HomeMy WebLinkAbout700009.tiff FINDINGS AND RESOLUTION
CONCERNING CHANGE OF ZONE
PETITION OF R. L. ARMSTEAD
The petition of R. L. Armstead, Boulder, Colorado, requesting
a change of zone from "A" Agricultural District to "MH" Mobile Home
District, of a parcel of land described as follows, to-wit:
Commencing at the 5+ corner of Section 31, Township 2
North, Range 68 West of the 6th P. M. , Weld County,
Colorado, thence South 88°50' West, 1948. 50 feet along
the South line of the SWn of said Section 31; thence North
0°22' West, 510 feet to the true point of beginning; thence
North 0°22' West, 1931. 77 feet; thence North 31°11 ' East,
222. 50 feet to a point on the North line of the SW+ of said
Section 31; thence North 88°07' East, 698. 74 feet along
the North line of the SW++ of said Section 31; thence South
0°22' East, 2128. 49 feet; thence South 88°50' West, 815. 00
feet to the true point of beginning, containing 39. 4 acres,
more or less,
came on for hearing on Wednesday, February 4, 1970, at 2:00 o'clock
P. M. , and the Board of County Commissioners of the County of Weld,
having heard the testimony and evidence adduced upon said hearing, and
having considered the testimony, evidence and recommendations of the
Weld County Planning Commission, and having carefully weighed the same,
now makes the following findings:
1. The evidence discloses that the applicant failed to sustain the
burden of proof as to the need for a change of zone, or that the present
zone is erroneous, or that circumstances warrant a change of zone at
this time.
2. The evidence shows that the inhabitants of the immediate
vicinity of the area sought to be rezoned are predominately opposed
to the change of zone.
3. The evidence discloses that the present zoning is compli-
mentary to the surrounding area.
4. The evidence shows that subject property has inadequate
drainage and proximity of same to Boulder Creek makes it very
undesirable as a mobile home court.
5. Evidence shows that subject property does not meet the
State and Weld County health standards.
6. That each of the preceding findings in and of themselves,
and independent of each other, constitutes a separate and individual
ground for denial of the change of zone.
RESOLUTION
WHEREAS, the Board of County Commissioners of the County of
Weld, has heard the application of R. L. Armstead, Boulder, Colorado,
700009
for a change of zone from "A" Agricultural District to "MH" Mobile Home
District, of a tract of land for a proposed mobile home trailer park, said
area being more particularly described as follows:
Commencing at the Si corner of Section 31, Township 2
North, Range 68 West of the 6th P. M. , Weld County,
Colorado, thence South 88°50' West, 1948. 50 feet along
the South line of the SW' of said Section 31; thence North
0°22' West, 510 feet to the true point of beginning; thence
North 0°22' West, 1931. 77 feet; thence North 31°11' East,
222. 50 feet to a point on the North line of the SWt of said
Section 31; thence North 88°07' East, 698. 74 feet along
the North line of the SW1 of said Section 31; thence South
0°22' East, 2128. 49 feet; thence South 88°50' West, 815. 00
feet to the true point of beginning, containing 39. 4 acres,
more or less, and
WHEREAS, said Board has made its findings on the evidence and
testimony and evidence submitted to it, which findings precede this
Resolution, and by reference are incorporated herein and made a part
hereof, and
WHEREAS, the said Board has carefully considered the
petition, evidence and testimony and the recommendations of the Weld
County Planning Commission, and given the same such weight as it,
in its discretion, deems proper, and is now fully advised in the premises;
NOW, THEREFORE, BE IT RESOLVED, that the petition of R. L.
Armstead, Boulder, Colorado, requesting a change of zone from "A"
Agricultural District to "MH" Mobile Home District, to locate a mobile
home trailer park on the land indicated above, be, and it hereby is denied,
upon each of the grounds set forth in the Boards findings therein.
Made and entered this 18th day of Februa;y,1970.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
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February 4, 1970
I hereby certify that pursuant to a notice dated January 21, 1970,
a public hearing was had, being a continuance of the December 10, 1969, hearing,
for the Change of Zone as requested by R. L. Armstead, at the time and place
specified in said notice. The evidence presented was taken under advisement.
The decision will be made at a later date.
ATTEST: (.21---" 'A-art-tit are,-_ /14,17,-/: , 1/1 .
County Clerk and Recorder Chairman, Board of County Comthissioners
and Clerk to the Board
LAW OFFICES
REYNOLDS, CONNELL AND MORAN
VERGYL H.REYNOLDS MERCANTILE BANK BUILDING
N:ROE P.CONNELL -rELEPHONE
BOULDER,COLORADO 80302 44X2462
APRY W.MORAN
STANLEY N. MAN N P.O.BOX 266
February 5, 1970
Board _of County Commissioners
Weld County Re: ARMSTEAD Rezoning, -Docket 21
Greeley, Colorado
Gentlemen:
Our thanks for the many courtesies during the course of this proceeding.
_In rebuttal I -advocated keeping this perspective. If all objections had to be
overcome, nothing would ever be done . Some matters from yesterday require emphasis:
1. Engineering: Will be handled professionally. The primary problem with this
land is engineering. You have our assurance that this project will meet all con-
ditions and requirements established by Weld County. It is utter foolishness to
advance $25,000 for engineering expense without knowing the project contemplated
can be started . This is why we propose conditional approval be granted in this
matter.
2 . Flood Problems: Inadequate drainage always raises a flooding potential. This
is correctable respecting this land. The pictures by protestants sidestep this
specific property and reflect only what happened to Dr. Becky's land. His problem
was inadequate drainage . Much has already been accomplished on this problem and
more will be done before bur project is completed. As noted, our site plan will
show a 750-foot setback from Boulder Creek, and 500 feet from Highway 52.
3 . Schools: The basic problem is inadequate tax base . We are asking authority
to invest approximately $500,000 and turn unproductive land into property of con-
siderable value to Weld County. This will benefit schools particularly where
this facility will not produce nearly the children as another type development.
4. Subsurface Water: This situation rules out single family residences, so far
as basement construction is concerned. The property is underlain with gravel, hence,
no foundation problems for mobile home development. Furthermore, no seepage or
springs are on any portion of this property.
5 . Gravel: The County Planner wants to preserve gravel deposits . We agree. The
best way to do this is not develop the property into permanent single family dwel-
lings . A mobile home use over the long term has to be considered a temporary use .
It can be abandoned and gravel mined at practically any time in the future.
6 . Health Problems: There is no health problem in this area. The two cases Mr.
Paul referred to are caused by: (a) The Del Camino operation has been inadequate
from the beginning and the owners of that operation were so advised by Mr. Cotter;
(b) The nonfunctioning facility owned by one of the schools is not functioning
because of a defective blower which cannot be replaced due to inadequate funds .
CONCLUSION: This property should be developed as we have proposed. It presents no
real problems that cannot be corrected by proper engineering, which, of course,will
be accomplished should you grant conditional approval. The greatly increased tax
base will be of considerable benefit to the County, far outweighing any "possible"
problems protestants raised.
e y tru y urs,
LWM/vm
La y Mor n
February 5, 1970
THE BOARD OF COUNTY COMMISSIONERS
Weld County, Colorado
Greeley, Colorado
Gentlemen:
In regard to hearing our zone change from "A" Agricultural
to "MH" Mobil Home as seguested by Mr. R. L. Armstead, S
an very much interested as to your decision on the matter_,
Would you please inform me as to your determination on
this matter.
Thank you.
Very truly yours,
William E. Hamouz
WEH/bb
7085 South Dexter
Littleton, Colorado 80120
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FLOOD PLAIN INFORMATION
BOULDER CREEK
AND
SOUTH BOULDFR CREEK
VOLUME 1I
BOULDER METROPOLITAN R .EGION
COL ` R ADO
fs[{ � 1
PREPARED -FOR
DENVE-R REGIONAL COUNCIL OF GOV-RMENTS
BY
U.-S. ARMY ENGINEER DISTRICT,DMAHA
CORPS OF ENGINEERS
OMAHA,NEBRASIiA •
AUGUST 1969
Engineers. Z-oniny or other regulation of flood plain Arse is a local
responsibility, but the _Corps of Engineers will provide guidelines if
requested. A Tamp hlet, "Guidelines -for Reducing Flood Damages," and
a booklet "Introduction to Flood Proofing" can be supplied. Other
publications and services are avai h ble depending on -supply and funds.
