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Home My WebLink About780867.tiff V } OFFICE OF BOARD OF COUNTY COMMISSIONERS .. Y , PHONE: 13031 356-4000 EXT. 200 P.O. BOX 758 I DGREELEY, COLORADO 80631 COLORADO February 1, 1978 I'I Norman Carlson Chairman Larimer-Weld Regional Council of Governments Governing Board 201 East 4th Street Room 201 Loveland, Colorado 30537 Dear Mr. Carlson: The Larimer-Weld Region Land Use Alternatives were presented to the Board of County Commissioners on January 18, 1978, by ! 1 Curt Smith of Toups Corporation. The Weld County Board of County Commissioners recommend Alternative E, Consultant ' s Recommended Plan, as the best guideline for future growth of the Larimer-Weld Region since it is the alternative which appears to be most consistent with the Weld County Comprehensive Plan. Respectfully, Ed Dunbar Chairman Board of County Commissioners ED:sap 780867 • Daub AT-6, 4770, . , \,' i DEPARTMENT OF PLANNING SERVICES 1\WI g PHONE (3031 356-4000 EXT. 400 915 10TH STREET GREELEY,LE V, COLORADO 80631 COLORADO January 30, 1978 Norman Carlson, Chairman Larimer-Weld Regional Council of Governments Governing Board 201 East 4th Street Room 201 Loveland, Colorado 80537 Dear Mr. Carlson: The Larimer-Weld Region Land Use Alternatives were presented to the Weld County Planning Commission on January 17, 1978. The Planning Commission did not formulate a recommendation on any of the alternatives at their January 17, 1978, meeting. Since the Weld County Planning Commission will not meet again until February 7, 1978, they will not be able to recommend one of the regional land use alternatives prior to the February 1, 1978, Larimer-Weld COG Governing Board meeting. However, the Weld County Department of Planning Services recommends Alternative E, Consultant' s Recommended Plan, as the best guideline for the future growth of the Larimer-Weld Region since it is the alternative which appears to be most consistent with the Weld County Comprehensive Plan. This letter of recommendation will be presented to the Weld County Planning Commission at their next meeting. If the Weld County Planning Commission does not concur with our recommendation, then we will notify you immediately. Respectfully, Ken McWilliams Senior Planner KM:sap -r - INTERIM REPORT 4.4a POPULATION/LAND USE LARIMER-WELD REGION LAND USE ALTERNATIVES ANALYSIS OF 20 YEAR GROWTH DEMANDS AND IMPACTS CITIZENS SUMMARY fr II .� SOS le■ ■l�MO S HIT, h Si It tW4t111WOW MIN Water Quality Management Plan PREPARED NY °, LARIMER-WELD REGIONAL COUNCIL OF GOVERNMENTS LOVELAND,COLORADO AND TOUPS CORPORATION 16 R- LOVELAND,COLORADO NOVEMBER, 1977 obe LARIMER — WELD REGIONAL COUNCIL OF GOVERNMENTS PHONE (303) 667-3288 ROOM 201 201 EAST 4th STREET LOVELAND, COLORADO 80537 December 20, 1977 r - • Dear Citizen: The Larimer-Weld Regional Council of Governments is pleased to submit the following Citizens' Summary on the Larimer-Weld Region Land Use Alternatives - Analysis of 20-Year Growth Demands and Impacts for your review. This document was prepared by staff and consultants under a U.S. Environmental Protection Agency Water Quality Management Technical Assistance Planning Grant and will serve as the basis for formulating plans for air quality, trans- portation, and water quality management for the Larimer-Weld Region (State Planning Region 2) . Citizens, elected officials, and professional planners and engineers contributed many hours to the preparation of this document. The purpose of the report is twofold: to promote discussion on how the citizens of the region as trustees of land, air, and water resources for future generations wish to see the region grow and function; and to provide a sound technical basis for decision makers to set policies and implement programs which are socially and environmentally conscious and fiscally responsible. The analysis contained in the summary does not attempt to ' examine growth and land use demands on a detailed community or neighborhood basis. Rather, it is a regional analysis which illustrates how land use changes in one or more areas of the region could impact the region as a whole. This report is a document prepared for discussion purposes. Following Public Hearings on the land use alternatives, the report will become, in part, an element of the Regional Comprehensive Plan required by the U.S. Department of Housing and Urban Development. Sincerely, Ch rles D. Bowling Chairman, Larimer-Weld COG • CDB/dlt . 