
WELD COUNTY GOVERNMENT
Department of Planning Services
COUNTY, CO
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WELD COUNTY GOVERNMENT
Department of Planning Services
43/441/4
COUNTY, CO
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WELD COUNTY GOVERNMENT
Department of Planning Services
COUNTY, CO
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WELD COUNTY GOVERNMENT
Department of Planning Services
'':1 .ate
1
COUNTY, CO
Recommendation
As detailed in the staff report, it is the opinion of
planning staff that the applicant has shown
compliance with Chapter 27 and specifically Section
27-1-60 and 27-3-40 of the Weld County Code and
are recommending approval of PUDF24 0001.
WELD COUNTY GOVERNMENT
Department of Planning Services
.ate
�..� LS�j1 �- '.w►'
COUNTY, CO
WELD COUNTY GOVERNMENT
Department of Planning Services
'':1 .ate
1
COUNTY, CO
WELD COUNTY GOVERNMENT
Department of Planning Services
1
COUNTY, CO
WELD COUNTY GOVERNMENT
Department of Planning Services
COUNTY, CO
1 Q 1 .aft
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17
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DECIDUOUS SHRUBS
Apache Plume
Bitterbr'ush, Antelope
Buffaloberry
Currant, Yellow
Dogwood, Red Twig
Rabbi thrush
Serviceberry
Sumac. Smooth
EVERGREEN SHRUBS
Juniper, Conlon
Juniper. Niftier
Juniper, Sea been
:Juniper. Tammy
1
B 1097 EEC 0203765.7 12/31/85 16:45 $180.00 2/013
F 1581 MARY ANN PEUERSTEit CLERT( a RECORDER WELD CO, CO
209 - LOT NUMBER
72- SOILS CLASSIFICATION
1
I
I
I /
1 s
• r
a' IND EASES GAS OR OIL AIEL_
Fallugia • paradoxa
Purshia tridentate .
Shepherdi 0 canadensis
Ribes aureum
Corpus stolonffera
Chrysothanus 5p.
Atnelanchler alnifotfa
Rhus glabra
I
I
5 4
9
IT 16
Juniperus communis horizontalis
Juniperus chi nensis p€itzeriana
Juniperus chinersis'Sea Green'
Juniperus sabina'Taaariscifolia'
2'-3'
2'-3'
2'-3'
2.-3'
7'-31
2'-3'
2'-3'
2'-3'
Cont.
Cont.
Cont.
Cont.
Cont.
Cont.
Cont.
18"-24'sprd. Cont.
1R"-24sprd. €Tint.
18'-24'sprd. Cont.
I8"-24"sprd. Cont.
FARMERS RESERVOIR & IRRIGATION p0,
FLOOD EASEMENT.
RECORDED IN BOOK 1068, RECEPTION /A 02008627,
as AV V tfiOG
Iii l.ir r, 1JiJV
NOTE: In addition to the size and quantities shown here many more
M seedlings of the same, as well as other varieties may be planted.
err Actual mixtures may vary, however quantities and sire ranges shall
not.
ABC%
10
10
Specimen
Speciren
Soecimen
SD
to
60
ABC%
25
25
RS
25
DECIDUOUS TREES
EVERGREEN TREES
DECTDI$IIS' SHRUBS
EVERGREEN SHRUBS
COMMON NAME
EVERGREEN TREES
Fir, Cnnctolnr
Fir, Douglas
Juniper, Rocky Mtn,
Pine, Pinyon
Pine, ponderosa
Spruce, Colo. Blue
DECIDUOUS TREES
Alder. Rocky Mtn.
Ash, Green
Aspen. Quaking
Birch, Native
Boxelder
Chnkecherry
Cottonwood, Cottonless
Crabapple Sr.•
143C !Sorry Sp.
Hawthorn, Colorado
Oak, Burr
Oak, Gambel's Scrub
Olive, Russian
Plum,' American
Willow Sp.
awe PLANT LIST
�y Aprox.
ANIL j CitAbisSity
30 141 33 20O 10 13
Sn 20 12 75 70 131
15 70 40 240 lb 17
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ion 00 Inn
BOTANICAL MANE .
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?secdDtsuge merziesi I
Juniperus scopu'orum
Pinus cembroides edulis
Pinus ponderosa scopuloru'r•
Picea pungens g'aucd
SIZE RANGE
ABC:
„-P'
3'-8'
3'-s
3'-P•
3._G;
Alnus tenufolia 41-E' Cont.
Fraxinus pennsylvanica lanceolate
Populus tremuloldes t'-3' BBB
Betula €nntinal•s 4'-R' Gant_
Ater nequnoo 4'-€' Cont.
Prunus virainiana denissa 41-F.' €.ont.
Papvlus del tofdes 1'-3 BAB
Hales Sp. 1"-3" BAB
Celtis occdentali.s 1'-3" BAR
Trataegus phdeewpyr•un cordate 1"-3' BBB
Querct's nacrocarpa 1"-3a BAB
Onerous gambellf 4'-B' Cont.
Eleagrus angustIfelia V-31 888
Prunus americana 4'-8' Cont.
Sa1ix Sp. 4-8' Cont.
Specimen
15
IC.
IC
65
Specimen
AC a BS
Specimen
Specimen
3^.
Specimen
Specimen
Specimen
Specimen
Speci list n
Specimen
Specimen
70
Specimen
Specimen
Specimen
Specimen
25
Specimen
Specimen
:3
Specimen
40
Specimen
15
Specimen
10
Specimen
Specimen
Specimen
TED
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Area A
Area B
Area C
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A Professional Corporation
MIX
Engineers Architects Planners
messy, tdorseo
Cued Junction, Colorado
slanon, Wyoming
Pate, Ulan
THIS DRAWING 19
rim enoPcn-r or
ARIX. ONO IS NOT
TO E$F RFPROOtl ED
MODIFIED on XED
FOR ANY OTHER
►ROIFCI Ma to-I4N-
SION OP lh 4 PRO-
JECT EXCEPT BY
AUHEEMENT WITH
SAID cowrANV.
SCALE 11-500'
DRAWN MAT
CHECKED AFU
APPROVED "M';T
DATE MAY 1985
PRalE I NO 6325ACd
FIRST FILING
r BEEBE DRAW FARMS
AND
EQUESTRIAN CENTER
- FLOOD PLAIN BOUNDARY •
Sc$ -scsi GATAGORI€S
= ..ANDS AOtAlci PLAN
Coyote Ridge Ranch
18300 Weld County Rd. 43
LaSalle, Colorado 80645
August 4, 2025
Weld County Planning Service
1555 N 17th Ave
Greeley, CO 80631
Attn: Maxwell Nader
Case Number PUDF24-0001
Change of Zone- REI LLC and Investors LTD, LLC
•
Our family ranch Coyote Ridge Ranch borders the proposed development along the east boundary, the north
boundary and continues past the Christina ponds to the dam of the Milton Reservoir. We are intimately familiar
with the area.
We are strongly opposed to the proposed change of zoning and development in case number PUDF24-0001.
Not only will this development damage the many ranches, dairies, farms and feedlots within a few miles, it
would present a serious danger to both the surrounding operations and to the new residents. The area is
crisscrossed with pipeline, many old and unmarked. The proposed development is located in one of the most
valuable and rich natural gas fields in the state. There is regular drilling and ongoing maintenance activity. Any
little spark could cause a major fire like the Marshall fire which just happened in December 2021.
Several years ago, a neighbor's tractor backfired and within minutes we had a raging fire on our ranch.
Fortunately, the wind cooperated unlike during the Marshall fire. But it took the volunteer fire department a
good while to arrive and even in good wind conditions one hundred acres burned. In slightly different
circumstances it could have been a disaster. This proposed development is a disaster waiting to happen.
I kindred mile an hour winds are not rare, fifty mile an hour winds are common. Agricultural practices and oil
and gas activities, even when careful, create fire danger.
The area surrounding the Milton Reservoir is a haven for wildlife. Bald eagles actively nest and frequent our
pastures. Many species of raptors including Great Horned Owls, barn owls and burrowing owls make the area
their home. Waterfowl, Dove, and Songbirds are prolific —not only during nesting but as a resting spot during
migrations. The area supports mule deer and white tail deer, foxes and of course coyotes. This habitat would
be gone forever.
While reasonable growth can be an economic bonus, the growth must be reasonable to be financially feasible.
Building a small city many miles from any town is not reasonable growth. This development would be a
financial drain on the small surrounding towns who would be forced to provide services such as fire protection,
police protection, and larger schools. Then needless to say, there is the traffic issue- these rural roads are not
designed for this level of increased traffic.
Agricultural operations in the area withing several miles would suffer. I will tell you from personal experience
it's not as simple as adopting a "Right to Farm" policy. All of the accepted agricultural practices will quickly
cause so much outcry font some of the 284, households that it will be impractieal/impossiblc to continue as a
viable sustainable business
Out seedstock cattle operation contrtbutes,positively to Weld County status as one of the top agucultutal
counties in the world We contribute financially and by reputation We have exported cattle and genetics to
Ukraine, Kazalchstan, Atgentma, New Zealand, Uruguay, Canada and Mexico We exported several semi loads
of breeding quality yearling heifers and bulls to'Mexrco to Improve then genetics Those dollars stay in Weld
County
We recently hosted a high-level Taiwanese delegation who were in Weld County to learn about the cattle
industry As a result of the visit to Weld County, Taiwan signed a letter of intent to purchase many millions of
dollars of Colorado beef and lamb We have also hosted delegations from Korea, Japan, China and Mexico
These groups ate in Weld County as purchase's of Weld County agiicultutal products They want to visit a teal
ranch and see cows with calves on pastille 'We always explain the tole of cow is to lain sunshine and watts
into high quality meat by utilizing forage unsuitable for crops This area under teview is an example of
grasslands suitable for grazing as are the miles of suriouindmg munches
To put it bluntly, Coyote Ridge Ranch could not survive suttounded by a small city We left Boulder County
ovet thirty years ago when surrounding development made it impossible to operate
Thetefote, as adjacent landowners we oppose this proposal for all of the reasons noted above and for all the
reasons stated in the staff comments
Jane Bya3ns-Cornelius
V,/0,6/
\ y/
i
Jessica Reid
From:
Sent:
To:
Subject:
Angela Snyder
Thursday, August 7, 2025 8:16 PM
Esther Gesick; Jessica Reid; Jan Warwick; Chloe White; Leah Flesner
FW: Change of Zone- COZ25-0003
From: Jane Evans <jecornelius@coyoteridgeherefords.com>
Sent: Wednesday, August 6, 2025 9:03 AM
To: Angela Snyder <asnyder@weld.gov>
Subject: RE: Change of Zone- COZ25-0003
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Use extra caution and avoid replying with sensitive information, clicking links,
or downloading attachments until their identify is verified.
Thanks Angela for noticing the error. I am the adjacent landowner ---unfortunately I did not receive the
required legal notice & only learned of this from a neighbor over the weekend. The information the neighbor
forwarded to me referenced the Diaz autobody shop as well as the PUD--so the letters in opposition to the
REI development unfortunately referenced the wrong case. Please attach those comments to the correct
case--PUDF24-001. Sorry for the confusion --appreciate you noticing & correcting.
I will be better prepared for the Aug 20 hearing with Commisioners.
Jane Evans Cornelius, Coyote Ridge Ranch
-- On Tue, 05 Aug 2025 16:36:37 -0600 Angela Snyder <asnyder@weld.gov> wrote ---
Jane,
Would you please confirm the property development you are concerned about?
We have received a few letters today mentioning opposition to COZ25-0003,
but in fact were meant for PUDF24-0001.
COZ25-0003, regarding Mr. Reyna Diaz' change of zone to C3 on East 16th
Street (auto repair shop)
PUDF24-0001, Beebe Draw Farm 2nd Filing, residential development (near
Milton Lake)
Best Regards,
Angela
From: Angela Snyder
Sent: Tuesday, August 5, 2025 2:38 PM
1
To: Jane Evans<jecornelius@coyoteridgeherefords.com>
Subject: RE: Change of Zone- CO725-0003
Thank you, Jane.
I was out of the office yesterday and this morning, so I did not see your letter
until after the Planning Commission hearing. I have forwarded it to the Clerk to
the Board to make sure that it is included in the Board of County
Commissioner's packet for August 20. Please feel free to come and speak at
the hearing. It will be at 10 am in the assembly room, directly straight ahead
when you come into the Admin Building. I will speak, then the applicant's
representative, and then the Commissioners will open up the public comment
portion of the hearing, which is when you can speak. Let me know if you have
any questions.