The information given in 1-h i s report does not imply any Federal
interest or authority to _zone or regulate use of the flood plains,
nor should it be construed as obligating the Government to investi-gate,
construct or maintain -any facility discussed herein. The flood pro-
files and flooded area data presented are based on existing stream
and valley conditions at -the time the report was prepared , and are
reasonable, rather than precise, indications of probable occurrences.
The use to -which flood plain information will be put is the responsi-
bility of local authorities.
1i
SUMMARY OF FLOOD SITUATION
Boulder Creek is a mountain stream draining a 440 square
mile area on the eastern slope of the Rocky Mountains in north central
Colorado. South Boulder Creek, a principal Tributary draining 125
square miles, joins Boulder Creek two miles east of the front range.
Both streams flow eastward from the Continental Divide, draining por-
tions of the mountains and portions of the high plains east of the
mountains. As these streams emerge from the mountains, their valleys
widen and a broad flat flood plain is formed. The flood plains are
rocky. Principal uses include pasturage, gravel mining, and urban
development.
The City of Boulder is centered on the Boulder Creek flood
plain where the stream emerges from the mountains. In its growth, the
City is expanding eastward occupying more and more of the Boulder Creek
flood plain. In addition, various widely separated urban developments
are springing up on both the Boulder and South Boulder flood plains.
This report defines the flood prone areas so that steps may be taken
to avert unwise construction in these areas.
THE CAUSE OF FLOODS is primarily intense rainfall during the spring
and summer months. Runoff from the mountain snow pack contributes
to most floods but does not cause serious flooding by itself .
GREAT FLOODS have been reported 'on Boulder Creek over the past 100
years. The first large flood which was reported caused heavy damages
throughout the valley in June 1864. The largest flood occurred in
June 1894. Studies of that flood made several years later estimated a
peak discharge of 11 ,000 cubic feet per second (c.f .s. ) . This flood
produced particularly heavy damages along Fourmile Creek and in Boulder.
The second largest flood originated on Sou+h Boulder Creek where it had
a peak discharge of 7,390 c.f .s. in September 1938. Two potential floods
are used to illustrate the flood problem on Boulder and South Boulder
Creeks. They are the Intermediate Regional and Standard Project Floods
and are fully defined in the Glossary of Terms on page 28.
FLOOD DAMAGES which would result from a recurrence of known floods
would be more extensive because of recent developments in the flood
plain. The damage potential wi 1 plain.n I continue to i ncrease_u�,l ess the__
flood threat is properly recognized in planning future construction.
FLOODED AREAS covered by the Intermediate Regional Flood average 2,000
feet wide on Boulder Creek and 300 feet wide on South Boulder Creek.
The Standard Project Flood averages 2,500 feet wide for both streams.
* *
DURATION OF FLOODS is relatively short because of the steep slopes
which speed the floodwaters down the valleys. Flows at or near the peak
last from I to 4 hours during a flooding period of from 6 to 24 hours.
*
HAZARDOUS CONDITIONS would occur during large floods as a result of
rapidly rising streams, high velocities, and deep flows. Velocities
greater than 3 feet per second combined with depths of 2 feet or
greater are generally considered hazardous. All overbank flows on
Boulder and South Boulder Creeks may be dangerous and should be avoided
or approached with caution.
* * *
FLOOD CONTROL AND DEFENSE on Boulder and South Boulder Creeks has not
been developed. The Environmental Science Services Administration
Weather Bureau issues warnings of possible heavy rains or severe
thunderstorms from its Denver office via various mass news media. These
warnings and forecasts, which may include statements on flash flooding
are based on general storm conditions without reference to specific
creeks. An improved storm warning service should be available by about
1971 since Boulder County will be in the effective range of the
planned weather radar at Limon, Colorado.
2
GENERAL CONDITIONS
This section presents a description of the basin with
emphasis on the study reach.
Stream and Valley Characteristics
Boulder Creek is a steep mountain stream draining a
portion of the eastern slope of the Rocky mountains in Boulder County.
The creek extends 22 miles eastward from the Continential Divide to
emerge from the mountains and pass through the City of Boulder.
Boulder Creek then flows 18 more miles across the high plains to
enter St. Vrain Creek five miles east of Longmont. Boulder Creek
drains an area of 440 square miles. Slightly over one-half of the
drainage area is in the mountains. Barker Reservoir, located about
12 miles upstream of Boulder was completed in 1910. It has a storage
capacity of 11 ,500 acre-feet and reduces the peak flows of floods
originating above that point. A
South Boulder Creek, draining 125 square miles, is a
major tributary to Boulder Creek. This stream runs a parallel course
to Boulder Creek through the mountains and emerges at Eldorado
Springs. South Boulder Creek then turns north and joins Boulder
Creek about 2 miles east of Boulder. Gross Reservoir is located
about 7 miles upstream of Eldorado Springs. This reservoir, with a
storage capacity of 43,060 acre-feet, became effective in 1955 for
reducing peak flood flows on South Boulder Creek.
The portion of Boulder Creek studied in this report
extends from 28th Street, near the eastern edge of Boulder, 12.2
stream miles downstream. The creek meanders through a flood plain
Y
which averages 2,500 feet wide. The creek bed is covered with sand,
gravel , and boulders. Trees line the creek banks in many locations.
See photos on following pages. The channel averages 5 feet deep,
45 feet wide at the bottom and 90 feet wide at the top. The channel
3
mountains. Rainfall at Boulder totaled 3.84 inches through a period
of 3-10 June with 2.39 inches of the total precipitation falling on
9 June. Combined flows from Boulder, South Boulder, and Bear Canyon
Creeks produced flooding downstream of Valmont.
31 August - 4 September 1938
This storm produced general rains over all of eastern
Colorado. The largest amounts of precipitation occurred in the
mountains where over 6 inches was reported west of Eldorado Springs.
Boulder reported 3.62 inches of precipitation from 31 August to
4 September with 2.32 inches falling during 2 September. Eldorado
Springs had 4.42 inches of rainfall . Approximately 80 percent of the
total precipitation falling in the South Boulder Creek basin fell in
the late afternoon and evening of 2 September. The resulting flood,
with a peak discharge of 7,390 c.f .s. arrived at Eldorado Springs at
10:00 p.m. on 2 September. The peak gradually subsided as the flood
moved downstream. A maximum discharge of 4,410 c.f .s. occurred near
the mouth of Boulder Creek at noon on 3 September. Several buildings
in Eldorado Springs were destroyed as a result of the flood eroding
away their foundations. Numerous bridges were destroyed and the
valley from Eldorado Springs to Boulder Creek and down Boulder Creek
to the St. Vrain Creek was in shambles. This flood is the highest
recorded flood on South Boulder Creek.
4-8 May 1969
This was also a flood of long duration general storm.
Precipitation was heaviest in the mountains; part of it being snow.
In the Boulder and South Boulder Creek basins the rainfall continued
at a moderate rate for nearly four days. Total precipitation for the
storm amounted to 7.60 inches at Boulder and 9.34 inches at the
Boulder Hydrealectric Plant located about 3 miles up the canyon from
Boulder. Precipitation amounts totaled 8. 11 inches at Eldorado Springs
19
•
and 10.05 inches at Gross Reservoir on South Boulder Creek. Peak II
flooding occurred on the 7th of May at Boulder and Eldorado Springs.
Preliminary estimates based on the gaging records, indicate a peak
discharge of 1 , 150 c.f.s. occurred on Boulder Creek. Flooding extended
over large portions of the flood plain starting at the junction of the
two streams near Valmont Road and extending downstream through the
remainder of the Boulder Creek study reach. Evidence of two bridge
failures is illustrated in this report.
The _gaging records show that floods the size of the
May 1969 fiood occur on an average of about once every five years on,
Boulder Creek and about once every seven years on South Boulder Creek.
20
i
POTENTIAL FLOODS
This section discusses the Intermediate Regional and he
- Standard Project Floods and their effects on the basin. The Inter-
mediate Regional _Flood represents a flood with an average frequency 5
of occurrence of about once In one -hundred years and is Uncreasinglyy
being accepted by the public as a minimum standard for application of
local regulations and flood_protect_tca. The Standard Project Flood
___________ I
is of greater magnitude and represents a reasonable upper limit of 4
expected flooding. However, larger floods are possible. It is 1
emphasized that floods which are smaller than the Intermediate Regional c
Flood are much more likely to occur. Although these lesser floods
would inundate smaller areas, they would also cause damage and cause
-hardship and inconveniences. "s
s,
i
Intermediate Regional Flood 4
The discharge-frequency relationships for Boulder and
South Boulder Creeks were developed from stream gaging records. The
relationships were computed by the Log-Pearson Type III method
presented in Bulletin No. 15, -December 1967, "A Uniform Technique for 1
• Determining Flood Flow Frequencies", published by the Water Resources S
Council . The Intermediate Regional Flood for the two streams both
above and below their confluence is presented in table -7.