40) 208 AREAWIDE WATER QUALITY MANAGEMENT PLAN LARIMER-WELD REGION LAND USE ALTERNATIVES ANALYSIS OF 20 YEAR GROWTH DEMANDS AND IMPACTS - CITIZENS' SUMMARY - Prepared By Larimer-Weld Regional Council of Governments 201 East Fourth Street Loveland, Colorado 80537 F.A. Eidsness, Jr. , 208 Program Director Terrence L. Trembly, Assistant Director Ernest A. Komarek, 701 Associate Planner/Draftsman ' Curt Smith, Project Manager TOUPS CORPORATION Loveland, Colorado QUINTON REDGATE Long Beach, California / ENVIRONMENTAL SYSTEMS RESEARCH INSTITUTE Redlands , California December 1977 Prepared For U.S. Environmental Protection Agency Region VIII 1860 Lincoln Denver, Colorado 80203 The preparation of this report was financed in part through an Urban Planning Grant from the Department of Housing and Urban Development, under the provisions of Section 701 of the Housing Act of 1954 , As Amended and through a Water Quality Management Technical Assistance Planning Grant from the Environmental Protection Agency under the provisions of the Federal Water Pollution Control Act Amendments of 1972 (PL 92-500) . 11 r r i DISCLAIMER C This report has been reviewed by Region VIII, U.S. Environmental Protection Agency and approved for publication. Approval does not signify that the contents necessarily reflect the views and policies r of the U.S. Environmental Protection Agency, nor does mention of trade names or commercial products constitute endorsement or recommendation for use. C r r r r n TABLE OF CONTENTS '^ Page 1.0 INTRODUCTION 1 1.1 SCOPE AND PURPOSE 1 1.2 SUMMARY OF THE. LARIMER-WELD PLANNING PROCESS 2 2.0 LAND USE ALTERNATIVES 9 2.1 REGIONAL POPULATION PROJECTIONS 9 p 2. 2 REGIONAL LAND USE DEMANDS 10 2. 3 ALTERNATIVE A: TRENDS 11 2.4 ALTERNATIVES B & C - CITIZENS ' COMMITTEE . . 15 r 2. 5 ALTERNATIVE D: REGIONAL AND LOCAL PLANNERS . . 18 3.0 EVALUATION OF LAND USE ALTERNATIVES 24 3.1 LAND USE ISSUES 24 sm 3 . 2 ALTERNATIVE EVALUATION 32 4. 0 THE RECOMMENDED PLAN 39 4. 1 PLAN DERIVATION 39 r 4 . 2 RECOMMENDED LAND USE POLICIES 43 4. 3 PLAN DESCRIPTION 49 Al ON LIST OF TABLES r. Page 2.1 POPULATION PROJECTIONS FOR LARIMER-WELD REGION (a) 10 t 2.3.2 POPULATION DENSITY OF MAJOR URBAN AREAS FOR LAND USE ALTERNATIVE A(a) 14 2.4. 1 POPULATION DENSITY OF MAJOR URBAN AREAS FOR LAND USE ALTERNATIVE B (a) 17 f 2. 4.2 POPULATION DENSITY OF MAJOR URBAN AREAS FOR LAND USE ALTERNATIVE C (a) 20 2. 5.1 POPULATION DENSITY OF MAJOR URBAN AREAS FOR LAND USE ALTERNATIVE D(a) 23 C 3.2-A ENVIRONMENTAL CRITERIA 33 4.1.1 REGIONAL AND COMMUNITY POPULATION PROJECTIONS (a) 40 4. 3.2 POPULATION DENSITY OF MAJOR URBAN AREAS FOR RECOMMENDED LAND USE PLAN (a) 53 r I. r ii LIST OF FIGURES Page 1. 2 LARIMER-WELD REGIONAL LAND USE PLANNING ,n PROCESS 3 1. 2. 1 LOCATION MAP-REGION 2 4 2. 3 ALTERNATIVE A HISTORIC TRENDS 12 2.4.1 ALTERNATIVE B CITIZENS SUBCOMMITTEE 1 16 2.4.2 ALTERNATIVE C CITIZENS SUBCOMMITTEE 2 19 2. 5 ALTERNATIVE D REGIONAL & LOCAL PLANNERS . . . 22 4.2.2A RECOMMENDED REGIONAL LAND USE PLAN 50 T M v'S r • iii { a CHAPTER 1. 0 INTRODUCTION r This Citizens ' Summary report on the Larimer-Weld Region Land Use Alternatives--20 Year Analysis of Growth Demands and Impacts briefly describes the development and analysis of five alternative land use futures for the Region. The analysis is conducted in the framework of developing a regional land use plan, integrating various aspects of physical land use, water quality, and transportation planning. The alternatives and the procedures by which they were developed are discussed in more detail in the annotated version of this report, which is available at the Larimer- " Weld Regional Council of Governments office in Loveland. It is the intent of this citizens ' report to summarize the findings and recommendations from the longer report. 1. 