Best Regards,
Angela
COUNTY. CO
Angela Snyder, CFM
Contract Planner
Dept. of Planning Services
Desk: 970-400-3557
1402 N 17th Ave. Greeley, CO 80632
Join Our Team
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intended only for the person or entity to which it is addressed and may contain information
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communication in error, please immediately notify sender by return e-mail and destroy the
communication. Any disclosure, copying, distribution or the taking of any action concerning the
contents of this communication or any attachments by anyone other than the named recipient
is strictly prohibited.
From: Jane Evans<jecornelius@coyoteridgeherefords.com>
Sent: Monday, August 4, 2025 1:05 PM
To: Angela Snyder <asnyder@weld.gov>
Subject: Change of Zone- COZ25-0003
This Message Is From an External Sender
This email was sent by someone outside Weld County Government. Do not click links or open attachments unless you recognize th
sender and know the content is safe.
Good Afternoon Angela,
Please see the attached letter in opposition to the proposed change of zone- COZ25-0003
I plan on attending the meeting tomorrow 8/5 at 1 30pm
Thank you for your time
Jane Evans Cornelius
3
Jessica Reid
From:
Sent:
To:
Cc:
Subject:
John and Kim Coleman <jc4buffs@msn.com>
Friday, August 8, 2025 7:44 AM
Jessica Reid; Maxwell Nader
Esther Gesick; Chloe White; Jan Warwick
Request for Clarification and Action on Fire -Resistant Construction Requirements in
Proposed PUD Areas Without Fire Protection
This Message Is From an External Sender
This email was sent by someone outside Weld County Government. Do not click links or open attachments unless you recognize the
sender and know the content is safe.
Dear Commissioners,
I am writing on behalf of concerned residents in unincorporated Weld County to formally
request clarification and action regarding fire protection standards for the proposed Planned
Unit Development (PUD) near our community.
As residents of the open prairie with no established fire department or formal fire protection
district, we already struggle to obtain affordable homeowner's insurance. Allowing higher -
density residential construction in this environment without addressing fire risk —poses a
serious public safety and financial threat.
Colorado learned this lesson the hard way during the Marshall Fire, which destroyed over
1,000 homes in Boulder County on December 30, 2021. This fire began in grassland and
quickly consumed entire suburban neighborhoods —even with multiple fire departments
nearby and paved infrastructure. In the aftermath, Boulder County and the City of
Louisville updated their building codes to require:
• Class A fire-resistant roofing
• Ember -resistant attic vents (1/8 -inch mesh)
• Non-combustible siding, decks, and fencing within 5 feet of structures
• Mandatory defensible space around homes
In response to the Marshall Fire and broader climate risks, the Colorado Legislature passed
Senate Bill 23-166, which requires the creation of a statewide wildfire -resilient building
code to be adopted by all local jurisdictions by June 2026. The code will include minimum
standards for ignition -resistant materials, venting, and landscaping in high -risk areas.
As of today, Weld County has not adopted any of these requirements, even in areas like
ours with no fire response and high grassland exposure.
1
We ask the County to answer the following:
1. Will Weld County adopt the State's forthcoming Wildfire -Resilient Building Code
once finalized? If so, when?
2. Will any fire-resistant construction requirements be placed on the proposed PUD,
especially given that no fire protection district or plan exists?
3. What proactive steps is Weld County taking to protect existing and future
homeowners from increased wildfire risk and insurance inaccessibility in rural, high -
risk areas?
4. Has the County conducted a risk assessment regarding wildfire exposure and
insurability before approving this or other developments without fire service
coverage?
If surrounding cities like Louisville, with paved streets, hydrants, and fire stations, have
implemented stricter codes after Marshall, it seems especially urgent that Weld County act
now in these unprotected prairie zones.
We strongly urge the County to condition approval of any new residential development on
the adoption of fire-resistant building standards and to establish a path toward expanded fire
protection coverage for existing and future residents.
Sincerely,
Kim Coleman
From: Jessica Reid <jreid@weld.gov>
Sent: Thursday, August 7, 2025 2:12:12 PM
To: John and Kim Coleman <jc4buffs@msn.com>; Maxwell Nader <mnader@weld.gov>
Cc: Esther Gesick <egesick@weld.gov>; Chloe White <cwhite@weld.gov>; Jan Warwick <jwarwick@weld.gov>
Subject: RE: a correction. BOCC (PUDF24-0001)
Received.
COUNTY, CO
Jess Reid
Deputy Clerk to the Board
Desk: 970-400-4212
P.O. Box 758, 1150 O St., Greeley, CO 80632
0 X
Join Our Team
2
IMPORTANT: This- electronic transmission and any attached documents or other writings are intended
- only for the person or entity to which it is addressed and may contain information that is privileged,
confidential, or otherwise protected from_ disclosure If you have received this communication in error,
please immediately notify sender by return e-mail and destroy the communication Any disclosure,
copying, distribution or the taking of any action concerning the contents of this communication or any
attachments by anyone other than the named recipient is strictly prohibited
From: John and Kim Coleman <Jc4buffs@msn cow>
Sent: Thursday, August 7, 2025 8 36 AM
To. Maxwell Nader <mnader@weld gov>
Cc: Esther Gesick <egesick@weld gov>, Chloe White <cwhite@weld gov>, Jessica Reid <Jreid@weld gov>, Jan Warwick
<Jwarwick@weld gov>
Subject: Re a correction BOCC (PUDF24-0001)
-This Message Is`From an External Sender _ I
-'This email was sent by"someone outside Weld County Govemment,Do'not click links or open attachments unless you recognize the
sender and know the content is safe ,
Subject: Correction to Formal Objection for PUDF24-0001 - Clarification on Unit
Count
Dear Commissioners and Clerk to the Board,
Please accept this correction to my formal objection submitted on August 6, 2025,
regarding Planned Unit Development Filing PUDF24-0001 (Beebe Draw Farms Filing
2)
Upon review, I wish to clarify that one reference in my objection was based on an
earlier version of the development plan. Specifically, the mention of a "2,000 -unit
master plan" was drawn from prior publicly available documents and community
presentations but does not reflect the most recent scope of the application.
I now understand that the proposed development has been revised to approximately
800 units. I respectfully request that this correction be included in the official BOCC
packet and that my objection remain on record in its entirety, with this clarification.
The concerns raised in my original objection remain fully applicable, as they relate to
unresolved infrastructure, water, legal, environmental, and financial risks —which
are present regardless of the number of units proposed. In fact, scaling down to 800
units only reinforces the need for transparency and certainty on issues like water
availability, road responsibility, and taxpayer liability.
3
Thank you for your attention and for updating the record accordingly.
Sincerely,
Kim Coleman
jc4buffs@msn.com
Kim Coleman
From: John and Kim Coleman <*c4buffs@msn.com>
Sent: Wednesday, August 6, 2025 8:36:18 PM
To: Maxwell Nader <mnader@weld.gov>
Cc: Esther Gesick <egesick@weld.gov>; Chloe White <cwhite@weld.gov>; Jessica Reid <jreid@weld.gov>; Jan Warwick
<jwarwick@weld.gov>
Subject: Re: BOCC (PUDF24-0001)
Here is my formal objection to the BOCC. Please add the hearing packet for their review. Thank you.
Weld County Board of County Commissioners
1150 0 Street
Greeley, CO 80631
Date: August 6, 2025
Re: Format Objection to PUDF24-0001 (Beebe Draw Farms Filing 2) Based on New
Information from August 5 Planners Meeting
Dear Commissioners,
I submit this letter as a formal objection to the approval of Planned Unit Development
Filing PUDF24-0001, Beebe Draw Farms Filing 2. This objection incorporates both
previously documented deficiencies and newly revealed issues from the August 5,
4
2025; Weld County Planning Commission meeting, which materially affect the legal,
' financial, and procedural viability of this application. -
1. Violation of Rule 2025-01: Procedural Defect Due to Late Disclosures
Rule 2025-01 requires that "any substantial amendment or supporting document
shall be made publicly available on the county's portal at least 14 days prior to the
hearing." However, during the August 5 Planning Commission meeting, critical new
information was presented that had not been disclosed to the public in advance, in
violation of this rule:
• The developers and planners admitted that there is no guaranteed water source for this
development at full build -out.'
• There were previously undisclosed lot size reductions that materially change the
project density and its compatibility with the surrounding area.
• It was acknowledged that the 422 -acre parcel originally required for build -out is tied
up in legal proceedings.
None of this information was included in the publicly posted materials prior to the
hearing, and therefore the public -was deprived of its legal right to review and respond.
This procedural error alone requires denial or continuance of the application.
2. Water Availability Remains Unresolved
The planners themselves raised the issue of insufficient water supply. Despite 24
conditions being placed on the application, there is still no proof of water availability
for full build -out. The applicant admitted they "hope" to find water, yet this is a
fundamental requirement under Chapter 23 of the Weld County Code. Planners
clearly acknowledged the problem, yet allowed the application to proceed — shifting
-the burden and risk to future property owners and taxpayers.
3e Lot Size Manipulations Contradict-PUD-Compatibility Standards
The average lot size was admitted on record to be approximately 1.8 acres, not the 2.5
acres marketed to the public. This is a direct contradiction to earlier PUD descriptions
and violates the compatibility requirements of Rule 2025-01 and Chapter 24. Smaller
lots introduce more density, more traffic, and more infrastructure needs —yet the
developer is not held responsible for the full cost of these impacts.
4. 422 -Acre Parcel is Not Secure — Legal Status in Question
The original PUD required a 422 -acre expansion area for complete build -out and
infrastructure planning. On August 5, the applicant admitted that this land is now the
subject of active legal proceedings. It is no longer certain that this acreage will ever be
part of the project — undermining the entire basis for the 2,000 -unit master plan. If the
infrastructure and financing models are based on land that may never be annexed,
then"the entire PUD is speculative and violates the standard fora "complete and
coordinated development plan."
5. Financial Risk Shifted to Taxpayers ,
Contrary to prior claims that a developer -backed bond would be used to secure public
infrastructure, the developer admitted on record that "if we run out of money, we stop
building." This presents a massive risk to the public: stalled construction, partially
completed roads,` and increased debt burden on the metro district's taxpayers. In
fact, the tax base — not the developer - will be responsible for repaying the
infrastructure costs;while the developer walks away.
6. Failure to Sell Existing Lots Undermines Justification for Expansion
The existing Beebe Draw development is years old and still has 11 unsold lots out of
184. This directly contradicts the narrative that demand justifies the need for more
lots. Until the existing PUD is fully built out, serviced, and sold, no rational basis exists
for approving a new filing. Expanding the development while significant portions
remain unsold is poor planning, economically unsound, and unsupported by market
need -"
7. Piecemeal Development Violates the Principles of -a Planned Unit Development
The applicant has admitted that homes will be built in small batches over 3-5 years,
and that properties will not be turned over one at a time. This is antithetical to the
entire concept of a PUD, which is intended to offer comprehensive, fully -serviced, and
cohesive development. Instead, this is a piecemeal, speculative approach that
fragments infrastructure responsibility, increases long-term maintenance costs, and
erodes confidence in the developer's ability to follow through.
Conclusion
PUDF24-0001 has now been exposed — even by your own staff — as procedurally
defective, legally insufficient, financially irresponsible, and structurally unfit for
approval. Twenty-four conditions of approval are not a sign of confidence —they are a
red flag that the application was broken from the start.
6
The Commissioners have a duty to uphold the public trust, enforce your own rules,
and ensure Weld County residents are not left holding the bag for developer
speculation.
We respectfully request that the BOCC deny PUDF24-0001 in its entirety!
Kim Coleman
Kim Coleman
From: John and Kim Coleman <jc4buffs@msn.com>
Sent: Wednesday, August 6, 2025 8:17:18 PM
To: Maxwell Nader <mnader@weld.gov>
Cc: Esther Gesick <egesick@weld.gov>; Chloe White <cwhite@weld.gov>; Jessica Reid <;reid@weld.gov>; Jan Warwick
<*warwick@weld.gov>
Subject: Re: BOCC (PUDF24-0001)
Hello everyone,
Please add this to the BOCC packet.
Thank you
Commissioners,
I've reviewed the final staff comments dated July 29 and what they reveal is not confidence, but
contingency.
This application isn't ready for approval. It's being advanced with 24 major conditions and dozens of
unresolved agency concerns. That's not approval that's a warning label.
Let's be clear: approving this PUD before these conditions are met turns Weld County into the enforcement
agency of an incomplete development plan.
Here are just a few of the red flags buried in that report:
Water:
The Colorado Division of Water Resources states they have not received enough information to determine
whether the water supply is adequate or if existing wells are even legal to use. Central Weld Water District
confirms that no additional taps will be issued without more water rights. And yet, this plan moves forward?
Infrastructure:
The plan requires multiple deceleration lanes, a final drainage report, and a complete improvements
agreement before construction can begin. None of that is in place. If it's not ready to build, why is it ready to
approve?