Standard Project Flood
Within large areas such as the Missouri River -Basin,
floods occasionally occur which are much larger than the Intermediate
Regional Flood. Frequencies cannot be assigned with any reasonable
degree of accuracy to these unusual floods, but they must be considered
in each specific area since they have been experienced in the general
area. These unusual floods are represented by the Standard Project
Flood. Although unusual , these storms do hcppen as illustrated by the
21
i
i
___ ______- __
reference line which, when drawn through the reference point, shows
where the flood elevations are applicable. Roads crossing the reference
line tend to alter flood depths which -nay be higher upstream and lower
downstream.
This study shows that there are large areas of flood plain
upstream from the confluence of Boulder and South Boulder Creeks which
are rot inundated by the Intermediate Regional Flood. Several factors
should be considered before development of these areas. First, they
are in the flood plain and may be flooded again, as portions were
flooded in 1894 and 1938. The Standard Project Flood, illustrated in
this report, shows the areas that could be flooded again. Secondly,
shallow flooding may occur either from local runoff or because of a
temporary constriction which would divert floodwaters out of the
channel onto these areas. New construction should be placed on fill
several feet above the flood plain. The exi-sting swales or drainage
courses must be maintained. They may be developed by minor altering
of grades but drainage should be continuous from one property to the
next. Buildings upstream of roadways should be placed on fill above
the elevation of the roadways. Roads tend to constrict flows especially
if debris becomes lodged in the bridge openings. To summarize, shallow EI
flooding can be expected on those -broad flat portions of the flood j
plain which lie outside of the intermediate Regional Flood and con-
struction practices should be adopted which will avoid damages from
the shallow flooding.
Warning
The destructive force of the fast moving floodwaters may
create damages even more severe than the damages from inundation.
Buildings may te undermined, walls caved in, bridge abutments washed
out, and trailer houses swept away.
Don't risk your life or resources on a bet against nature.
STAY OUT OF THE FLOOD HAZARD ARE-AS.
24
SAMLEL S . TESEP
ATTORNEY AND COUNSELOR AT LAW
FIRST NATIONAL BANK SSUILDING
TELEPHONE 352-5132
GREELEY. COLORADO 80531
January 2, 19-70
Larry -W. Moran, Esq.
Reynolds, Connell and Moran
Attorneys at Law
Mercantile Bank Building
Boulder, Colorado 130302
Re: Armstead Rezoning Hearing
Dear Larry:
Reference is made to your letter of December 8, 1969, with regard to
the above rezoning hearing, and to the matter of continuance of same
to a date in the future.
Please be advised that the Board would like to conclude this matter
on any Wednesday afternoon at 2:00 p. m. during the month of February.
If this manner of setting-the date meets withyour approval, please
advise immediately the particular Wednesday which would be to your
convenience, whereupon we shall advise all other interested parties.
Your early attention-to this matter, favoring me with your reply, will
be greatly appreciated.
Yours very truly,
Samuel Telep
County Attorney
SST:jo
Cc: Weld County Board of County Commissioners
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FILE PL0248
CASE 700009
COZ136 R.L. ARMSTEAD
CONTAINS PICTURES AS EXIBITS 1 -7
PLEASE SEE ORIGINAL FILE
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2-922 PEARL TS-TREET, BOULDER, -COLO. B09➢2 LILIPS1
0~4.est"`y AREA MODE 303
447-0423
January 21 , 1970
Board of County Commissioners
Weld County
Greeley, -Colorado
Re: Armstead rezoning- Highway 52,
County Line Road
Gentlemen:
Mr. Armstead has reauested that I advise you of my person-al
knowledge concerning the mobile home rental and vacancy
situation in the Boulder area around the location of his
proposed rezoning.
I recently handled a major -transaction concerning the sale
and development of 96 acres just north of the City of Boulder.
This area is approximately 15 miles from that proposed by
Mr. Armstead and is to be entirely developed with a major
mobile home facility.
The developer of these 96 acres has commbtted himself to 650
mobile home sites, and as of this date, these sites have been
contracted for rental . Construction has not yet been started!
During -the course of my handling this transaction, I became
personally familiar with the fact that there are absolutely
no vacancies for mobile homes anywhere in the Boulder area,
nor anywhere near the proposed Armstead transaction. -As you
know, the entire area suffers from a housing shortage which
is not now being satisfied by existing or proposed developments.
In conclusion, it appears absolutely clear that the tremendous
demand for this type land use will continue to remain unsatisfied;
and rezonings, such as Mr. Armstead is requesting, are very much
in need and are certainly desireable.
4 Yours Truly,
f ►l.I��E , (�`G��o/ lam
'WI Ilan D Oli r
I( Realtor STATE OF COLORADO )
1 Q .`_ � A t lir )ss
`
\� Wei COUNTY OF BOULDER )
WILLIAM D.- OLIVER appeared before me this 21st
144470 WD0/kme day of January, 1970, and stated that the above
matters are true -to the best of his knowledge .
My commission expires- y -19 , 1 1
otary Pu 1ic
,Mobile Home Pur, rase Eased �^ a^ as
By JERRY T. BAULCH Itary of Housing and Urban De-fsuch as going AWOL for 301 `� �
iiistitinI WASHINGTON — 0,veloprnent to set interest rates days. But if there is a widow) //,
,
a mobile home is one wa mil ion FHA and VA mortgage loans and a serviceman dies on active: d ck,,
' ary a -i 1• so •• • •n o. of to meet the money market con- duty the government will pay'
whetl tiiifl.., • , ..v ditions. the insurance for two years un-
hi h r ,•, , ., . ill] Also in the bill is an increase less she sells the property soon-: L ,Si 70
be en. sta ion or on y a ewlin the limit from $30,000 to er. I
years. Now Congress has made $33.000 on FHA home loan guar- Incidentally, there's a special)
it easier to purchase a mobile antees for men and women on low down payment FHA home
ii home, active duty at least two years —loan plan for veterans in addi-t+The h. ',. b' , -e- not necessarily continuous. The lion to the Veterans Administra- I
Gently pro '.r irntii. • -' ie homes must be worth at least tion GI loan program. And three
gas -term ,., ,, •• , $20,000 and may be over $33,000 years ago Congress removed the
t e .urc as- . mo. omes — but the mortgage must not ex- restriction that a veteran who
by eel, ,an as we as , dary coed that except in some very used his GI home loan benefits
families. The legislation was special places such as Alaska, was ineligible for the FHA loan
passed because so many banks'Hawaii and Guam or some guarantee. The new housing bill„'
areas elsewhere. And
were reluctant to give such 00tlymg raised the loan mortgage limitiil
loans or demanded high down there are farm loans too. from $30,000 to $33,000 and'
payments. The advantage of the loans slightly changed the complicat-,�1
The new law will permit Lhcover normal FHA loans is the cd scale of bargain down pay
Federal Housing Administration',low down payments required on meats.
to guarantee u to 10.000 for 12!a somewhat sliding scale de-!Sole Surviving Son Rule Change
estlpending on the amount of the The pentagon has backed off
r in fro .; loan and the age of the home. from its rule that a man in ser-
, p r cep on oans obtaine from And the military service paysivice who waives his sole surviv-
b.nks that give Property Im- the _ per cent per year insur- in.g son's status and is assigned
provement Loans. The down ance premium, making the pay-Ito the combat zone could g not
payment can be vary ,�.•. Drop- ments lower. Many people near-
Ohl ound $l to MIL on a 'ng retirement take advantage change his realnd without a very •
n
of this program. satisfactory reason. The Marine
I$ °a°. Corps has the policy of d discharg-
The
But there are restrictions. The government payments of •
the ins ance premium stops ing,such, men from active duty.