1 SCOPE AND PURPOSE 'ei The key to all land use related physical planning programs is an inventory of existing features and conditions, and projections of how these features may change over time to meet anticipated needs resulting from changes in population growth. The objective of this document is to summarize the physical planning base developed for the Larimer-Weld Region (State Planning Region 2) . In April 1975, the Larimer-Weld Regional Council of Govern- ments was designated an Areawide Waste Treatment Planning Agency by the Governor of the State of Colorado. With this T designation came a responsibility for the Council of Govern- ments to develop through the use of federal grant monies supplied by the U.S. Environmental Protection Agency, an Areawide Waste Treatment Management Plan. The federal law which authorized such a study was Section 208 of the Federal Water Pollution Control Act Amendment of 1972 (Public Law 92-500) . - In order to develop an Areawide Waste Treatment Management Plan and to identify and begin a process to control all sources of water pollution in the Region, inventories and projections of economic activities, population, land use, los man-made and environmental features of the region were prepared. This data and analysis is a common basis on which to develop regional air quality, transportation, and land use, and other physical and social planning programs. -1- +1 1 1. 2 SUMMARY OF THE LARIMER-WELD PLANNING PROCESS The regional land use planning aspects of the Larimer-Weld Plan can be divided into the following six major phases: 1) Program Formulation; 2) Inventory of Existing Conditions; 3) Analysis of Opportunities and Constraints; 4) Generation and Evaluation of Alternative Concepts; 5) Final Plan Selection; 6) Final Plan Implementation and Maintenance (see Figure 1. 2) . This report summarizes the work completed P' during the first four phases of this process. Public participation has been, and will continue to be, an important component of the Larimer-Weld land use planning process. From the initial definition of the goals and objectives through the generation of the alternative concepts, a citizen's advisory group worked closely with the staff and land use planning consultant. This group was composed of two committees established by the LWCOG: the Land Use and Transportation Committee, and the 208 Land Use and Population Subcommittee. The combined group included representatives from the rural and urban areas of both counties. In addition to the active involvement of this citizen's group, as discussed in subsequent sections of this report, the general public has had the opportunity to attend the advisory group' s meetings and review the material documented in this report at public information meetings. Formal public hearings will be held in the future by the regional 701 staff to solicit additional input from the residents of Larimer and Weld Counties concerning the alternative land use concepts presented herein. The selected plan alternative will be presented for adoption by the Larimer-Weld Council of Governments Governing Board and presented to the Department of Housing and Urban a Development (HUD) for certification by April 1, 1978. 1.2.1 Program Formulation It was determined during this phase that land use planning for the Region would be completed at two levels of detail. Within an approximate 2000-square mile area (Core Area) , extending from approximately 10 miles north of Fort Collins to the southern border of the counties, and from the foothills in the west to central eastern Weld County, detailed planning was to be conducted (See Figure 1. 2.1) . Within the remainder of the two-county area a more generalized approach was to be followed, except in a limited number of areas where growth or development was judged to be a critical factor. This decision reflects the presence of 90 to 95 percent of existing development and population in the Core Area. Additionally, it is anticipated that the majority of future regional growth will occur in the Core Area. This differentiation is evident throughout the land use planning program and this report. Certain information has been compiled for the entire Region, while other information and analysis focuses primarily on the Core Area. -2- n ,a Ww ♦/� z zru' Y+ 4 I.- 0 � *1 0 z W /A I- J ♦/� z W W a o co Po) z o o sw = 0 Q z ® Q I-Qr z d Z Q w JQ oN W et � . W .,� O. aW W o� o . w Ja it z 02 g -w ' S, i-ts, W o coo r Q Ja 90 a CO rc W Z z W Z z 5 O> ` Oz d J en HH /ow en �N { W a jZzz !L �. Q Z > DI JZ �si oz v !