Wildlife & Environmental Impact:
Even Colorado Parks and Wildlife flagged the Orange Phase as having no wildlife impact statement. We are
talking about development near critical habitat, near Milton Reservoir and the analysis wasn't even
included until CPW pushed for it. This is not how responsible planning works.
Traffic•
The Town of Platteville expressed serious concern about traffic impacts on CR 32, asking to be included
more formally in the process. The development could add over 2,600 daily vehicle trips, and there's still no
resolution on mitigation.
Fire, Utilities, and Schools:
The LaSalle Fire District and United Power didn't respond. Atmos Energy says the gas system is already at
capacity and will require major upgrades. But the plan stilt assumes full buildout with no secured
solutions.
Even staff admits: most of these requirements must be resolved before plat recording. So why approve
now?
This is backward. Approval should follow compliance not come first with hope that someone will follow
through later.
This is not "approval with conditions." This is conditional approval because it's not ready and that's not
how you protect the public or uphold your code.
If you approve this today, you're not just approving a plan you're accepting liability for all the gaps the
developer hasn't closed. You're putting enforcement, risk, and cost on the county and its residents.
Please do the responsible thing. Reject this application until all critical conditions water, drainage,
utilities, and wildlife impact are fully resolved and posted for public review under Rule 2025-01.
Thank you
Kim Coleman
From: John and Kim Coleman < c4buffs@msn.com>
Sent: Wednesday, August 6, 2025 4:43:37 PM
To: Maxwell Nader <mnader@weld.gov>
Cc: Esther Gesick <egesick@weld.gov>; Chloe White <cwhite@weld.gov>; Jessica Reid <reid@weld.gov>; Jan Warwick
<jwarwick@weld.gov>
Subject: Re: BOCC (PUDF24-0001)
Hello, we get 3 minutes again, as that's not a lot of time there were a few groups the combined their time,
will the BOCC allow that as well?
Kim Coleman
From: John and Kim Coleman <jc4buffs@msn.com>
Sent: Wednesday, August 6, 2025 6:45:37 AM
To: Maxwell Nader <mnader@weld.gov>
Cc: Esther Gesick <egesick@weld.gov>; Chloe White <cwhite@weld.gov>; Jessica Reid <jreid@weld.gov>; Jan Warwick
8
<jwarwick@weld.gov>
Subject: Re: BOCC (PUDF24-0001)
Max,
Thank you for the clarification and for ensuring our comments will be added as BOCC
exhibits. I appreciate your guidance and wilt keep you copied on future correspondence.
Best regards,
Kim Coleman
Kim Coleman
From: Maxwell Nader <mnader@weld.gov>
Sent: Wednesday, August 6, 2025 6:35:04 AM
To: John and Kim Coleman <jc4buffs@msn.com>
Cc: Esther Gesick <egesick@weld.gov>; Chloe White <cwhite@weld.gov>; Jessica Reid <jreid@weld.gov>; Jan Warwick
<jwarwick@weld.gov>
Subject: BOCC (PUDF24-0001)
Kim,
Pleasure meeting you as well. You can direct all comments to our Clerk to Board group. All CCd in this email. These
comments will be added as BOCC exhibits now.
Please keep me on the emails.
Best,
COUNTY, CO
Maxwell Nader
Planning Manager
Dept. of Planning Services
Desk: 970-400-3527
1402 N 17`h Ave. Greeley, CO 80632
Join Our Team
IMPORTANT: This electronic transmission and any attached documents or other writings are intended only for the person or
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9
From: John and Kim Coleman <ic4buffs@msn.com>
Sent: Tuesday, August 5, 2025 5:06 PM
To: Maxwell Nader <mnader@weld.gov>
Subject: BOCC
This Message Is From an External Sender
This email was sent by someone outside Weld County Government. Do not click links or open attachments unless you recognize the
sender and know the content is safe.
Max, it was a pleasure meeting you. Can we address the BOCC now or not until the 20th or submit 7 days our
objectives?
Kim Coleman
10
Weld County Planning Commission
Weld County Board of County Commissioners
1 150 O Street
Greeley, CO 80631
July 7, 2025
Subject: Formal Objection to Filing 2 - Beebe Draw Farms PUD
Dear Commissioners,
r ' IriAs a property owner in Beebe Draw Farms, I T,IIJS° stran 0�� l gY oppose
se
the proposed Filing 2 submission for the Planned Unit Development. his application
represents a major and unjustified deviation from the originally approved Filing 1 PUD and
violates Weld County's Chapter 27 PUD requirements. The proposal fails to maintain the
intent, density, design, and land use balance approved in the original plan and contradicts
is
the Weld County Comprehensive Plan.
Why This Filing Must Be Denied
1. Unjustified Density Increase
Filing 1 consisted of only 188 lots across 1,163 acres, equating to 0.16 lots per acre.
Filing 2 proposes 285 lots on only 105.5 acres an enormous jump to 2.7 tots per
acre, nearly 17 times denser than Filing 1. This change is not minor or incidental; it
fundamentally alters the rural character of the development and imposes undue
strain on infrastructure and community resources.
2 Failure to Maintain PUD Continuity (Chapter 27 Violation)
Under Weld County Code Chapter 27, Section 27-2-210.B, any subsequent Wing
must preserve the overall density, design standards, and intended land use of the
original PUD. Filing 2:
o Shrinks lot sizes dramatically
Replaces estate lots with tightly packed homes
0 Removes equestrian traits and open space buffers
o Adds no new amenities or community features
3. These are not minor changes. They represent a substantial material change that
violates the continuity required by law. The proper path is a new PUD application,
p,
not a "continuation."
4 Elimination of Amenities and Public Services Strain
Our community pool holds only 25 people and is already at full capacity with Filing 1_
residents Filing 2 adds hundreds of new residents without contributing any new
amenities —no trails, parks, open space, or recreational facilities, placing an unfair
burden on current homeowners
5 Inadequate Water and Fire Protection Capacity
The 2025 Can Serve Letter from Central Weld County Water District clearly states
only "budget taps" are being offered These may not support outdoor landscaping or
fire suppression and pose a public safety risk for future residents
6 Unsafe Setbacks and Oil & Gas Proximity
Filing 2 disregards oil and gas setbacks used in Filing 1 Some homes are proposed
within unacceptable distances of active or former wells. These reduced setbacks
are inconsistent with state public health guidance and compromise homeowner
safety
7 Lack of Community Input
Residents were not consulted about these drastic changes The plan violates the
original vision that homeowners bought into and drastically changes the quality of
life in our neighborhood
Requested Action
For all'the reasons above, I respectfully request that the Planning Commission and Board
of County Commissioners deny Filing 2 and require the developer to.
Submit a new PUD application if they wish to proceed with such significant
changes, and
Align any new plan with the density, infrastructure capacity, and ruralvision outlined
in the original Filing 1 and Chapter 27 requirements
Sincerely,
dVAIOK 1--te
\ uLt t) °I 5--D'i-e,le,i eJ r9,1{ -„u; 1(e,, co
66(Y- 3-0051
Jessica Reid
COUNTY. CO
From:
Sent:
To:
Cc:
Subject:
Attachments:
Maxwell Nader
Wednesday, August 13, 2025 6:34 AM
Jessica Reid; Esther Gesick; Chloe White; Jan Warwick
Kris Ranslem
PUDF24-0001 SPO
HAGAN SPO - PUDF24-0001.pdf
Please see attached for SPO that came in following PC.
Best,
4-- t4.,!,8 I et
Maxwell Nader
Planning Manager
Dept. of Planning Services
Desk: 970-400-3527
1402 N 17`' Ave. Greeley, CO 80632
0 X CD
Join Our Team
IMPORTANT: This electronic transmission and any attached documents or other writings are intended only for the person or
entity to which it is addressed and may contain information that is privileged, confidential or otherwise protected from
disclosure. If you have received this communication in error, please immediately notify sender by return e-mail and destroy the
communication. Any disclosure, copying, distribution or the taking of any action concerning the contents of this communication
or any attachments by anyone other than the named recipient is strictly prohibited.
1
Jessica Reid
From:
Sent:
To:
Cc:
Subject:
Attachments:
brenda lewis <bjtlewisl @gmail.com>
Wednesday, August 13, 2025 7:03 PM
Karla Ford
Maxwell Nader; Esther Gesick; Chloe White; Jessica Reid; Jan Warwick
Re: PUDF24-0001 Letter of Opposition
Richard Marks Letter to the Community 2023 Beebe Draw Farms.pdf; Denver Post Article
2024-06-16.pdf
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Use extra caution and avoid replying with sensitive information,. clicking links,
or downloading attachments until their identify is verified.
August 13, 2025
Weld County Board of Commissioners
1150 0 Street
Greeley, CO 80631
Re: PUDF24-0001
Dear Commissioners,
As a concerned resident of Beebe Draw Farms (Pelican Lake Ranch) and a past District One board member,
I am writing to express my strong opposition and deep concerns regarding the proposed Filing 2
development by REI (developer) and would request this communication be added to the record regarding
the public hearings.
It has come to my attention and I assume yours as well that REI has effectively taken control of a 422 -
acre parcel that was intended for the benefit of the residents and the D1 Metropolitan District. To date,
there has been no resolution regarding repayment to the district for this land. More troubling is that we've
been told by the developer (REI) that the only path to reimbursement is through the approval of Filing 2.
In short, REI wants our District 1 representatives to agree with the statement that they (REI) will only pay the
district back to an agreed amount, if Filing 2 is approved by the county. This creates a disturbing
implication: that residents and district boards must remain silent during the public hearing process to
secure what is rightfully owed. I find this unacceptable and akin to a "gag order." I also believe REI had
admitted wrongdoing by offering a settlement to the district.
The 422 -acre parcel in question has no direct relation to the Filing 2 proposal. Linking the two is
inappropriate and places unfair pressure on our community.
For your review, I have attached a 2024 article from The Denver Post, along with a 2022 whistleblower letter
that has been circulated among residents, which provides additional background and context. I believe
both also demonstrate how long our community has been opposing the unauthorized land transfer.
Furthermore, I am concerned that the current PUD does not reflect REI's revised plans for the area. The
proposed changes, including significantly smaller homes and lots, reduced setbacks (as little as 25 feet),
and the inclusion of farm animals are starkly different from the standards outlined in the previous filing.
1
We believe this inconsistency threatens both the character of our community and the value of our
properties
Additionally, when asked about the 422 -acres at the Weld County Planning Commission hearing on August
5`h, Mr Bruce O'Donnell from REL stated "that they are in active negotiations to settle that issue with
current residents" He also added that there was a meeting that the residents held in March and they
elected to discontinue negotiations and to disband their negotiating committee He then added that there is
"now a meeting tomorrow night with District 1 to make a counter proposal and to open up the dialogue
again and see if some sort of a settlement can be arranged"
Mr O'Donnell went on to say, "it is true that their offer was that Filing 2 would be a condition of settlement
and that is pure economics as they can only agree to settlement terms if they have the ability to generate
revenue and earn money"
I believe that very few of these statements are factual, and to the best of my knowledge, no settlement has
been reached to date or announced to the community by our current Di Metro Board
I appreciate your attention to this matter and urge you to consider the long-term impact this filing could
have on existing residents of Beebe Draw Farms
Sincerely,
Brenda Lewis
Platteville, Colorado
2
Dcar PLR Neighbors,
Imagine you own 422 acres of land, and your business manager has been approached by a
company to lease or buy the land Instead of working out the best deal for you your business manager
deeds the property over to herself and then sells it, leaving you with no land or money How would you
feel? What would you do about it?