(loafg limited to new mobile when a erviceman dies, retires, Thgqgq11 Army normally reassigns
hom�eTs l'fithe buyer e 14 HA must
intendstis-to ]eaves t e servlee or gets into miLda men who change their•
live in the mobile home and that legal tr¢¢uble with the military L. . Timis-Wash. Pear News Servic
' its initial location will'be a site
that makes the home livable and -- •
durable and meets local zoning, I Nation's H >using Goals
and other requirements. 6I
Congress e e
he rob 'Simply AJoke: Lindsay
in
many paces. It 'watt tjts yp WASHINGTON (AP) — Half New York Mayor John Lind-
loans to build them from of all Americans cannot a nird,say ,the first witness, said glic
a500,000 or ij er space to�l to ace in a 20 II ,. ac-�nation's housing goals are "sim-
,lion or $ er. s ace.
c. i , o um nail sketch ply a t xe, mat a higher Pnori-
erest of T.1 ,er cent Ms 'h er of the failure of our system" ty for the nbusing crisis tS need-
I.Gen in uranc a D drawn for Congress. ed agcLthe root of the nrahlein
hill. mdse. The study by the House Bank-I may be in the ad1It11______tion's
ing and Currency Committee t;:fIt money policy.
,e new a�. w extends to Oct. staff shows that 28.4 million ht inflation at
1970, the authority of the Seer - ) "We cannot fig
—_ households 101.1 million_people,�'the sacrifice of desperately
cannot afford navmenls on a needed housing. Indeed." Lind-
$21Tb00 , say said, "if we ignore the need'
{"V-'lijzllX, l o orate ,n-,for housing, using inflation as
•
come f'tm" (Lour excuse, we will accomplish'
ou o t, ," said nothing, except to make those
commmee Chair t an Wright,least able to afford to hear the'
l Patman, D-Tex., at the opening,intolerable burden of inflati ,I
heari_;;-g Monday o legislation by denying them the help th y
I to help home buyer . (must have to find decent hot. -.
mg ,
-- ----``-- --' __ - - _ _-- - — In the "sketch" Patman at-,
tacked "today's ruinous hiph in-
.
I
Goals Are Blasted terest Hitt money economy."
A 490 000 mnrfeana over 3(I
(Continued From Page 1) —A bill designed to encourage )'ears at present interest of y
buyers at interest rates not to tax exempt private pension ; per Goof, amounts Jo 320 ,e
exceed 6.5 per cent. funds to invest in mortgages un- ilinrf.'ph nand re f r-fh
—A National Development derwritten by the government. h°
Bank to make direct loans or to Some $115 billion is said to be yid tn
at these rates, Patman,
held in this area with' only $3.7 ��said, the mortgage money still'
guarantee loans from conven- billion so far invested in hous- 'lis^not available in government)
t'`'onal lenders for low and mod- ing. , programs, savings and latin
elate income housing at a rate —Reorganization of the Fed- bznhs, insura•ce companies.
In� higher than six per cento—,_raLReserve Board, requiring it • Itile nation's housing goal is-26,
-- generally to "function in ways (million new units in 10 32 per;
,,//11 . which would carry out national Housing starts were off per;
iota ' / • * _t♦ �' � policies as they are established ' cent last year, iowhich means tgj
1(� 110 `IL,d' ;Patman the nation "is movin
( ' by Congress and the administra- gl,
tion."
away from u achieving that goal
^, �, e, • IV�I, MEN at about the same speed it,
�R,/V�i\V'J� The independent body's hike should be approaching it."
of prime interest rates, for ex- Four measures are before the
z I µl ero ' ample,_is seen as central to any ' 'committee:
6-eft—money money policy. —A Home Owners Mortgage
- - ,I Loan Corporation, in effect a i
I federal hank to make direct":
loans to moderate income home
, (Contiree4'-9-+Page 2)
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646 i3 kS no ( ncep r ndrg .
b spi e Hostile Zoning Ordinances
WANTED: A new house, four Denver's family real estate market laws are more stringent than the
bedrooms, family room, two full is filled by mobile homes, but if "permissive" attitude to be found
baths, split-level living room w/ ' Denver follows national trends, that in the counties of Jefferson and
cathedral ceiling, wall-to-wall figure could reach 10 per cent by Arapahoe, and the cities of Aurora,
carpeting, fully furnished includ- 1975, the Letter states in the sec- Sheridan, Westminster and Thorn-
ingall major appliances and heat- and of three issues devoted to-the ton.
log, air conditioning; total square mobile home market.
feet-at least 1,400. Willing to-pay Adams county requires that
up to $12,000. storicallly, the largest im- parks-must be a minimum of 10
pediment to the-development of acres (Aurora and Jefferson coun-
An impossible dream at that the mobile hometoncept of living ty have no minimum requirements
—today espoused by over 5 mil- for size, and Arapahoe coun-
price. lion Americans occupying 2.5 mil-
Not, according to the latest issue lion units—has been hostile zon- Ams requires county ly 5 ces); mini-
of the Real. Estate Market Letter, ing ordinances. Adams requires bw a
published by Western Federal Say- mum of 25 0 feet requires r 15_units,
ings and Loan Assn. For example, the' permitted Letr points o while Aurora y10 fand
out that Denver has no Jefferson county feet, and The letter=reports that all of the new mobile home park develop- Arapahoe county has no mini-
above-named features are available ment since the adoption of the 1955 mum unit spacing.
in today's mobile he—even the zoning code. The only parks now Concerning minimum lot sizes,
$12,000 price tag. In the city—pre-existing parks or Aurora requires 1,250 square feet,
Today, less than 1 per cent of those brought in with annexation— as compared with 2,400 for Jeffer-
_ _ are to what the L-etter refers to as -son county and 3,000 for Arapahoe
-- — "submarginal land."
—' county, Adams county requires 3,-
Similarly, mobile home parks are 000 square feet.
forbidden in Arvada, Edgewater, The most -comprehensive ordi-
Cherry Hills, Greenwood Village nances are to be found in Jeffer-.
and Commerce City. son, Adams and Arapahoe counties
"On the other hand," the Letter and the Cities of Thornton, Aurora
continues, "some jurisdictions seem and_Littleton, the letter states. •
very sympathetic to mobile home Nationwide, the Letter quotes the
park developments." following characteristics of the-mo.
Adamscounty, the_Letter states, bile home market: I
is "sympathetic," though zoning c ntlnued on Reek Page
♦ More than 5 million Ameri-
cans are living in2.5 million mobile
homes, with the average home.
I
sheltering 2.7 persons.
• Most mobile home -owners
are young, 4 per cent of them
being under 35; most are mar-
ried but with only -one or no
child; and most move once-every
three years.
• The average mobile home own-
I er earns less than $7,000 a year,
with only 20 per tent making up
to '$9,000. Between 40 and 50 per
cent regard mobile home living as
less expensive than-house dwelling.
In terms of-real state markets,
the Letter emphasizes that-mobile
homes compete.-directly with the
apartment market rather than with
the single home market.
"The mobile homes "have at least
comparable and usually greater
W space than apartments, appeal to
ownership instincts and have im-
.
, V ,� � I content privacy and independence
tes
el s connotations," the Letter states.
( ; Th Letter also reports the fo's
lowing characteristics -of today's
I mobile homes:
A The homes provide from 600
to 1,400 square feet of "attrac-
1I4 / - tive living space" priced from.
$4,000 to$12,000. Units are fur- qqq
nished, including carpeting, major
I appliances, furniture, and heating
and air conditioning. Costs range
from $8 to $12 per square foot,
1 , In contrast to $12 to $16 per
square foot for a conventional
unfurnished house.
• Mobile homes come in -three
widths: 8 feet, 10 feet wide, and 12
feet—and in varying lengths. Larg-
er units can be made by placing a
pair of units side by side, and some
of the largest feature two full baths,
four bed
rooms, family
split-level living room with cathed-
ral ceiling.
.rare n.... / 7 tad/
V (\___i _
ITt
. A & EY I r { aA"-`
F MFl
r y,at'�yzl I i '' 1 WESTERN FEDERAL SAVINGS A-N D _LOAN AS$ O C I A T I O N OF Dl N V R
` ti Tj
{ F` F� -HOME OFFICE: 700 Seventeenth Street, Denver, Colorado 80202 • Telephone—Metropolitan Denver-Offices-292-1771
ft ! �. .---a L .1 ,Ce` • BRANCHES: 200 Universitydfouleverd, Denver 80206 • 10190 E.Xolfax Avenue,aurora 80010 • 10395 W. Colfax
Ij ey+�, 4 ,:;.�[,�•t, l - ;,,:•!' Avenue, Lakewood 80215 • 6011 W. 44th Avenue, Wheatridge 80033 • New Englewood Shopping Center,t 2000,
} -Englewood 80110 • 101 Northtascade-Avenue, Colorado Springs 80902, Telephone 636-5245
Volume IV, Number 19
November 1968
An analysis, opinion and report on Denver and -national real estate conditio Published monthly as a service to the real -estate and building professions.