� _a 0< JJ >W -1CCCI- Mal C. a &< OQ 2< W4 z1- Oo t-F- (E~ 0Q (%! ' w o W Q Q � w " • 0 Q \ f C7 191 \N ~ z F o LL G9 U Q 00 �. J a o � � w WOE Z Z 4 o Fo N cc Q / ,J 00r 0 w = x = Q O ta v Nw � w Fo >• al, 2m J z5 � zx � ED z � a aUQax Q Vr 0 z a U.O W V- 2 p g z z Q } H ." 0 0 0 0 0 � z O 0 z0 CC w d > 0 z co z H co /1 X 1 W I t r I I I I IS ...........-1_ 6 r 5 o CC o 0 ! J • O ; O G • c U s o o = r < J < Y U 9 i I �� In I I CC I I m W 8 Z ≤ r u d i U ~ O r -J W PI im C U�:i:`; j ` e, 1 � i 3 .. V a d ! ¢ r z W Z r et J _� O NIQ � o 1 E E 4 I on 1. 2. 2 Inventory of Existing Conditions Prior to determining potential patterns of future land utilization, it was necessary to understand and document those characteristics of the Region which could influence that pattern. This information represents opportunities or inducements, and constraints on the use of the land. To facilitate evaluation and manipulation of the data regarding the Core Area, a computer data base was constructed. This base incorporates information pertaining to man-made and environmental systems. Man-made systems refer to any physical action taken by man that alters an existing natural state. r The data collected and mapped in this category includes existing land use, sanitation districts and service areas, and circulation and transmission systems. Natural environmental systems information collected and mapped includes wildlife habitat areas, soil characteristics (erosion hazard, building site soil constraints , septic tank limitations, and agricultural capability) , landform, and surface hydrology. 1. 2.3 Analysis of Opportunities and Constraints The pattern of land utilization results from the interaction of economic, social, environmental, and political factors in ++� the Region. The presence of a condition or a combination of conditions made each parcel attractive, or "suitable, " for a particular land use. A series of computer-generated maps incorporating the data compiled in the preceding phase was prepared to illustrate the suitability of the Core Area to accommodate a variety of land uses. The suitability analysis •r utilized 40 acre rectangular grid data cells, considered adequate for this regional study but not sufficient for detailed site planning. Land use suitabilities have been assessed for: 1. Urbanization as measured by environmental hazards and "'n sensitivities (or attractiveness for resource conser- vation and open space) . 2. Urbanization as measured by economic attraction of resources, assuming: a) low attraction for irrigated agricultural land; b) high attractiveness for irrigated WN agricultural lands; c) low attraction for irrigated agricultural lands and high attraction for sanitation service; d) high attraction for irrigated agricultural lands and sanitation service. 3. Agricultural production as measured by attractiveness for the resources. Land use suitability models were developed jointly by the consultant and city, county, and regional planners. -5- C' Each evaluation of land use suitability is not isolated from all others. If this were the case, land use decisions would n be quite simple (e.g. , build in sewered areas, do not build in floodways, etc. ) . In reality, any area may be suitable for differing uses at various levels of private or public costs. For example, it is quite possible that a sewered area may occur in a floodway. However, a conflict may exist as to r whether or not that parcel should be utilized for urban type land uses. Alternative courses of action must be identified and their consequences examined. The importance of the use, significance of the problem, and the cost of mitigation must be carefully weighed. 1. 