I wish I could tell you that this is a fictional story, unfortunately it is not You have been stolen
from We have all been stolen from Let me explain by telling you the story of Pelican Lake Ranch
officially, known as Beebe Draw Farris (BBDI') When the Developer first went to the county requesting
to develop the area, she submitted a plan That plan included promises of roads electricity water.
amenities and everything a thnving community, would want The county approved the plan which became
known as Filing 1 The Developer started to improve the land using bond funds that were paid back by
property taxes and is now supported by ongoing property, taxes The Developer started selling lots, houses
were built and residents moved in
Over time the residents became disgruntled with how the Developer was spending their property
tax dollars and lack of fulfilling the promises made It got so bad that in 2009 they filed a lawsuit and
asked the county' for a quinquennial review After two long years, in 2011 they reached a settlement in
which the residents would drop the lawsuit and quinquennial review and m return the Developer would
tum over all amenity land to the newly formed Authority and a new service plan was adopted along with
the creation of the Authority Establishment Agreement (AEA) This new governing structure allowed for
the residents to have equal representation on the board that controls the processes and use of taxpayer
funds They finally had a say in how their tax money and the anieruty land was used And they all hued
happily ever after or that is what I wish I could say
The Developer simply waited until she had a compromised Authority Board and in Apnl 2022
deeded 422 acres surrounding Lake Christina and Milton Reservoir back to her private company', REI,
LLC She did this without paying the Authority' anything for the land except for reimbursement for the
costs of installing the RV court She did this while Conoco and the Farmer's Reservoir and Imgation
Company (FRICO) were pursuing negotiations with her for a lease or purchase of the land for projects
they had in the works They needed the land, and the Developer knew they needed the land So much so
that imminent domain was mentioned
Within weeks after having the Authority quit claim deeded the 422 acres to her private company
it was announced that the Developer, Chnstine Hetheock, was selling her majority working interest in
REI to FRICO allowing her to greatly profit from the land transfer FRICO to control the land they
needed and Conoco to move forward with drilling on the land A win win for everyone but the true
owners of the land the taxpayers of Beebe Draw Farms
You may wonder. how could this happen? It was a combination of things creating the perfect
storm First the passing of time saw many seasoned residents move leaving a newer residents with less
historical knowledge and a hole for the Developer to exploit Second, a compromised Authority Board
made up of the Developer herself, Eric Wernsman a contract engineer for the Developer Joe Knopinski a
contract consultant for the Developer and one other despondent neighbor Of special note, shortly after
the transfer took place, Eric Wemsman was awarded a lucrative engineering contract approved by the
Developer on behalf of the Authority and has since received hundreds of thousands of dollars front
taxpayer funds in spite of concerns of nonperformance Thirdly they skipped steps in the approval
process making the transaction mostly unnoticed, flying under the radar
Now the question is can anything be done about this? Fortunately', they skipped major steps ui
Page 2
the approval proccss making the transfer illegitimate. First, they passed it with only one reading when the
AEA 3.4(d)(5) states that any items requiring approval from the Authority must be discussed at a
minimum of two public meetings for approval. Second, they did not have express written consent from
the District 1 and District 2 board members which is required before the land could be transferred to any
other part`". Third. AEA 12.1 and 12.2 gives remedies in the event of a default for nonperformance of any
"covenants, agreements, or conditions" in the AEA.
According to AEA 3.5(h), Authority Board members are required to "conduct its business and
affairs in the best interest of, and for the benefit of. the Districts and their inhabitants". Sadly, this did not
happen with the prior Authority Board, instead the very ones in charge of conducting our business stole
and then profited from our assets. They breached their fiduciary duty and violated the public's trust.
What can you personally do about this? Do not let this fly under the radar. Let the District
Manager and our representatives, the BBDF District I Board members, know that you arc not okay with
our land being stolen. That you want them to pursue the remedies as outlined in AEA 12.1 and 12.2 to
right this wrong. They are victims of this injustice too, so let them know you care and want what's right
for our community. As the old saying goes, it takes a village.
Your Neighbor,
Richard Marks
BBDF District 1 Contact Numbers:
District I Manager
Lisa Johnson
Direct 303-439-6029
Lisa.Johnson rr CLAconnect.com
District I President
Bill Caldwell
bcaldkcll.bccbcdraw a,.gmail.com
District I Vice President
Brenda Lewis
1)r -cm -la beebedra« I q gmail .com
District 1 Secretary
Catrena Rosentrcader
catrena.bdf a.gmai I .com
District l Treasurer
Cindy Billinger
cbil linger.beebedraw ia.gmail .com
District 1 Assistant Secretary
Sharon Dillon
dilionbbdd l agmail.com
6/16/24, 8 35 AM
METRO DISTRICTS
- The Denver Post
Letter caused uproar over a $10 land deal
BeBee Draw Farms residents say sale of 400 acres is an
example of a flawed system
Residents Jeff Heley, left, his mother, Judy Tunis, and'Kent Lewis discuss their
concerns about the future of the Pelican Lake Ranch area in Platteville on May 1 The'
sale of 400 acres of open space owned by the community and its later resale to an
irrigation company has caused controversy PHOTOS BY HYOUNG CHANG - THE
DENVER POST
hops //enewspaper denverpost corn/html5/reader/production/default aspx?pubname=8.pubid=c861931 d-b4c1-434c-b017-5a5c7751501f 1/11
6/16/24, 8:35 AM
The Denver Post
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THE PELICAN LAKE RANCH SUBDIVISION, WITH MILTON RESERVOIR IN THE
BACKGROUND.
BY NOELLE PHILLIPS
NPHILLIPS@DENVERPOST.COM
PLATTEVILLE»An anonymous letter, signed by someone calling themselves Richard
and
Marks, appeared in mailboxes in December throughout the Bebee Draw Farms
neighborhood in Weld County, telling neighbors they were swindled in a secretive land deal
al
approved by an elected board that oversees the 186 -home subdivision.
That board, known as the BeBee Draw Farms Authority, sold approximately 400 acres of
PP Y
open space owned by the community for $10 to REI LLC, the company that built the
subdivision and had plans to add a second phase. The problem, the letter said, was that one
of REI's co -owners was the development's general manager and also sat on the board that
approved the sale.
Within six months of the sale, Farmer's Reservoir and Irrigation Company, one of the largest
g
water management companies along the Front Range, bought REI LLC including the
additional 400 acres it now owned for an undisclosed amount. The company
irrigation g P Y
https://enewspaper.denverpost.com/html5/readeoproduction/default.aspx?pubname=&pubid=c861931 d-b4c1-434c-b017-5a5c7751501 f 2/11
6/16/24, 8 35 AM The Denver Post
not only wanted the land for a dredging project, but it also was expanding its interests to
real estate, said Scott Edgar, the irrigation company's executive director
REI LLC's general manager, Christine Hethcock, knew the irrigation company wanted to
dredge the reservoir and that it would need land for the project, the letter said
"Imagine you own 422 acres of land, and your business manager has been approached by a
company to lease or buy the land," the letter said "Instead of working out the best deal for
you, your business manager deeds the property to herself and then sells it, leaving you with
no land or money How would you feel? What would you do about it?
"I wish I could tell you that this is a fictional story, but it is not," the anonymous letter stated
The anonymous letter alarmed residents in the rural subdivision about 15 minutes south of
Greeley in Weld County known for its large lots, lakes, horse trails and wild birds, including
white pelicans who nest there The approximately 400 acres served primarily as open space
for the community with promises to use it for amenities such as scenic overlooks and horse
jumps
The land never should have been given back to REI LLC because it was meant to be a
benefit to families who bought homes in the neighborhood, the Richard Marks letter said
Now, the property manager had orchestrated a deal to enrich herself and other investors
while allowing what was once beautiful land to be ruined by the irrigation company's lake
dredging project
"What can you do about this? Do not let this fly under the radar," the letter, which was
obtained by The Denver Post, warned
Since the letter was placed in mailboxes in December, the subdivisions' residents have
packed various board meetings as they tried to figure out how the land slipped away with
little notice and what they can do to regain what they lost
The saga of the $10 land deal at Bebee Draw Farms is complex, and the community has a
history of disputes between residents and elected boards that date back more than 13 years
The story's layers involve Colorado's controversial system of metro districts and complex
water rights
Along with anger over the land transfer, residents are upset about the dredging project on
Milton Reservoir, a 1,500 -acre lake adjacent to Bebee Draw Farms that is owned by the
Farmers Reservoir and Irrigation Company Many also oppose plans to build new homes as
part of a second phase of the subdivision's development, which is why the developer said it
needed the open space back
Metro districts that govern the subdivision are involved in all of it
https //enewspaper denverpost com/html5/reader/production/default asp,pubname=8,pubid=c861931 d-b4c1-434c-b017-5a5c7751501 f 3/11
6/16/24 8 35 AM The Denver Post
Bebee Draw Farms is unusual in that it has two elected metro districts and an authority
board, which is a third governing entity, that make decisions on how land is used, how
much residents are taxed and how that tax revenue is spent. There also is a property owners
association, funded by dues and fees for violations of community covenants
Metro districts, which are taxing authorities created by subdivision developers, have come
under scrutiny in Colorado because they give developers enormous power to raise taxes to
pay for their projects and often are used as an avenue for developers to line their own
pockets A 2019 investigation by The Post found they often are troubled by a lack of voter
oversight, conflicts of interest and financial insolvency.
John Henderson, a member of the Coloradans for Metro District Reform, said the situation
at Bebee Draw Farms is a classic example of how developers make up rules and use metro
districts to their financial benefit Without voters watching every move those elected boards
make, abuse happens
"The first lesson of metro district law is just do it, and if no one objects, it's legal,"
Henderson said
But Hethcock, who is a co-owner of REI LLC and was the Bebee Draw Farms development's
general manager at the time of the land transfer, told The Post that everything about the
land deal was above board and within Colorado law
Her company gave the open space to the community more than 20 years ago for free, and it
was never utilized or improved, she said Now REI was reclaiming it for future development
Hethcock and residents disagree on how much land was actually handed over in the $10
transaction last year, residents say it was 422 acres, while Hethcock says they are mistakenly
including land around a small lake on the property and the acreage was actually 398
Although Hethcock is an elected member of Metro District 2 and sits on the Bebee Draw
Farms Authority board, she recused herself from the vote that transferred the land to REI
LLC because she had a conflict of interest
Edgar, general manager of Farmers Reservoir and Irrigation Company, also said nothing
illegal or underhanded was done, especially because the development company donated the
land to the community in the first place Still, he met in March with the community to
discuss why his company bought REI LLC He offered a settlement, but the metro districts
and property owners association declined while they seek an appraisal for the 400 acres
"Given the residents and their tax dollars did not pay a dime for that land it, would be fool -
hearted to gloss over or ignore that," Edgar said
A nice place to live
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The subdivision once was a cattle ranch, but the landowner sold 4,200 acres in the early
1980s to a developer, who had the idea to build a rural neighborhood where people could
buy big homes on lots large enough to house horses with plenty of trails for riding and
hiking The land's proximity to Milton Reservoir also would be a big draw
Bebee Draw Farms needed the metro districts and their ability to tax so there would be
money for water lines, roads and other infrastructure, Hethcock said It was expensive to
bring those utilities to the community because it was so far away from Greeley or Platteville,
the closest municipality.
The original owners with the big idea for Bebee Draw Farms went bankrupt before the first
home was built REI LLC bought the property and built the first homes in 1999 REI LLC,
which is no relation to the outdoor recreation retailer, is not a big player in Colorado real
estate, Bebee Draw Farms is its only project, Hethcock said
Over the years, those who co-own REI have come and gone as people retire or decide to do
something else with their money, but its investors almost always have been secretive
Today there are 186 homes, and plans are under consideration with the Weld County
Planning and Zoning Department to add an additional 1,200 single-family lots Although
Bebee Draw Farms is the legal name, the development also is known as Pelican Lake Ranch,
a name created to better market the subdivision
The rural setting and large lots attracted Kent Lewis, a retired engineer, when he and his
wife moved to the neighborhood in February 2021 Lewis enjoys running his three German
short -haired pointers through the open space and birdwatching from the deck of his two-
story house
But the fallout from the land deal is changing the nature of the neighborhood, he said
"The developer has harmed the people of this community," Lewis said.
Since the irrigation company began its dredging project, the company has heaped sand and
slurry from Milton Reservoir's bottom into a massive pile that now is nicknamed "Mount
Milton" by residents Although the pile sits on acreage owned by the reservoir company, it
blocks Lewis' view of the lake
Sand that has been spread across open space is killing vegetation, Lewis said Heavy trucks
damage the roads that the community pays to maintain
"You talk about a wind erosion problem," he said "When the wind blows you wake up in the
morning and go to the furniture and it's dusty in the house "
Even as Lewis shared his gripes about what has happened, he stopped to point out a red tail
hawk flying overhead and rambled off a list of birds that he sees almost daily
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"I mean this is a nice place to live," he said "It's just the broken promises It takes a big set
of cojones to deed yourself 422 acres "
An unusual structure
Like many other subdivisions across Colorado, Bebee Draw Farms' infrastructure,
maintenance and amenities are overseen by metro districts, which raise money by taxing
homeowners and other land users
But BeBee Draw Farms has a more complicated structure than most other districts
Weld County established the first metro districts for the development in 1986 when plans for
it were first drawn and a second district was created in 1999 when the first homes were built
Metro District 1 represents the homeowners, while Metro District 2 represents the
developer -controlled land that does not have houses Each metro district has five elected
members.