THE REAL -ESTATE MARKET—FIVE COUNTY DENVER METRO AREA
a/ Change $
October 1968 October 1987 '68 Over '67
Building Permits $14,-638,889 (3917) $12,312,684
Single Family Starts (617)asoo +18.1.
$11,371,166 (792) $ 9,707,081 (617) +17. 1%Multi Yamily Starts $ 3,055, 169 (595) $ 3,D47,777
Trust _Deeds Recorded (537) + 4.5,
$72,722,000 (3892) $63,535,000 (3233) +14.S%Foreclosures Completed $ 1,484,000 (114) $ 1,825,000
Sales->leffco MLS $ 4,868,130 (138) - D.77
Sales--South Suburban MLS (208) $ 3,912, 0 (138) +85 .8%
$ 6, 135,899 (261) $ 3,912,080 (168) +566.8%
Conveyance Deeds Recorded (#) 3,645 2,831 +28.8%
THE MOBILE HOME MARKET--PART 2
In last month' s Market letter we introduced the subject of the -mobile -home market and, in
detail, the -results of our recent vacancy survey of Denver area mobile -home parks. :Recall
that the survey revealed that less than 2% of Denver's families live in mobile homes. We
estimate that this figure could climb to 10% by 1975 (an increase from 7,000 to 49,000 units)
if Denver growth patterns -parallel estimated national trends. Add our large and growing
mountain mar-ket for this type of vacation and sec d home shelter, and a further exploration
of the basics of this subject seems in order.
Market Characteristics Today over 5 mil -on people live in approximate 000 mobile
homes The average mobile home family i compos o.. o once located move
once�every three ears. Most mobile h e owners are young 4 . under ars old) , married
(81%1 and haveleitaer no or on one c I . Nearly 50% of the owners earn less
than $7,000 per year; and another 20% earn between $7,000 and $9,000. Between 40% and 50%
of the owners think the cost -of living ins mobile home is either "much less" or "some less"
than house living. Over one-half hope to buy another unit. Some are third generation mobile
home dwellers. Almost all are fiercely loyal to this housing concept. Mobile home markets
compete primarily with apartment markets, not conventional housing. They have at least com-
parable and usually greater space than apartments, appeal to ownership instincts and have
important privacy and independence connotations.
Mobile Home Characteristics For those who haven't inspected a modern mobile home -recently,
a -pleasant surprise is in store. These portable homes provide from, 600 to over 1,400 square
-feet of attractive living space at prices ranging from $4,000 to $12,-000. They are sold
fully equipped -with heating unit, air-conditioner, all major appliances, furniture, drapes,
lamps, wall-to-wall carpeting and even "decorator items." Persons moving in need bring only
linens and -dishes• Their costs range from $8 to $12 per square foot in contrast to costs of
$12 to $16 per square foot for an unfurnished conventional home, larger mobile homes may
have two full baths, as many as four bedrooms and a family room. One model even has -a "step
down" living room and cathe-dral ceiling.
Wilk -6-6t444)-641"
pcd#* 2-1
4pQA mita1LS C " tit
'
2/44 /7452/44 /745
HS-Wide" - These are units 8 t wide and 29 to 45 feet in le• h. They were the mainstay
of the business until the mid 50' s. Now they comprise less a one-half of total inventory
and are on the way out.
•
"10-Wide" - These are units 10 feet wide and 45 to 60 feet in length. These comprised 987 of
total production in the early 1960' s, but they sagged to 7% in 1967 and are also on their way
out.
"12-Wide" - Most mobile homes being manufactured today (85% in 1967) are 12 feet wide and 50
to 60 feet in length. Twelve feet represents the greatest width that manufacturers can pro-
duce and continue to move over the highways. These can be made with expandable portions.
"Double Wide" - A double wide simply consists of a pair of units which are manufactured and
transported separately and then combined into a single unit at the mobile home site. Thus
two " 12 wides" become -. 2-4-foot wide unit (containing 1,400 square feet:) . These now average
10% of total mobile home production and are generally regarded as the wave of the future in
the industry. These require larger sites and in some cases qualify for -FHA-mortgage insurance.
The mobile home park of the future will probably consist of the "double wide" units located
one 50 x 125 font .c;rP .,;th landscaping.
prig, porch. concretes `ratio anrisa,-s,nrt This types of
,�obile home subdivision will have vastly improved legal status, community -acceptance and
financing -alternatives.
Zoning This is presently the Achill-e' s heel of rho -entire mobile home industry. As we
ed Last month, most governmental jurisdictions have historira1ly been hostile to mobile
home narks, -As a result. _little or no toning has heezjiade available or mobiles home arks
and s . isions• nted s land•
gravel pits dumps bottom lands etc. A survey -of zoning practices i Lhe Denver me politan
area is illustrative of the "tint: ity a d r ry n oning finance contains to
provisions for mobile home parks. The only parks within the city limits are those which were
inexistence prior to the a the 1955 along Santa Fe Drive
an A ame a venue) or which -came in with annexed terri-r ry (Wocu.ond and Coll-ege view are-as) .
No new parks are perm. Red in enver. Other local jurisdictions which do not permit mobile
home parks include Arvada, Edgewater, Cherry Hills, Greenwood Village and Commerce City.
On the other hand, some jurisdictions seem very sympathetic to mobile home park developments
(notably Adams County) ; and many have permissive zoning a_rdinances (Arapahoe County) Jefferson
County, urora Sheridan, Westminster and Thornton) . Littleton permits parks in any zone as
a use by exception. A sampling of ordinances indicates the differing attitudes towards parks:
Aurora Jefferson Arapahoe Adams
Minimum Park Size None None 5 Acres 10 Acres
Minimum-Lot Size 1250 sq. ft. 2400 sq. ft. 3000 sq. ft. 3600 sq. It.
Minimum Mot Width 30 ft. 25 ft. 35 ft. 45 ft.
Minimum Unit Spacing 15 It. 10 ft. None 25 ft.
Special requirements may include underground utilities, fencing and screen planting, off-street
parking spaces, storage areas, recreational areas and facilit+es. Some do not regulate lot
sizes but places a limit on the density of spaces in the park; e.g. , Littleton limits spaces to
8 per gross -acre. Almost all require modern sanitary facilities; i.e. , water, sewer, plumbing,
electricity. Most ordinances regulate the type and width of interior streets. The most com-
prehensive 'ordinances -are to be found in ,Jefferson County, Arapahoe County, -Adams County,
Thornton, Aurora and Littleton.
In a concluding issue we will discuss mobile home park development costs, operating income and
expense projections, financing of the individual units, the law and mobile homes and taxation.
ACKNOWLEDGEMENTS The information contained herein has been obtained from reliable sources but
it is not guaranteed either as to accuracy or completeness. Buil-ding permits -courtesy 'of The
Daily Journal. Housi-ng starts courtesy of the Home -Builders Association of Metropolitan Denver.
Mortgage recordings courtesy of Transameri-ca Title Insurance Company. Misting service salts
courtesy of Denver and South Suburban Board of -Realtors.
CORRESPONDENCE Please address all communications and requests to be placed on the -mailing
list to: Market Letter, Western Federal Savings, 700 17th _Street, Denver, Colorado 80202.
as tint ` .. , .
,_�.l MA--
° U Y LUtdua[
y i p {
t� `e eset : � Vlr "q7+ WESTERN FEDERAL SAVINGS AND LOAN ASSOCIATION OF DENVER
`t :;ai I h 6 L''E.2 HOME OFFICE: 700 Seventeenth Street, Denver, Colorado 80202 • Telephone—Metropolitan Denver Offices-292-1771
'k L ' -,,, • BRANCHES: 200 University Boulevard, Denver 80206 • 10190 E Colfax Avenue, Aurora 80010 • 10395 W. Colfax
}44 `' �7 `t': -"12 Avenue, Lakewood 80215 • 6011 W. 44th Avenue, Wheatridge 80033 • New Englewood Shopping Center, C 2000,
t4i .•nom ,. Englewood 80110• 101 North Cascade Avenue, Colorado Springs 80902, Telephone 636-5245
'ni'ni3 {i.YMNiLa:+tt'W4;W'YtMM9e�ANipwV:fi4WMkSVIN;4 {5W+MN' '� .,..,.., ..