The two metro districts have a history of conflict
In 2009, homeowners filed a lawsuit, saying REI LLC controlled both district boards and had
too much power over how tax dollars were spent That lawsuit resulted in a 2011 settlement
called the Bebee Draw Farms Authority Establishment Agreement, which created a third
governing body for the development That third body is now known as the authority board
Under the settlement agreement, each metro district appoints two of its five elected
members to the authority board. The taxes collected by each metro district flow to the
authority board, which makes decisions on how the money will be spent —whether that is to
buy street lamps, repair the swimming pool or build a new walking path.
Authority boards are one of the tools developers employ when they want to exert their
influence and power over metro districts, said Henderson, who advocates for statewide
metro district reform Developers can still stack the deck so that the majority of members on
an authority board can vote in favor of the developer's plans
"It's pretty rare," Henderson said of the authority board structure "You find it almost
exclusively in districts where there's a significant amount of money involved and you have
fairly sophisticated players "
Henderson argues that authority boards are illegal under Title 32, the Colorado statute that
sets the rules for metro districts, although that hasn't stopped developers from creating
them
"There's nothing in Title 32 that says they can do this," he said "The way Title 32 is written
there should be only one district Period "
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When the authority board voted in January 2022 to transfer the 400 acres back to the
development company, REI LLC, Hethcock recused herself, and the sale was approved 3-0
Although Hethcock didn't participate, the authority board was stacked in her favor, said
Crystal Clark, a Bebee Draw Farms resident and a member of property owners association'
Two of the three people who voted included the spouse of one of REI's employees who had
done contract work for REI and a consultant who did work on behalf of REI, she said A third
member, who was a resident and long-time Metro District 1 board member, also voted in
favor
Hethcock and another person who voted in favor of the land transfer stepped down from the
authority board this year but remain elected members of Metro District 2 The other two no
longer serve on the authority board or metro district Edgar, who runs the irrigation
company, now has a seat on Metro District 2 and the authority board
The residents who led the battle back in 2009 had moved away, and the community became
lackadaisical by not attending public meetings to keep an eye on the governance, Clark
said Most residents did not realize the deal had been approved until months later
Clark, who has researched the deal and has a thick folder of documents, said the authority
board's vote was not legitimate The $10 sale was approved with just one round of voting
instead of two, which is in violation of the authority board's rules. She said she has asked for
more than a year to see proof of a second reading
"This got passed on a first reading," she said "They're saying it got a second reading, but
there's
no minutes There's no proof anywhere "
Clark also believes the land deal should have been sent to each of the two metro districts for
approval because it involved what is considered an amenity for homeowners She said the
only exception under the governance rules would have been if the land sale was a "bona fide
emergency "
"Giving the land away for free is not a bona fide emergency action," Clark said
The developer wanted the land back in its' hands because of development plans
Hethcock, however, said the land deal had two readings — once in July 2021 and again in
January 2022 when it was approved She said there was a lot of discussion in January about
why they wanted to transfer the land away from the authority and back to REI All five
members of the metro district that represented homeowners attended and no one objected
to the deal, she said
"It made sense to everybody," Hethcock said
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But Henderson said Hethcock never should have been involved in any discussions that
came before the authority board And anyone closely affiliated with the development
company also should have recused themselves
"You've got to completely remove yourself from the conversation," he said
In July 2022, six months after the authority board sold the 400 acres back to REI, the
authority board announced that REI had been sold to the irrigation company Farmers
Reservoir and Irrigation Company now owns all of the undeveloped land and is in charge of
building phase two
Word spread through the neighborhood that Hethcock had cut herself a sweet deal by
convincing her fellow authority board members to sell the land at a cheap price back to the
development company that she co -owned, boosting the value of its holdings Because she
also served as Bebee Draw Farms general manager, she knew the irrigation company
wanted the land and then negotiated REI's sale, making a nice profit for herself, Clark and
others maintain
"Back in the old days you called it 'back room, cigar smoking deals' and no meeting minutes
were required," said Todd Sundeen, a Bebee Draw Farms resident "This is how this
happened It's a result of a lack of transparency "
But Hethcock said those accusations are overblown
She said she never owned more than a 15% interest in REI, which was not enough to
unilaterally force a sale The deal was approved by two shareholders who owned a much
larger interest and wanted to sell The irrigation company bought a majority stake and now
is the controlling interest on what happens with Bebee Draw Farms' undeveloped land, not
her
"I never would have had an ability to sell the whole thing," Hethcock said "I've never had a
controlling interest "
Hethcock, who said she now owns 3% of REI, said she is retiring from the company as soon
as Edgar, the irrigation company's director, finds her replacement as manager of the
development.
Hethcock and Edgar declined to say how much the irrigation company paid for REI Neither
would disclose who the majority shareholders are in either entity because both are privately
held
Dredging up a conflict
The irrigation company wanted the land because it needed to dredge Milton Reservoir,
Edgar said
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"We are dredging Milton Reservoir, and part of the arrangement for the purchase of REI
allowed us to use the REI land for our project," he said
Farmers Reservoir and Irrigation Company was founded in 1902 and owns four major
reservoirs in Colorado and 400 miles of canals The company built Milton Reservoir in 1909
and it is fed water through a series of sandy ditches, Edgar said The company built Milton
Reservoir in 1909, and it is fed water through a series of sandy ditches, Edgar said
But after 115 years of operation, the sand caused the lake to become more shallow "We're
reclaiming lost capacity by doing maintenance on the lake," he said
Hethcock said she had one meeting with Edgar about the dredging project before the $10
land transfer and the 400 -acre parcel was not part of the conversation
By owning the nearby Bebee Draw Farms property, the irrigation company does not have to
drive the dredging spoils long distances and pay someone else to take the dirt.
The irrigation project created multiple retaining ponds on the Bebee Draw Farms property,
trucks and heavy equipment run all day and residents notice large holes get dug in various
places and then filled with dirt, Lewis said
When Bebee Draw Farms was first developed it held a lease to use Milton Reservoir and its
surrounding lakefront The metro district spent tax dollars to build a retaining wall and a
boat ramp, and residents were allowed to fish and boat on the lake
But several years ago, FRICO put the water usage out for bid, and Heritage Sporting Club
won the lease The club's members use it for boating and camping in the summer and duck
and bird hunting in the fall
Bebee Draw Farms residents now can only look at the water even as they watch trucks haul
sand from the lake bottom around their land and dump it in piles
"It would not surprise me if you said folks were concerned about that," Edgar said
The irrigation company also is adding real estate development to its portfolio, which added
to the company's interest in REI Edgar declined to disclose other developments his
company is involved in
Edgar admitted all of the controversy at Bebee Draw Farms caught him off guard, saying his
15 -year -old daughter had less drama in her life
"It's fair to say the passion of some of the residents was not disclosed," Edgar said. "That's
OK We'll work through it "
In March, Edgar met with the residents to talk about FRICO's ownership and explain the
company's intent
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"As a starting point, nothing was done illegally or wrong," Edgar said at the beginning of the
March 7 meeting "Maybe things could have been done better."
He also acknowledged that FRIGID had upset residents seven years ago when it awarded the
water lease to the sporting club
"I may have a bit of a reputation in Pelican Lake Ranch," he said at the meeting "I took
Milton Lake away from the neighborhood I would do it again
Edgar offered the metro districts three options to settle at that March meeting that involved
various revenue -sharing plans from future home sales and donations of additional open
space One option was a one-time $375,000 payment to an amenity fund for the community
Edgar would not further discuss those offers with The Post
"This may end in litigation, and as such I need to be a little bit more careful on this topic,"
he said "I certainly hope not That was the purpose of the settlement offer "
Residents have not accepted an offer and now are hiring an appraiser to assess the value of
the 400 acres, Clark said No one wanted to settle until they understood the actual financial
value of what they had lost
Lost trust
Jeff Heley and his family moved to Bebee Draw Farms in October 2019 because they wanted
to raise their sons in a rural setting They also needed a house big enough for his mother
and mother-in-law to live with them
They wanted to own horses and looked forward to the recreation opportunities at Milton
Reservoir, which they were promised access to, he said.
The Heleys learned once they moved in that Milton Reservoir was closed to residents
because of the sporting club agreement Heley said that was the first time they were misled
by the developer
Heley said they also were told additional houses would be built across the street, and then
construction would stop But the latest plans show more homes much closer to his
When rumors started bubbling up about REI LLC's land transfer people at first were upset
over the future of an RV storage lot and an equestrian center — two amenities for residents
that were on the 400 acres
"People were up in arms over the equestrian center and no one asked how the land was
transferred," he said.
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People eventually started asking about the land transfer, and Heley said he tried to find old
minutes from past metro district board meetings to figure out what had happened Then the
letter that spelled out the $10 deal — signed by a fictitious Richard Marks — appeared in
mailboxes.
"They were acting like everybody knew about it and everybody was informed," he said "The
Richard Marks letter filled in some blanks "
The land transfer caused Heley to lose all faith in the developer and the metro districts
"They showed their interest was personal and not for the metro districts," he said
The metro district system in Colorado needs more oversight, and the districts need to be
held accountable for their record -keeping, Heley said
"They're comprised of controlling interests who are there to make money," he said
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EXHIBIT
111
1O
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a
August 14, 2025
‘.\
vOFa -000\
Weld County Board of Commissioners
1150 O Street
PO Box 758
Greeley, CO 80631
RE: Beebe Draw Farms Filing 2/ PUD 24-0001
The Board Directors of the Beebe Draw Farms Metropolitan District respectfully request that you deny the
proposed Planned Unit Development (PUD) recently submitted by REI, LLC.
The proposal submitted by REI, LLC represents a significant departure from the original PUD around which
our community was planned, developed, and purchased. The D1 Board is concerned with the long-term
consequences, lifestyles, and values of the current homeowner's properties.
Key Concerns:
• Excessive Density: The proposal includes over 200 units, far beyond the original low -density
framework. Roads, water resources, and emergency services are not designed for the size and
scale of the proposed development.
• Unresolved Land Ownership Issues: Approximately 422 acres of land located in the proposed
development are under legal dispute. There is no verified documentation regarding REI's ownership.
The deed transfer in question bypassed required District one approval, which is in direct violation
of the Beebe Draw Farms Authority Establishment Agreement.
• Water Taps and Availability: The availability of water and issuance of 1/2 taps causes deep concern
for the residents in our community. We live in a very fragile environment with mostly sandy soil. To
maintain the vegetation and trees they need to be watered on a consistent basis. We as a board are
very concerned about the lack of sufficient amounts of water that has been dedicated to the Phase
2 project by the developer.
The District 1 Board strongly urges the Weld County Commissioners to deny the PUD final plan as
presented.
Sincerely,
Wu& Zkried
Mike Konkel
D1 Board President
Jessica Reid
From:
Sent:
To:
Subject:
MaryJo Farrell <maryjo.d.farrell@gmail.com>
Friday, August 15, 2025 12:31 PM
Karla Ford; Maxwell Nader; Esther Gesick; Chloe White; Jessica Reid; Jan Warwick
PUDF24-001 comments in opposition
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Use extra caution and avoid replying with sensitive information, clicking links,
or downloading attachments until their identify is verified.
Hello, Board of County Commissioners and associated planning staff:
For the record, we oppose PUDF24-001 on the grounds that the developers have relied on a series of
false assumptions and have grossly misrepresented their intentions in their application. Advancing Filing
2 to the next stage is a bad idea: bad for the county, bad for the environment, bad for our agricultural
neighbors, and bad for the 500+ tax -paying residents who live in Filing 1.
The developers, REI LLC (controlled and managed by FRICO) have sent you reams of paper about this
so-called Final Plat application. You are going to hear from them that they have big plans.
They will tell you that Filing 2 is essentially the same as Filing 1. It is not. They will tell you that the lot
sizes, setbacks, and covenants closely mirror those in Filing 1. They do not. The proposed Filing 2
covenants are particularly troubling because they will pit neighbor against neighbor and make covenant
enforcement in both filings a nightmare. On one side of a lot line, you will have a Filing 1 five -acre parcel
with a beautiful $2 million dollar custom home, and on the other, 25 feet off the boundary, you could
have chickens, goats, and llamas crammed into a 1.3 acre Filing 2 lot. Further, the proposed new
covenants state that the developer will maintain perpetual control of the POA and that amending the
covenants would require an 85% majority vote. State standards, and existing Filing 1 covenants, put that
figure at 67%. Filing 1 POA is controlled by residents, not the developer.
They will tell you that there is widespread public support for the project. There is not. The developers
have held exactly two public meetings, one during Covid (fewer than ten people were able to attend) and
a second one in July of 2025. A concerned group of local residents have polled almost every household
and many of the surrounding agricultural neighbors, and we have found fewer than five people who
openly support Filing 2 in its presently proposed form.
They will tell you that they have been good stewards of the land in Filing 1 and should be allowed to
develop Filing 2. They have not. Since 1989, an unbroken succession of REI managers have reneged
on promises to build a world -class equestrian arena and boarding facility; a members' clubhouse; a
small boat marina; pedestrian access along roadways; access to Milton Reservoir; and resort -quality
amenities. The actual amenities are an open, uncovered, fenced horse pen (that we pay rent to the
developer to use); a swimming pool that has a capacity of 22; a sales office/community center that is not
open to the residents except for evening rentals, that also holds 22. We used to have a 150 -acre horse
jumps course and viewing area, but FRICO has bured it under tons of sand runoff from their unpermitted
dredging operation on Milton Reservoir. Incidentally, one of the Planning Staff's conditions of approval
was that Outlots remain the property of owners in perpetuity our biggest Outlot has already been
illegally deeded back to REI and then to FRICO. Bruce O'Donnell insists that they are the rightful owners
of 422 acres of Outlot A. They may have a quit claim deed, but it is not valid, as the individual who
1
engineered the transfer from the Authority to REI did not follow proper_ procedures as outlined in the
' Authority Establishment Agreement They can't transfer land they don't rightfully, own
They will tell you there is plenty of water for 283 new homes There is not ,CWCWD has stated that the
number of,shares the Authority,owns will fund' 192 budget taps O'Donnell has said that if they run out of
_ water'before build out, they will -just quit Also, according to our calculations, homeowners with budget -
taps will barely have enough water for household use They will be required to -plant trees -on each lot,
and the new covenants say they can have animals'of all kinds, but they won't have enough water for any
of that They,will exceed,their`monthly and annual allotments and will_have to pay exorbitant water bills
=every month
They will tell you they have a' detailed, workable financial plan in place to set out, infrastructure for 283
-- homes They do not Their plan is to use Filing 1 taxpayer money as far as it goes and then hope they
can sell enough bonds to keep going ,
They will tell you they have listened carefully and often to residents' concerns and suggestions They _
have not Scott Edgar is on; record as having said in a public board meeting, "I don't care about you
people or your property values I am a businessman, and I am only interested in making money for our
shareholders " The developers are behaving as if this is merely a parcel -of vacant land They are in no
way -concerned about the'impact on the'already-settled residents of Filing 1, except that they plan to use
millions of dollars of our tax payments to start work -on infrastructure In fact, -they have already spent
several hundred thousand on engineering services,(on whose work products the name -of the _
neighborhood was misspelled consistently, in spite of the lead engineer's having lived in the community
since 2014)
_ They will tell you that most, if not all, of the entitiesWho received referral letters support the project They
do not The superintendent of Weld Co R'E2 schools did not answer Atmos Energy said they definitely
' do not have infrastructure in place to support 283 new homes and would require significant- upgrades to
provide gas in Filing 2' '
They will tell you that they'have resolved all of the contradictions exposed in their plans They have not
They have been made aware of our concerns about the covenants, lot sizes, and setbacks, and they, ,
have not submitted revised versions of any of them They added an entrance from CR 39 and updated a
traffic study, neither of which addressed the bigger concerns Their response? "Oh, we'll get to that "
They will tell you that Filing 1 needs Filing 2 in order to be solvent and continue maintaining existing
infrastructure and amenities We do not ,What we need is to stop sending 80% of our infrastructure
money to the`developer so they can pour it into the next filing, and the next, and the next We could put
those taxes to much better use maintaining and improving existing infrastructure (you could break an
- ankle walking in the gaping cracks on any street in the development) and upgrading amenities into more
usable spaces
'They will tell you that the market is clamoring, for more homes in`this part of Weld County It is not Since
this application began in 2019, the market has changed dramatically In the past five years, only 82 _
homes have sold in Beebe Draw Farms (not even close to the rate of 30 per year that REI is projecting )
If fully finished_ custom and semi -custom homes with full water taps are taking from six months to more
than a year -to sell, why would any buyer be attracted to a smaller house on a smaller lot, with very
expensive water (if they canget water at all) ? All over Weld County, days on market are climbing
steadily, inventory is rising, and prices are stagnant or falling In -migration to Colorado has also flattened
out since 2021, with only about 20,000 net new residents a year Also,, the planning staffs finding that
since the land is too poor for farming, they might as well allow 283 houses to be built on it, is patently _
absurd That land is all sand dunes Sand shifts and erodes and blows around Homes built on that
2
-ground will be highly susceptible to settling and cracking, and could potentially require expensive repairs
in, a very short time `Further, on lots barely more,than an acre, when individual onsite waste systems fail
(and the probability is much higher on sandy, shifting soil) there won't be any room to install a new
system
They will tell you'that smaller lots encourage less water consumption They do not They simply cause
homeowners to use the same amount of water and pay much more for it If a family of four moves to a
smaller homesite, they still need the same amount'of drinking, bathing, cooking, and cleaning water If
the covenants require that they plant and maintain exterior landscaping, they will exceed their monthly
'and annual usage allotments Also, smaller lots mean more neighbors packed together, increasing the
probability for disputes and disagreements' If the lots are made larger, spread out further, and if a larger
buffer is left between filings, it would solve many of those concerns =
They will tell you that they will allow the market to determine what amenities will be built, and when That
just means they don't plan to pay for any of them 'They plan to overburden existing amenities in Filing 1
until residents fund construction of amenities (developer does infrastructure, residents do,amenities )
Wise builders know that front -loading amenities tends to attract more buyers, more quickly REI does not
subscribe to that theory
In essence, this is a poorly conceived plan that is simply too great a departure from the approved PUD
plan that created Beebe Draw,Farms (the legal name of the neighborhood 'Pelican Lake Ranch' was
created as a sales pitch, but does not appear in legal documents, in spite of developers' use of 'Pelican
Lake Ranch Filing 2' on the cover page of the proposed covenants ) Too many landowners have
:invested here on the strength of the existing master plan and covenants to allow the developer to
deviate so dramatically from the PUD The developers' underlying 'assumptions are incorrect Their
` financial plan is all but non_existent The land will not hold up under 283 new homes Water is not going
_to be available for the whole development, and the developer has stated they are willing to walk away
when that happens The market will not magically ramp up to absorb this many new homes, this far
away from any established goods and services - _
We urge you to deny this application
Sincerely,,
Ed and MaryJo Farrell
16499 Fairbanks Dr S ,
Platteville CO 80651
3
August 5, 2025
Weld County Planning Service
1555 N 17th Ave
Greeley CO, 80631
Attn: Maxwell Nadar
Case Number: PUDF24-001
Change of Zone- REI LLC and Investors LTD, LLC
I am writing this letter in opposition of the proposed change of zoning and development
in case number PUDF24-001. It poses tremendous risks to the livelihood of land users
in the area as well as the health and stability of the entire environment.
Water and soil are foundational to every ecosystem- and both are at risk. When these
critical resources are compromised, the health of humans and all forms of life that
depend on them are jeopardized. The area is full of agricultural use that depends on
healthy water and soil. Degrading these resources threatens not only their livelihoods
but also the broader county economy, which benefits significantly from agricultural
productivity. Livestock, like humans, are directly impacted by declining water and soil
quality, making the protection of these natural assets vital to the long-term health and
sustainability of the entire region.
The predominant soil type in the proposed area is classified as Olney Loamy Sand,
characterized by a high sand content, well -drained profile, and low runoff potential
(USDA, 2005). This soil structure facilitates rapid water infiltration and percolation (EPA,
2025). This poses serious environmental risks when paired with increased population
and activity like high -density septic system installation. With this proposed development
and the need for more than 200 septic systems, it would significantly strain the soil's
capacity to filter and treat wastewater effectively (Hygnstrom et al., 2011). Any drainage
water from home or commercial use like pavement or concrete runoff will also
significantly increase in the area with this proposal. In such sandy soils, untreated or
partially treated effluent can rapidly migrate to groundwater, increasing the risk of
contamination by pathogens and nitrates posing a direct threat to public health
through compromised drinking water supplies.
Moreover, nutrient loading from septic systems can elevate nitrogen and phosphorus
concentrations in nearby surface waters, promoting harmful algal blooms. These
blooms degrade aquatic ecosystems, impacting not only fish and plant populations but
also birds and large mammals that rely on clean, functioning water systems. Over time,
nutrient saturation will reduce the soil's natural filtration capacity, further destabilizing
plant communities and ecosystem function
Degraded soils ultimately lead to degraded ecosystems This development would place
the local environment —and the communities it supports —at significant and lasting risk
Canyon Jarbo
Coyote Ridge Ranch
18300 Weld County Rd. 43
LaSalle, Colorado 80645
August 15, 2025
Weld County Commissioners
1555 N 17th Ave
Greeley, CO 80631
Attn: Karla Ford, BOCC Office Manager
Case Number PUDF24-0001
Development- REI LLC and Investors LTD, LLC
Our family ranch, Coyote Ridge Ranch, borders the proposed development along the cast boundary, the north
boundary and continues past the Christina ponds to the dam of the Milton Reservoir. We are intimately familiar
with the area.
We are strongly opposed to the proposed development in case number PUDF24-0001.
Weld County Colorado is well known for two major industries- agriculture and oil and gas. Both are significant
positive contributors to the economy, the culture, and the history of Weld County. Both would be negatively
impacted by this development.
It is widely known that Weld. County has consistently ranked within the top 10 agricultural counties in the
nation, based on the market value of agricultural products sold. In fact, it is considered the richest agricultural
county in the United States east of the Rocky Mountains. With this standing, Weld County is a critical aspect of
Colorado's agricultural sector, which produces nearly $50 billion annually in economic activity.
Weld County is also considered the epicenter of Colorado's oil and gas production. According to the county, oil
and gas account for more than half the assessed valuation for property tax in the county. The tax assessment of
oil and gas is based upon the price of oil and gas and volume of production, underscoring the importance of the
industry to employment, public services and overall economic growth.
The development would severely damage and make it harder to operate the many ranches, dairy farms, and feed
lots which are in close proximity. To be specific- within a few miles of the proposed development there are 3
major dairies, 3 well known beef cattle seedstock operations, 2 poultry/laying hen facilities (including perhaps
the largest in the state), a large feed lot, and commercial cattle, vegetable, hay, and farming operations. All of
these operations regularly have big trucks, trailers, and farming equipment on the surrounding roads. The
increased traffic will not only make it harder to operate, it presents a danger to the new residents driving on
roads that are not designed for this traffic.
The developer, who lives and works in Denver, stated that there was only one remaining gas well on the
property and it was being plugged and abandoned. While that may be factual as to the location of the proposed
houses will be- it is absolutely not true of the area. The area is crisscrossed with pipelines, some still active.
There are at least 6 major oil and gas operations within feet of the proposed development. There is ongoing
drilling, fracking, and maintenance activities on condensed horizontal drilling sites all with equipment
constantly on the road and on development land. While these companies attempt to use safe practices, the
operations are inherently dangerous. Especially to a concentrated population nearby.
For example, two events in just the recent weeks ate noted bete- pipeline explosion in Johnstown on July 2025,
Chevron "blow-out" near Galeton on Apiil 2025 On out own ranch, an equipment operator, cleaning a pond hit
a "deactivated" pipeline which spewed gas for over an hour until the various compames could figure out who
owned and was responsible fix' the pipeline It is difficult to locate responsible parties as these companies have
merged and changed ownership creating an even more hazardous situation
The "Marshall Fire" while not caused specifically by oil and gas of agricultural activities, is another example of
danger in high -risk areas- any little spaik from oil and gas or agricultural activities could cause a maim tragedy
To make matters worse, the pioposed development would be at least 8 miles from fire protection and law
enforcement facilities The roads are not designed to evacuate over 1,000 new residents quickly
As you know, FRICO just received a "mining permit" to sell and remove vast quantities of dredged sand
obtained from cleaning the Milton reservoir That silt is being stockpiled on land which was subdivision open
space until recently (see the Denver Post front page story) Now FRICO, which acquired the open space, plans
to begin moving the miming debris out of the area The only way out is either through the subdivision or on the
new toads adiacent to the proposed development In either case, the county toads will bear dangerous traffic
with many big heavy trucks which aie not compatible with the cars driven by 284 households
The success of a venture such as this depends in large part on the ethics and business practices of the developer
The fact that over 90% of the current residents signed the opposition petition and over half of the current
residents appeased in prison to protest the expansion and question the developer's practices speak volumes
about both the ethics and business practices of REI, LLC and associates
There are countless reasons to deny the expansions- some noted in my letter to the Planning Commission, which
I will not repeat (see attached letter of August 4, 2025)
Other reasons to deny were discussed in the planning meeting on August 5, 2025 including water issues, septic
issues, erosion of sandy soil, traffic, lack of services, compatibility with comprehensive plan and so on
Foi the many factors noted in all correspondence and piesented in the Planning Hearing of August 5, 2025, we
request that you deny the pioposed development PUDF24-0001
At the very least, please postpone this rmpactful decision until you can personally evaluate the impact on the
health, safety, and wellbeing of the residents and businesses in Weld County
Thank you for your consideration
Jane Evans -Coin lip
Jessica Reid
From:
Sent:
To:
Cc:
Subject:
Attachments:
Caldwell, Bill <WCaldwell@wje.com>
Sunday, August 17, 2025 4:51 PM
Maxwell Nader; Karla Ford
Maxwell Nader; Esther Gesick; Chloe White; Jessica Reid; Jan Warwick
Filing #2, PUDF 24-0001,,, Oppose BBDraw Farms
PelicanXC_Combo_Rev2.pdf; 246.JPG; Sludge and Tailking Pile on 420 Acres jpg; mining
conveyor 420 acres 2025.jpg; Mining perimeter REI Zoned R-1 Propery on west side of
Minton.pdf; Mining perimeter REI Zoned R-1 Propery on west side of Minton.pdf; Mining
perimeter REI Zoned R-1 Propery on west side of Minton.pdf; Filing 2 Concept.pdf; Page 2
S-199.pdf
This Message Is From an External Sender
This email was sent by someone outside Weld County Government. Do not click links or open attachments unless you recognize the
sender and know the content is safe.