Volume IV, Number 9 October 1968
An analysis, opinion and report on Denver and national real estate conditions.
Published monthly as a service to the real estate and building professions.
THE REAL ESTATE MARKET--FIVE COUNTY DENVER METRO AREA
Change $
September 1968 September 1967 '68 Over '67
Building Permits $25,496,646 (5223) $40,132,107 (6118) -36.5%
Single Family Starts $10,179,376 (626) $ 7,877,458 (512) +29.2%
Multi Family Starts $ 2,323,021 (377) $ 1, 174,204 (140) +98.3%
Trust Deeds -Recorded $76,822,000 (3455) $62,527,-000 (3404) +22.97
Foreclosures Completed $ 1,099,000 (100) $ 1,308,D00 (115) -15.9%
Sales--Jeffco MLS $ 4,353,570 (199) $ 2,077,002 (164) +76.5%
Sales--South Suburban MLS $ 4,023,292 (166) $ 2,160,_694 (100) +86.2%
Conveyance Deeds Recorded (#) 3,498 3,131 +11.7%
ANNIVERSARY With this issue we begin our fourth year of publishing this monthly Letter for
our friends in the real estate business. We are grateful for the appreciative readership we
have enjoyed and -for the many reactions we have received to our slants -on topics of the moment.
Over the past three years, the Denver market has been most active and very interesting. Over
$2 billion in mortgages have been recorded; nearly $1 billion in construction activity has
been 'completed; 17,-500 houses have been built; 10,000 apartment units have been completed.
Reporting these and other developments in the real estate and money markets as they have
occurred has been a rewarding experience for us. We thank you for your readership and solicit
your suggestions on how -we -night further improve this Letter,
THE MOBILE HOME MARKET--PART 1
The mobile home market is the sleeping giant of the zeal estate industry--just beginning to
stir and -stretch its muscles--and some day soon all -of us in the shelter industry will have
to come to grips with this fully awakened and powerful new force in our markets. Ponder these
statistics: _Over 250,00D mobile homes will be produced in 1968. Last year 1 out of every 4
single famil -housing starts in the 0,S:-A. was a mobile home Mobil-es have taken over the
ow cost $•,Help v new ousing mar e —acc0unt-ino for i_ nut of every 4 starts in the below
,I13,000 price range and nearly 90% of the starts in the below $12,500 range.
In late October Western Federal Savings made a survey and inspection of -every mobile home park
in the five county Tenver metropolitan area. The area inventory consists of approxi ely
7,000 spaces located in 100 parks. The vacancy rate was found to be less than 1% •08", o be
exact) . Only -56 vacant spaces were found in t e entire area, and 20 of these were new
park which had just -teen opened.
The typi-cal park had 50 spaces. Only 22 parks had 100 or mor-e spaces. The largest park had
468 spaces. A good 25% of the parks had 25 or less spaces and would be 'considered obsolete by
modern standards--holdovers from the days when mobile homes were referred to as "trailer
coaches." W ffound 447 spaces under construction in 9 different parks. We found eood spaces
coming (Na the market p1. rent-arf in advance by mobil-e home distributors -with sales contingent
on eing a a to guarantee -buyers a -space on which to park the unit_
r
c- .
(a % fije O 4S se A..:illt 2.,
a citAir t.. It iv
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Here are other characteristic t the Denver mobile home park antory which we observed:
Yes No
Some Utilities Furnished 64% 36%
Rental Agreement Required 58% 42%
Lease Required 13% 87%
Carport Furnished 17% 83%
Pets Allowed 64% 36%
, Children Permitted 68% 32%
Swimming Pool Available 12% 88%
Recreation Building 18% 82%
Individual Mail Boxes 58% 42%
Trash Collected 93% 7%
Paved Streets 78% 22%
Mobile home spaces constitute less than 2% of the Denver housing supply (7,000 out of nearly
400,000 housing units of all types) . That the mohilo home industry has not penetrated deeper
into local housinp markets is due, we -believe, not so much to light demand but to significant
hdicaps which have hampered expansion. Chief among the handicaps are these: This portion
of the housi_n stock has historically been relegated to those in the lower end of the socio-
economic scale, ose cularly lacking in effective advocates. The mobile industry has
11577;1-77—: hostile environment of planning, zoning, building code, twine and 1Poislativs
officiAj,du=q School distri-cus, in particular, have been lass than Pntaus polo. „t having
✓parks located within them. Park_ locatln s. as a result, have suffered; and many are located
in inferior environments, In sum, the mobile home industry has-had a king-size "image" problem
in local power structures; and its development has been artificially retarded as a result.
Nevertheless, we -believe that the industry is making tremendous strides in curing its image
defects and is an the threshold of a sustained -period of expansion. The pressure to provide
low-cost housine will he the chief stimuli-q (only in a mobile home can a hnncin8 ..,,.,c„mP,-
secure a brand new 1,000 sjuare foot house fully furnishe-d, air-conditi-aped and equipped with
all major appliances f or 10,101)0!) . Young married couples and retired persons seem to con-
s ute t e p m ry mar ets for this type of housing, and these two groups loom as the most
important housing -consumers of the next two -decades. Financing arrangements are certain to
improve. Right now mobile homes, though realty in most respects, finance like personalty.
Longer mortgage terms, higher loan to value ratios, government insured and auaranteed loans,
more financial institutions active and a gres,:iye ₹n this market--all of these developments
are on the financing horizon. 7r 1 ,
Further, the mobile home is the only s gment of the housing industry that lends itself to mass
roducti-on techniques, ooner or ater a gaze us rial enius will all
upon and become enra with the exploitationpnssihilttles in mobile hnmea tie
growth Race will quicken Finally, developers will enter the field of park _development; and
*e will __e-e entire mobile -home subdivisions with all of the amenities, land planning and
environmental control heretofore found only in orthodox single family subdivisions. E ui� table
taxing procedures will b-e -developed and gradually the "image" problem will recede.
v.
In future issues of the Letter we intend to explore this subject further. We will be covering
in greater -depth such aspects as Colorado state law on the subject; zoning practices in the
five county area; mobile home characteristics; construction features; financing; dealers; park
characteristics; -park economics; typical owner profiles; -rental rates and practices.
ACKNOWLEDGEMENTS The information contained herein has been obtained from reliable sources
but it is not guaranteed either as to accuracy or completeness. Buil-ding permits courtesy of
The Daily Journal, Housing starts courtesy of the Home Builders Association of Metropolitan
Denver. Mortgage recordings courtesy of Transamerica Title Insurance Company. Listing ser-
vice sales courtesy of Denver and South Suburban Board of -Realtors.
CORRESPONDENCE Please address all communications and requests to be placed on the mailing
list to: Market Letter, Western -Federal Savings, 700 17th Street, Denver, Colorado 80202,
f // I
l Spa,,) /74,7— 5*, L,hc,,•.
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NOTICE
Pursuant to the zoning laws of the State of Color-ado, a public hearing
will be held in the Office of The Board of County Commissioners of Weld
County, Colorado, Weld County Court House, Greeley, Colorado, at the
time specified. All persons in any manner interested in the following
proposed change of zone are requested to attend and may be heard.
DOCKET NO. 21 Continuance in Regard
R. L. Armstead
c/o Larry W. Moran
P. O. Box 266
Boulder, Colorado 80320
DATED: FEBRUARY 4, 1970
TIME: 2:00 P. M.
REQUEST: Continuance in Regard to Change of Zone from "A" Agricultural
District to "MI-I" Mobile Home District.
Commencing at the S4 Corner of Section 31, Township 2 North,
Range 68 West of the 6th P. M., Weld County, Colorado, thence
South 88°50' West, 1948.50 feet along the South line of the
SW4 of Said Section 31; thence North 0°22' West, 510 feet to
the true point -of beginnings
Thence North 0°22' West, 1931.77 feet' thence North
31°11' East, 222.50 feet to a point on the North line
of the SW4 of said Section 31; thence North 88°07' East,
698.74 feet along the North line of the SWW of said
Section 31; thence South 0°22' East, 2128.49 feet; thence
South 88° 50' West, 815.00 feet to the true point of
beginning. Contains 39.4 acres m/1
IHE BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
BY: ANN SPOMER
COUNTY CLERK AND RECORDER
AND CLERK TO THE BOARD
DATED: JANUARY 21, 1970
f' L , ,
SAMUEL S . TE LAP
ATTORNEY AND COUNSELOR AT LAW
FIRST NATIONAL DANK BUILDING
TELEPHONE 352-5132
GREELEY. COLORADO 80531
January 22, 1970
Larry W. Moran, Esq.