Weld County Board of Commissioners.
I am, William P. Caldwell, a 12 -year resident of Beebe Draw Farms, and a 22 -year resident of Weld County CO.
My objections to PUDF 2024-0001 Follow below.
Three -fold, Issues.
1, LOSS OF A HISTORICAL AMENITY
From the Documents compiled and reviewed, S-299, a portion of Land +/- 420 Acres, identified in the initial filings and
continued through the
2008, settlement, and confirmed with the AEA, Amended Establishment Agreement, the 420+/- acres were
designated Recreational and Equestrian , R-1 Zoning. The property, for the most part is due North of Milton Reservoir
and includes about 200 acres of Equestrian Jumps and trails, see attachment Dated 2008, ( Pelican XC).
Via a quick Claim deed, in 2022 the property (an Amenity ) was transferred back to REI from the Authority. The AEA
does not , allow transfer
of Amenities without D-1 Board approval. Beebe Draw Farms, D-1 approval has not been obtained. An unresolved
claim is current between the Authority and the D-1 board. To the issue, there is NO current Resolve. REI stated that
there was a resolve, during the Planning Commission Hearing, THERE IS NO RESOLVE.
How does this pertain to the current issues of REI developing the Filing #2, the 422 acres , Zoned R-1, Recreational is
now being covered with Dredge Tailings and sludge from the FRICO, Dredging operations !! Following the Planning
Commission hearing, Mr. MAX NADER, Responded to an inquiry, relative to Mining on R-1, Zoning, I understood Mr
Nader to comment , mining is not allowed on R-1 Zoned properties.
Likewise, WELD CO has issued no special permit for the Dredging of Lake Milton and with it to my knowledge allowed
depositing Sludge an Dredging tailings on adjacent R-1 Zoned properties . Mining on the R-1 Zoned property , Noth
and West of Milton has been continuing for approximately 3 years.
AT ISSUE, 420 _+/- Acres of R-1 Zoned RECREATIONAL property is removed from access to the Residents of the Beebe
Draw Authority, and it is being Mined at the expense of the Residents of Beebe Draw, LOSS OF A HISTORICAL
AMENITY. JPG 246, attached depicts Recreational Land and Equestrian Trails, which are currently being decimated
by Mining operations on Amenity lands. At Amenity Property, Being used as a mining Dump.
1
2, At'ISSUE (990 ) ACRES of REI PROPERTY Zoned R-1, used as a dumping ground
R -I zoned property is besieged and being decimated by FRICO, Leased REI property, for what appears and is
physically indicted upon observation to be exclusively for Mining, and per the Application approved by the Colorado
Mining Commission; M2024-057, the mining is planned to continue for 20 YEARS The property being mined
includes BUFFER Zones, established to protect Avian & Wildlife, and Recreational area MINING OPERATIONS OF
DUST & Noise & VISUAL disturbances, occur with mining and the property lines are in proximity of the ESTABLISHED
residences Attached 246 JPG, Provides indication that the current Mining area West of Lake Milton, was or is
considered for R-1 residential, as well depicted is BUFFER Zones which are being used as Mining Haul Roads Photos
above depict, Mining Conveyor and Sludge / Tailing Piles from Dredging on 420 +/- acres of R-1 Zoned Recreational
Land
The PDF Mining Perimeter attached, extracted from M2024-057 (Colorado Mining Commission) depicts the areas
WEST of Milton and west to CR 41&112 All the areas West of Milton are REI Property, part of the PUD, and all acreage
is Zoned R-1, Oil & Gas & Recreational 570 acres,
At Issue R-1 Zoned Property, Being Mined,
3, At Issue Lot sizes,
Filing #2, the Filing #2 Concept attachment , above , illustrates that the Lot sizes in Filing # 2 are not
compatible with Filing # 1, Filing 2 has significantly smaller lots Perhaps R-1 Zoning allows for Smaller Lots
than Filing 1 is composed of, But the Blatant difference in size, creates a serious decrease in the aesthetic
continuity of the Beebe Draw Farms Subdivision / Community
"Like For Like" would be a better approach Perhaps not a 'Consideration' in the R-1 Zoning definition but to
the 165 +/- existing homes it is of monumental Concern
I request that the Commissioners, realize that the destruction of Amenities by FRICO mining is directly
related to the Filing # 2
Filing #2, commands the entire Section #17, and as such Open Space and Recreational acreage within the
PUD, is reduced to the Eastern1/2 of Section 9, and the North of Milton Reservoir, as these properties are
being Mined at the present There remains 50 acres , Lake Christina, of Recreational Property which Is only
a small portion of the 420+/-, REI has Command of, or believe they command Thus 990 acres of R-1 Zoned
property of the PUD, and with only 50 acres remain as Amenities, and 990 acres are Leased For Mining,
depleting Residents of both Filing # 1 and Filing #2 of Amenities, which were to be in many opinions slated
to be perpetual and guarded / protected as defined by the AEA
Approving Filing # 2 as submitted, with the depletion of the 420 + Acres of amenities and 570 acres of,
currently non -platted Open space,
I feel it is a mistake and allows REI to cause suffering to the Authority, and Residents Reference Page two
of First filing S-299,
The area North of Milton is Labeled, Property Owners Equestrian Center and Recreational Tract, this is R-1
Zoned, and the current mining operations must stop.
Respectfully submitted,
Wm Caldwell
16497 Ledyard Rd S
Platteville, Co
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Pelican Lake Ranch
Cross Country Jump Survey
June 30 2008
0
Jud
2/hill and bank area. #4 will
be removed and replaced by
new coop- see notes. Bank N
reconstructed as noted. New
table and log jump down hill
to replace #10. see notes for -4NN
specs.
I,
\ a
3 cavalletti area along
r3/4 road. see notes by 22
S)/(
4/ hollow with steps and #20
picture frame jump. see
.notes for reconstruction. take
gout jumps on S. side of hill,
and add down bank steps.
1/First Warm up area w/ section
Hof warm up jumps. Jump #1 will
be removed near parking lot.This
group of jumps relate to each
other on gentle terrain. see notes
on jumps.
I A
rsie
2
t,
6/ path to move
to road, to sep-
arate from Ped
Path. add cul-
vert to assist in
drainage. add
log jump to S.
\ \
5/ add in and out jump- 2
strides with two coops. see
notes near #19.
USE AS DESIRED.
add walls below? for protection
First practice jump, suggest removal.
Keeper - Trim up grass around.
In very good shape, check take off and
surrounding areas for holes and rocks
3
4
5
Bank in good shape, but too high for
most use.
Tack out fence next to bank and ramp-
ing two sides of the bank for access and
adding 2 steps on one side. Keep and
repair fence adjacent to bank as tie rail
See Diagram.
OK to save - needs some repair and
footing areas need to be checked.
Trim and repair rotted material, check
footing, height OK.
Not a safe fence - removal.
Very trappy and upright, horse could get a
leg caught.
Replace with new fence located W. next
to #3. Signature fence with Pelican Lake
Ranch Logo. see photo from Christal for
type- not to excede 2'6" in height.
Ramp
--❑ _
Step
Ramp
Remove or replace w/ Logs- 2 heights- 18"
and 30" (two logs on top of each other, if
you can't find single log.
16
17
18
Replace w/ bigger log on ground.
(8"-1 0" diameter x 12' long)
Add 3 more logs for cavaletti.
Q
12' 12' 12'
Suggest removal - too far off track, not
well built or well defined.
Keep - check and repair, provide ground
line and path.
19
20
22
Repair and take off wings, just keep as bank.
Add in and out, 2 strides apart with 2 coops.
see specs for build out. See map area 5
Keep - repair rails and add ground line
with logs in front. Add different height
options, take right side down to 2'h and
left side to 3'h.
Take Out.
23
Comments:
Remove.
There were some jumps that we did not include or may have missed. We included the
ones we felt were close enough to maintain together and may be part of a track or trail.
if there are any others you feel we should include, please let us know and we will add them
to the list and investigate.
There will be maintainance required to keep these jumps usable and safe, so we may want
to consider phaseing the upgrading and thinking about how much you want to maintain at
any one time.
We also need to consider how this might tie in with the masterplan of the facility.
Prepared By:
12345 W. Alameda Pkwy
Suite 206
Lakewood, CO 80228
(303) 679-4820
ERC tt: 342-2203
MOSER'JOHN R
11,
FRANK
MARJORIE A
1 000 2000 4,000
Feet
Projection:
NAD 7983 StatePlane Colorado North F/PS 0501 Feet
CORNELIUS
JANEiEVANS
th •
jiton Re ervoir
BEEBE DRAW
FARMS 1
AUTHORITY
CORNELIUS t;
JANE EVANS
RITCHEY
JOEL E
SARCH ET
DENNY W
MAP LEGEND
Affected Land (3,208 acres)
Weld County Assessor Parcels (within 200 feet)
Farmers Reservoir and Irrigation Company
REI LTD Liability Company
Other Weld County Parcels
ARISTOCRAT
ANGUS
RANCH LIP.
SCHENCK
VICTOR E
If
FORD LONNIE R
..` WELZIG JAMES.::;
• CARSON TONY W
STOKES
SHARON L 4 i
•--- 15300 CR 474LLCi
SCHRODER
RYAN J
ELIAS''
DOROTHEA,M
Its
HAAS
SHERALYN FAYE
EXHIBIT C (a) - ADJOINING SURFACE OWNERS OF RECORD
FARMERS SAND
WELD COUNTY, COLORADO
APPLICANT: FRICO
DATE: 10/30/24
PREPARED BY: ERC
Prepared By:
12345 W. Alameda Pkwy
Suite 206
Lakewood, CO 80228
(303) 679-4820
ERC tt: 342-2203
MOSER'JOHN R
11,
FRANK
MARJORIE A
1 000 2000 4,000
Feet
Projection:
NAD 7983 StatePlane Colorado North F/PS 0501 Feet
CORNELIUS
JANEiEVANS
th •
jiton Re ervoir
BEEBE DRAW
FARMS 1
AUTHORITY
CORNELIUS t;
JANE EVANS
RITCHEY
JOEL E
SARCH ET
DENNY W
MAP LEGEND
Affected Land (3,208 acres)
Weld County Assessor Parcels (within 200 feet)
Farmers Reservoir and Irrigation Company
REI LTD Liability Company
Other Weld County Parcels
ARISTOCRAT
ANGUS
RANCH LIP.
SCHENCK
VICTOR E
If
FORD LONNIE R
..` WELZIG JAMES.::;
• CARSON TONY W
STOKES
SHARON L 4 i
•--- 15300 CR 474LLCi
SCHRODER
RYAN J
ELIAS''
DOROTHEA,M
Its
HAAS
SHERALYN FAYE
EXHIBIT C (a) - ADJOINING SURFACE OWNERS OF RECORD
FARMERS SAND
WELD COUNTY, COLORADO
APPLICANT: FRICO
DATE: 10/30/24
PREPARED BY: ERC
Prepared By:
12345 W. Alameda Pkwy
Suite 206
Lakewood, CO 80228
(303) 679-4820
ERC tt: 342-2203
MOSER'JOHN R
11,
FRANK
MARJORIE A
1 000 2000 4,000
Feet
Projection:
NAD 7983 StatePlane Colorado North F/PS 0501 Feet
CORNELIUS
JANEiEVANS
th •
jiton Re ervoir
BEEBE DRAW
FARMS 1
AUTHORITY
CORNELIUS t;
JANE EVANS
RITCHEY
JOEL E
SARCH ET
DENNY W
MAP LEGEND
Affected Land (3,208 acres)
Weld County Assessor Parcels (within 200 feet)
Farmers Reservoir and Irrigation Company
REI LTD Liability Company
Other Weld County Parcels
ARISTOCRAT
ANGUS
RANCH LIP.
SCHENCK
VICTOR E
If
FORD LONNIE R
..` WELZIG JAMES.::;
• CARSON TONY W
STOKES
SHARON L 4 i
•--- 15300 CR 474LLCi
SCHRODER
RYAN J
ELIAS''
DOROTHEA,M
Its
HAAS
SHERALYN FAYE
EXHIBIT C (a) - ADJOINING SURFACE OWNERS OF RECORD
FARMERS SAND
WELD COUNTY, COLORADO
APPLICANT: FRICO
DATE: 10/30/24
PREPARED BY: ERC
PELICAN LAKE RANCH - FILING 2 - CONCEPT EXHIBIT
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AMENITY AREA
WINDMILL
WALKING/HORSE
RIDING TRAILS
BIKE/WALK PATH
PROPOSED OIL SERVICE
ROADS
25' SETBACK PLUGGED !
and ABANDONED and
STOCK WATER WELLS
OIL TRANSFER LINES
OPEN SPACE
Land Use Summary
Filing 2
LAND USE
NO. of lots
Tote Lill Area
% Total .O.103
1.1 - 2.0 acro krts
192
306 Acres
2.0 - 3.0 acre ants
85
201 Acres
3.0+ acre lots
7
23 Acres
Tobin nt:
184
507 Acres
60%
Right of Way
06 Acres
10%
Open Space
2r:t5 Acres
30%
Total Site
648 Acres
100%
Plank; Graphics, and Exhibits are conceptual in nature and subject to change.
All current producing wells are in the process of being plugged and abandoned by the O&Ci
operators and all associated flow lines are being removed.
1" 300'
PELICAN LAKE
RANCH
Weld County Board of County Commissioners
August 20, 2025
Pelican Lake Ranch Filing No. 2
Final PUD / Plat
PU DF24-0001
APPLICANT: REI, LLC
.
.
.
.
.
.
sttiss\
i•eamser
PELICAN LAKE:
'RANCH
Pelican Lake Ranch Introduction:
Approximately 3500 Acres
10 Miles South of Greeley & 7
Miles East of Platteville
Zoned PUD w/R-1 Residential in
1989
FiLingI -186Lots
Served by Central Weld County
Water District
Beebe Draw Farms Authority
Responsible for Infrastructure
and Community Amenities
Ir.
'
L 1. -4 I L -at A
1/21/4
LAKE
C H
Existing PUD Zoning:
• Approved in 1989
• PUD Permits 800 Lots
for Single Family
Detached Homes
• Development
Standards for Homes
Subject to R-1 Zoning
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ELICAN LAKE
RANCH
Pelican Lake Ranch Filing No. 2:
• Complies with and Implements
Existing PUD Zoning
• Fleets all R-1 Zone District Criteria
per PUD
• 283 Lots on 850 acres
• Lots of 1 to3+acres/Averagel.8
acres
• 32% - 272 acres Open Space and
Community Amenity Area
11
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1
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i I
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er
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11 I
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FILING
NO. I
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all S.
MS
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ESQ 2
PELICAN LAKE
a n N C Fl
Pelican Lake Ranch Filing No. 2, Technical Details:
Filing 2 has eliminated nearly 50 oil wells, now plugged & abandoned
Individual Septic Systems:
Per Weld County Code Sec. 19-15-40: For Non -Urban Development,
County regulations require a standard of 1 dwelling unit per 2.5 acres
of land in an overall filing.PLR Filing 2 has one dwelling unit per 3
acres, exceeding this ounty standard by 20%
County Criteria Governing Filing 2:
I PUD
✓ R-1 Zone District - Development Standards
✓ Septic Criteria = 1 residential unit per 2.5 acres
✓ Oil & Gas Setback of 300' or 50' Plugged/Abandon
1
es es s
=.t
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,
-
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,/14/
PELICAN LAKE
'RANCH
• Phasing - PLR PUD contemplated Phasin
• MuLtipLe Filings
• Market Condition Changes
• Phased Infrastructure (Built as needed)
• Did not build or acquire all elements day 1
• Filing 2 - Expands and Reinforces initial
Infrastructure
• Water, Storm Drainage, Gas, Electric, etc.
• Filing 2 Pace of 30¢/- Lots/Year
• Development/Infrastructure Agreement
Outline Requirements of
Phasing/Release of Lots, such as:
• Looped infrastructure
• Water Acquisition, etc.
COUNTY ROAD
TRACT R
NCT A PART
RED
PHASE
TPA CT C
—FALCON WAY
239 IRACIR
BLUE
PHASE
MOWING DOVE LAVE
PURPLE )
PHASE
nz
,\Ifn \\r `-NUTHHATTCC'1HWAY�
TT \` ,W ,
ITS
TRACT E
NEADOWLARK PLACE
PELICAN LAME WOVE
BROWN
PHASE
COUNTY ROAD 32
GRAY
PHASE
MEADOWLARK LANE
CYAN
PHASE
YELLOW
PHASE
KING CISNOR WAY
97 I
FILING NO. 2-
BOUNDARY \
GREEN
PMABB
PINK
PHASE
LRDVARD ROAD SOUTH
i-CHICKADEE WAY
DEEEe 0DAW
ORANGE
PHASE
\ . //
/ 274
TRACT M
KESTEL PLACE
\ 110 6'I
R
PAPAL. n
MRWAY
FILING
NO. 2
FILING 2 PHASING
KOPHA&E,
21 LOTS
!_J,{"l; ;l..%E.
29 LOTS
GREEN PHASE
29 LOTS
F+SJ1 `.E tife'lc A
22 LOIS
S
YELLOW PHASE
21 LOTS
014194 pHA0E
33 LOTS
CYAN PHASE
28 LOTS
PINK PHASE
36 LOTS
GRAY PHASE
2' LOTS
ORANG: PI IASC
31 LOTS
TOTAL
283 LOTS
FILING NO. 2
BOUNDARY
STATE
LAND
PELICAN LAKES PUD SECOND FILING
PHASING MAP
ociN,
-at -
PELICAN LAKE
R A N C Ft
Ultimate Infrastructure
Planned/Phased upfront
• Grading
• Storm Drainage
• Roadway Connections
• Water
• Gas/Electric/Broadband
• Construction Routing
at
4 I'
O
K
I-
2
2
O
218
219 -
TRACT Q
----\t 9
8 11 4%
- r
II 210
\r- \?\-, \\\.‘
` - .
230 \ \ 236
FILING
NO. 1
FALCON WAY
15' UTILITY &
IDRAINAGE ` EASEMENT
------1---
I
PROPOSED 8" WATER MAIN
(5' DEPTH TYP.)
/ I/
- // 11
--\ TRACT K 1 /1 241 11 242 / /
239 \ I 240 !/ II /{
`�- ' -- r -Ir -1 f- - <
-I' 252 I 1251 I 250H 9 \ \ \ 248 I I 247 I I 246 I r - ��
II II II 249
II II I1 yi8 00.
J J -JL_ -
- `. I -
r MORNING DOVE LANE-
- TRACT E
151 ;/
7/ 150
I.
_ I\\ 11 J I
NUTHATCH WAY \\. ......--0,\.. — — 1 L 154
"�,li )1 ` r—
•\ 164 O ` Z / 161 �r 158 f I.
155=`
// 163 1 L_-� _--1 i---__
/ 187./ Ig.1,04j0.---..:-.._/....
CO�� ` � J, _ 162 I 157 I 1 s6
"N. O 188 O O4t4;1-%"4,, ` _ _I _ _ J _ _I
// 189 If //�_
190 H I 191 II 192 I
(/ I 193
`_ _ J`__JL-'-J L - - _I
-I '` � I I .1 fir 7 FL -1r 194
.J
/I I 7335 acs
-- I / I I .r '$.
/
I II
70 11
r 37 IF 69 \\� I' I " II •�
r 38 - ,- )
- - _ J I ,r Thin MEADOWLARK PLACE
-I1 :i // II II I'
_39_ JI :I 68 // II 66 H 65 II
_ _ —7 // 67 II II I -
/ 04
40 �4 JL_JL_J�,''
\ Ni If 4.
`'� '
41 82
42 J f si \`v J(1 /// 54 //^` TRACT I a
14 .i (/
J.\ i•i '� � '� /0 55 r. ^ • '
- PELICAN LAKE PLACE
64 /2\g,
// G
/7
COUNTY ROAD 32
104 I I 96 IJI
\ 95
-----J L --- — -� I I
KING FISHER WAY
100 I — — —
if \ �Il 97 II I 7
79 \ L��Li \ I(I 94
\�� \ \ 99 , J---IIL --- I
89 \ / / III 93
\ / / 98
� 81 l L ,—
`
V„ V � 1
` 82
\
i
\ 63 i ▪ ftj\
ROW
VARIES
i 5
30' CL TO ROW
VARIES _
27" MIN.
PROPOSED
ROADSIDE DITCH
EXISTING GROUND
PROPOSED TYPICAL LOCAL ROADWAY SECTION
139
\ \
134 \\
i1'
- J
VV
LEEWARD ROAD SOUTH
9'
1'
CL
60' RIGHT-OF-WAY
ROW
13'
26'
30' CL TO ROW
:OA
2o CL
oco
2%
13'
torn
-028
2%
15' UTILITY &
DRAINAGE
EASEMENT
VARIES
a:» 4.iJi
-
4.1 :�
PROPOSED VARIES
PAVED 27" MIN.
ROADWAY
PROPOSED GRAVEL SHOULDER
6" OF CDOT CLASS 5 OR 6
- I
i
135
N-
\._---J
%',1
133 N
FI I
132 1 , -;-
---7 r II 126
131
( ( 127 ....IL
-- I /
1
130
129
I
1I 128
I I
J —L
MEADOWLARK WAY
123 II 124
--J L
122
-II-7r--;-i
I I 121 11 120 7.„, —CHICKADEE WAY
I I Id / 119 I I
- ► �L // I
114 J I
1115
▪ II
I L��U)
113 117
J L 116
112 \ ti
I
I
-1r--1n-`)r \\
104 II 105 II 106 11 \\ 108 \ \..
II II it 107 \`
\
L—_JL__JL_-JL___ __ __
111
110
N I
3'
PROPOSED ELECTRIC MAIN
PROPOSED Tr -I EPI•IDNC- MAff4
TRACTI
---
0
\
I
J. 253
EAST AREA
— 1 r
— 6E DRAW 255
� \ 25s i I_- 256 LIE
2S4
277
\ fi \\15( ts
5 2r
\ 276 915,4
V(
27s
\\ TRACT M
11
1\
( 274 I 273 I.
_J
-'c
i \'\ 272
\r^ \ 271
KESTREL PLACE
\ \ 270
_
TRACT N
1 ? »_
269 \'• \ 288
TRACT S --
264 I
256
- - -
259 I
c 260 J °1 If
II
• 261 IF.
262 I
263
288
J
L_
PVC SLEEVE (TYP)
MAINTAIN 18" OF
VERTICAL CLEARANCE
BETWEEN THE BOTTOM
OF ALL CULVERTS/FLARED
END SECTION AND THE
TOP OF ALL DRY UTILTIIES
w
VV -
r
MAINTAIN 18" OF VERTICAL CLEARANCE
BETWEEN THE BOTTOM OF ALL DRY
UTILITIES AND THE TOP OF ALL WATER
MAIN
TYPICAL INTERSECTION SLEEVING DETAIL
SCALE: 1" = 20'
PELICAN LAKE
• R A N C H
Initial Infrastructure Example (Red):
• Grading/Storm Drainage for Initial
and Larder Contributing areas
• WCR 39 Roadway Connection
• Accommodates Constructing Traffic
• Long Term Project Connection
• Two Points of Access (Emergency)
• Water Addition and Reinforcement
• Gas/Electric Extension and Offsite
Reinforcement
• New Offsite Broadband Connection
•
•
.�M
• 11
•
ri
1
r- 1 I
I •. I
I- - \' T
, TRACT a
•
rF
n2-
\
\
•
--•
•
T \ \ 1-
ald
•
15 \.
•
\ \, \
1.:-_ J\•
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I: .---
__".• IL ;,i: ,,i r - -
.
•
} , '• '
_ ( 1
r
r
/
I TRACT K
i
a.
\ I\ J`\. 349 ''��•'t.. -
' I f \.'` \I 1 _7
!-_ -!� F rrin _Limn lnci nowt twee -z
\It -I
I-
1
316
2 0
r
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,-
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.400.5
- - q• ".
105s
.1
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