Reynolds, Connell and Moran
Attorneys at Law
-Mercantile Bank Building
Boulder, Colorado 80302
Re: Armstead Rezoning-Hearing
Dear Larry:
I have for acknowledgmentyour letter of January 14, 1970, relative
-to the above entitled rezoning hearing.
I have been instructed by the Board of County Commissioners to advise
that it is agreeable to have this hearing on February 4, 1970, at 2:00 p. m. ,
per your request.
I trust that this date is still satisfactory with you, and that we may
expect you and your clients to be present on that date.
Sincerely,
Samuel S. Telep
County Attorney
SST:jo
Cc: Weld County Board of County Commissioners .,
WELD CO. COMMISSIONERS
GREEL-.Y, C?LO.
RECr ' \% ED
JAN " a D70
A.N. P.M.
QI71�111GII7A111?11141014
COPY
Richard L. Armstead
Trailer Park, Weld County, Colorado
Data
300 Mobile Homes
Hydraulic Load
300 Trailers x 200 gpd = 60,000 gallons
Organic Load
300 Trailers x 3 persons x 0.17 lbs. BOD = 153 lb. ROD
Volumetric Load
153 lbs. HOD x 1000 ct = 12240 cubic feet/Req.
12.5 lbs. BOD
Aeration Tank Required
12,240 cf x 7.5 gal/cu/ft. = 91,800 gallons
Oxygenation Capacity Required
153 lbs. BOD x 2.4 lbs. 0.C. = 15.3 lbs. 02/ Hour
24 hours
Clarifier Required
60,000 gal/day = 30,000 gallons in 8 hours
2
30,000 63 gpm
480 min.
63 gpm x 60 minutes = 3780 gph
3780 ■ 115 sq. Ft./minimum required
33
Polishing Pond Required
60,000 gal. x 5 day = 300,000 gallons
300,000 40,000 cubic feet
75
40,000 = 8000 sq. ft.
5' liquid depth
Use pond 90' x 90' x 5' liquid depth
1
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- - L LAND SURVEYORS O AERIAL SURVEYORS
2030 17TH STRflT BOULDER, COLORADO 80302 PHONE 1303) 444-1535 V '
c
Lion of Provo H 7'obile '.'omo Zoning in the SW33; of Section 31, 221',
• cc .. , OLt7 - .... , 1e1d County, Colorado.
t The .;'d corner of Section 31 , T2h, RSSW, of the 6th "t' .N. , Ueld
Cou:. y, Coior.co, Thence south 03° 5C' ..._st, 19:13.50 feet along the South line
of the b. =; of said Section 31; thence North 0°22 ' West, 510 feet to the true
;oint or beginning ;
.,._:ice ;:orth 0° 222 ' 1est, 1931.77 feet;
3orth 31° 11 ' East, 222.50 feet to a point on the North line of the
• of said Section 31;
-'i.cnce I;orth b8° 07' East, 598 .74 feet along the North line of the .1414 of
said ;section 31;
Thence South 0°22 ' East, 2128.49 feet;
Thence South 88° 50' test, ?315 .00 feet to the true point of beginning.
REGIS.RLD SURVEYORS
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COLORADO STATE tEPARTMENT DE -PUBLIC HEALTH
WATER POLLUTIDN CONTROL IDMMISSION
4210 East llth Avenue
Denver, Colorado 80220
APPLICATION FOR APPROVAL OF LOCATION
FOR
SEWAGE TREATMENT FACILITIES
Submit in duplicate. Complete only Parts A & B. See Instrutti-ons.
Applicant: Richard L. Armstead
Address : 27175 Spruce -Boulder, -Colorado Telephone: 442-6394
A. INFORMATION REGARDING PROJECT SUBMITTED FOR REVIEW:
I . Size and type of treatment -facility: 60,000 Gallons Per Day
Extended Aeration Plant - 3-Day Polishing Pond - _Post Chlorination
2. Location oT facility: 33 corner -of Sec 31 T2N, R68W of the 6PM
Weld County, Colorado
3. Location of effluent discharge: -Boulder Creek
4. Describe and _give distance downstream of water plant raw water intake or intake
nearest this effluent discharge: None
5. Name of watercourse into which
effluent is discharged: Boulder Creek
6. Est. bid opening date: Spring 197_0 Est. completion -date: June 1970
7. Est. project cost : 440,000.00
8. Project layout and design criteria: (Attach separate sheets or report showing
entire service area with respect to surrounding areas, habitable buildings,
location of potable water wells within ,'-, mile, effluent discharge point and
topography of area. )
-9. Consulting -Engineer Harry Klein
-Address : 475 Fulton Street Telephone: 288-1511
The undersigned applicant agrees to supply information necessary for Review of Plans
and Specifications and to secure signatures of the -appropriate local government
officials prior to submission.
October 7, 1969
Date Signature of Applicant
Typed Name
B. SIGNATURES OF LOCAL GOVERNMENT OFFICIALS: The undersigned* have reviewed the
proposal for the location, construction, operation and point of effluent discharge
9f the above-described sewage treatment facility, and CERTIFY APPROVAL or DISAPPROVAL
in space provided below:
DATE APPROVAL DISAPPROVAL 9
`atcc-
/ 7 / Signatu e for Local alth D rtment
/ / / 1 JCf 27
Signature for Planning Commission
/ / / /
Signature for Board of County Commissioners
/ / / /
Signature for Mayor or City Manager of
Municipality
*Before plans and specifications will be accepted for review, the applicant must show
hereon the action taken on the project by the Local Health Officers, representative
of the Planning Commission , representative of the Board of County Commissioners, and
the Mayor or City Manager of the municipality that might be affected by the discharge
of this waste.
C. THE FOLLOWING FOR STATE HEALTH DEPARTMENT USE:
I , the undersigned District Engineer, have the following comments:
1 . Is this plant located so that it can serve the needs of the present and/or
future logical service area?
2. Is the plant located where it is likely to create nuisance problems for
existing or now planned development?
3. Has a sufficient amount of suitable land been set aside for expansion?
4. Has the developer or owner of the facility made provision for adequate funding
to buy, maintain, operate and repair or replace in kind the facility?
5. Are there any community water supply intakes within 5 miles downstream of the
effluent discharge points?
RECOMMENDATIONS:
Date: Signature:
WPC-3(Rev. 10-66-20)
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NOTICE
-Pursuant to the zoning laws of the State of Colorado, a public hearing
will be held in the Office of The Board of County Commissioners of Weld
County, Colorado, Weld County Court House, Greeley, Colorado, at the
time specified. All persons in any manner interested in the following
proposed change of zone are requested to attend and may be heard.
DOCKET NO. 21 Continuance in Regard:
7?. L. Armstead
c/o Larry W. Moran
T. 0. Box 266
Boulder, Colorado 80320
DATED: December 10, 1969
TIME: 2:00 P. M.
REQUEST: Continuance in Regard to Change of Zone from "A" Agricultural
District to "MH" Mobile Home District.
Commencing at the Si corner of Section 31, Township 2
North)Range 68 West of the 6th P. M., Weld County,
Colorado, thence South 88° 50' West, 1948.50 feet
along the South line of the SW* of said Section 31;
thence North 0° 22' West, 510 feet to the true point
of beginning:
Thence North 0° 22' West, 1931.77 feet; -Thence North
31° 11' East, 222.50 feet to a point on the North line
of the SW4 of said Section 31; Thence North 88° 07' East,
698.74 feet along the North line of the SW4 of said
Section 31; Thence South 0° 22' East, 2128.49 feet;
Thence South 88° 50' West, 815.00 feet to the true point
of beginning. Containing 39.4 acres m/l.
THE BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
BY: ANN SPOMER
COUNTY CLERK AND RECORDER
DATED: NOVEMBER 5, 1969 AND CLERK TO THE BOARD
To be published November 7
and November 28, 1969
SAMUEL S . Tf L EP
ATTORNEY AND COUNSELOR AT LAW
FIRST NATIONAL BANK BUILDING
TELEPHONE 352-5132
GREELEY. COLORADO
December 1, 1969
Larry W. Moran, Esquire
Reynolds, Connell and Moran
Attorneys at Law
Mercantile Bank Building
Boulder, Colorado 80302
Re: Armatead Rezoning
Dear Larry:
I have for acknowledgment your letter of November 21, 1969, with regard
to the above matter, which was continued to December 10, 1969, at 2:00 p. m.
I have noted the contents of your letter, and wish to advise that the Weld
County Health Department has been making inquiries regarding the above
-entitled rezoning, and has requested that it be notified of the date of
the next hearing, which has been done.
The Board of County Commissioners further felt that it needed additional
information on this matter before it could make a_final determination.
Additionally, it is my understanding that the Board made personal
inspection of the area involved since the date of the last hearing, and
-would like to look deeper into the problem that appears to be present.
It is indeed unfortunate that this matter had to be advertised again;
however, I do not feel that your client will be prejudiced thereby.
In answer to your request as to whether you ought to be at this hearing,
my answer is definitely yes. Also, you should be prepared to have your
client put on some convincing testimony; it would not hurt either if your
client got some reputable witnesses who could corroborate his testimony
and could definitely show a great need for this type of rezoning.
I trust that I have fully answered your inquiry, and that you and your
client will be present at the December 10th meeting at 2:00 p. m.
Very truly yours,
C O ?nue . Telep
SST:jo county ttorney
Cc: Weld County Board of County Commissioners
THE GREEZiaP.OPHT8$±x(Qspsio 1s.)i#H9fATi troy.In 1tl9'"
NOTICE
Pursuant to_the zoning laws -of
the State of Colorado, a public
hearing will be held in the office
of the-Board of County Commis-
sioners of Weld County, Colorado,
Weld County Court'louse, Gree-
I ley, Colorado, at the time speci-
fied. All persons in any manner
interested in the following propos-
-ed change of zone are requested
to attend and may be heard.
DOCKET NO. 21
Continuance In Regard:
R.-L. Armstead
c/o Larry W. Moran'
P. O. Box 266
Boulder, Color-ado-80320
DATED: December 10, 1969
- TiME-: 2:00 P. M.
Request: Continuance in Regard
to Change of Zone from "A" 71g-
tanaltural District to "MR" Mo-
bile:Home District.
Commencing at the S'A corner
tot Sec. 31, Township 2 North,
_Range 68 West of the 6th P., -!
1t, Weld County, Colorado,
thence South 88°50' West,
1948.50 feet along the South ..
line of the SW-A of said Sec-
tion 31; thence North 0'22'
West, 510 feet to the true point
of beginning:
-Thence North. 0'22' West,.
1961.77 feet; Thence North 31° -
11' Fast, 222.50 feet to a point
on the North line of the SW'} !,
of said Section 31; -'hence
3Qarth 88'07' East, 698.74 feet
along tire- North line of the
SW3/4 of said Section 31;-Thence
South 0°22' East, 2128.49 feet;
Thence South 88'50' 'West,
815.00 feet to the true point of
beginifing. Containing 39.4
acres m11.
Dated: November 5, 1969
THE- BOARD OF
COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
j may: ANN SPOMER
COUNTY CLERK AND
"RECORDER AND
-CLERK TO THE BOARD
,in The Greele Booster;
_i
BEFORE THE BOARD OF COUNTY COMMISSIONERS)
WELD COUNTY, COLORADO )
)
Docket No. 21 - Continuance in Regard ) DECEMBER 10, 1969
R. L. Armstead ) 2:00 P. M.
c/o Larry W. Moran )
P. 0. Box 266 )
-Boulder, Colorado )
Present:
"The Board of County Commissioners
Marshall H. Anderson
Glenn K. Billings
Harold W. Anderson
Weld County Planning Commission
Barney Elgin
Weld County Health Department
Glen Paul
Protestants:
Howard Huslain
Tom Zayslen, Attorney for
Joseph Buby
Jack C. Wheeler
Theodore E. Albers
Robert Warner
John W. Lamar
Wm. E. Hamour
Anthony L. Lutz
-Absent:
Petitioner:
R. L. Armstead
Larry Moran, Attorney for Petitioner
Mr. Marshall Anderson: We will call this meeting to order Docket Number 21
R. L. Armstead, Boulder, Colorado P. 0. -Box 266. M Armstead
withdrew this petition and for the record we will show that you
people -that you people are here if you will sign the attendance
register so we will mail you - we will notify you by certified mail
if it comes up again. But atthis time - he called in late yesterday
afternoon and asked for this petition to be withdrawn. I don't know
what his reasons were. He is -suppose to -submit them in writing.
Is there anyone here for Mr. Armstead?
No one i-n audience for the petitioner.
Is there anyone here in opposition to Mr. Armstead?
It looks like everybody here 14 against. -So if you will all sign
the register we will -notify you by certified mail and if this thing
comes up again. Something happened with his attorney and he could
not be here this afternoon. We did not have anyway of letting you
people know. If there are any questions we will entertain them at
this time.
Mr. Glenn Billings: Let the record show that there are 9 people here who
are against the application.
Mr. -Anderson: If we have your name and address we will notifyyou by
registered mail, because I don't think it will be published again.
You can get the word out, however you want for or against. If there
isn't any more questions 1 will call this hearing closed.
Mr. Albers: I would like to ask a question, first of all do you expect
that the petition will be brought up again?
Mr, Anderson: Yes, he asked for a continuance on it - that is really what
he asked for.
Mr. Albers: Would you say a word or two what is involved in the petition
and what it means, what they are requesting. I am not very familiar
with the petiton.
2
Mr. Anderson: Well they want to change a parcel of land from "A" Agricultural
to mobile homes or Mobile Home District. Do you want the description of
the land.
Mr. Albers: No, no that it is mobile homes - how many mobile homes?
Mr. Anderson: There are 39.4 acres. multiply that by what five. It doesn't
say on here how many but don't they run about four or five to the acre?
Mr. Billings: -In this drawing here he asked for 289 units.
Mr. Anderson: Well that would -be about sic to seven to the acre.
Mr. Billings; From the drawing and the lay-out of the land that he plotted
Mr. Zayslen I was wondering when you have -a plotting like this is there
some restriction on sanitation facilities.
Mr. Anderson: Mr. Paul of the sanitati-on department is here and can probably
answer your question.
Mr. Paul: We are against it.
Mr. Wheeler: That is my biggest argumnet - it seems like you go through
this with this type of development.
Mr. Anderson: Isn't this where the plan was for a sewage disposal plant
right there on the river bank.
Mr. Paul: No this is right there on the County Line and Highway 52
where Mr. Nichols has a little trailer court and -right east of there
and clear to the river. Mr. Armstead and Mr. base Carter and I net
I believe that is the man's name that sells the' little pack-age plan
and definitely I was there last year with the flood and this is
water from the Boul-der Creek and also from
Coal Creek. I was against it at the Planning Commission meeting
because it is just not suitable -for a trailer court.
Mr. Lamar: I would concur with him because I happen to own the water
that is on this particular piece of land. It is known as the
T D. Huffman -Pipeline, Seepage and Pipeline. The water is clear
today
enough/to drink and I question what it would be if — course within
3
30 inches you have your water - most any place. There is probably
60 inches of water flowing down Idaho Cfeek right now. That is
upper regions of Idaho Creek. That is my owneres share because
I own part. The pipeline goes clear through to all land I mentioned
to Nicholls Court and if that would be interferred with then it
would be interferring with my rights.
Mr. Anderson: Well we will bring all that out at the hearing if that
is agreeable with everybody we will notify you by registered mail.
We will declare this meeting closed.
„ , i ✓
Deputy County Clerk
Note: See attached sheet of names attached and made a part of the record.
Protestants signed yellow sheet at meeting on December 10, 1969
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December 10, 1969
I hereby certify that pursuant to a notice dated November 5, 1969,
_duly published November 7, 1969 and November -28, 1969, the public hearing for
Change of Zone as requested by R. L. Armstead held this day will be continued.
ATTEST: /,'. 0v�+�e n' f /
COUNTY CLERK D RECORDER CHAIRMAN, BOARD OF COUNTY COMMISSIONERS
AND CLERK TO THE BOARD
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