2.4 Generation and Evaluation of Alternative Concepts Formulation of alternative land use concepts involved the forecast of regional population growth, development of land use demands, and generation of the alternatives. Five alternative concepts were developed for the Core Area for the year 2000. The first step in formulating the alternatives involved the documentation of regional population growth forecasts and translation of these into corresponding land use demands. Initially, a comprehensive overview of the demand for additional r population in the Region was analyzed. These projections were subsequently disaggregated for each of the communities within the Core Area based on an evaluation of the growth potential of the individual community in comparison with the regional growth projection. Land use alternatives formulated by the citizens ' committee and the city, county, and regional planners were developed with the assistance of a land use modeling exercise. The exercise was structured to enable the citizens ' committee and the local planners to physically allocate "units" of land use consistent with projected land use demands. Allo- cations were made relative to residential, commercial, industrial, institutional, and community recreational land { uses demanded by the year 2000. Two land use allocations were prepared by the citizens ' committee. Maps were prepared to illustrate their output and were reviewed with the regional, county, and city planners. Subsequently, the local planners � conducted the same exercise, allocating their preferred patterns of land uses. This , as well, was graphically illustrated. Additionally, an alternative illustrating the continuation of present development trends in the Core Area was prepared. This alternative was based on review of the historic patterns -6- n ,.t of regional land use development, with particular attention focusing on subdivision during the last five years. Continua- tion of these trends to the year 2000 was projected. Based on the review of the land use alternatives and preferred policy directions defined by the citizens ' committee and ..\ city, county and regional planners, and on evaluations of the environmental, economic, and social consequences of those alternatives , the consultant prepared a recommended land use alternative to guide the orderly use of land to the year 2000. Principal tasks conducted to derive the recommended plan include: 0 1. Definition of the principal land use issues which surfaced in the formulation of alternatives and their assessment. 2. Specification of a recommended set of policies to resolve defined issues. es 3. Application of the policies to the allocation of land uses in the Core Area. The recommended strategy is oriented towards the accommoda- tion of land use growth in a manner which maximizes the ^ efficient use of available resources, without incurring unalterable detrimental impacts. 1.2. 5 Plan Selection This report presents the land use alternatives for the Region. These alternatives will now undergo rigorous analysis through the remainder of the Areawide Waste Treatment Management Program and will be formally reviewed by the public at information meetings and hearings. Subsequent to these reviews, a plan will be selected by the elected officials of the Larimer-Weld Council of Governments Governing Board and Council of the Whole, and submitted to the U.S. Department of Housing and Urban Development for certification as the Larimer- Weld Regional Land Use Plan. 1. 2.6 Plan Implementation and Maintenance n Once the land use plan for the Region is adopted by the LWCOG Council of the Whole, the next step of the planning process is to implement and maintain the plan. The responsi- bility for implementing any land use plan ultimately rests with the city and county governments in the Region. A regional plan is effectively implemented when local plans .n are consistent with the regional plan. The policies of existing local plans have generally been incorporated into -7- r the recommended alternative. As new local plans are developed, r, consideration should be given to the framework established in the regional plan, and the regional implications of the newly developed local plan. This is not to imply that the regional plan should be considered as an "absolute" in developing new local plans , but rather that its recommendations be judged according to their relevance. If the local government � elects to adopt a plan that differs in intent and application from the regional plan, the LWCOG should consider the appropriate- ness of revisions to the regional plan. In those cases in which the local plan is deemed to adversely impact or is inconsistent with regional goals and objectives, the LWCOG should work closely with local representatives to resolve pertinent issues and conflicts. C r r c -8- Iry CHAPTER 2. 0 LAND USE ALTERNATIVES To permit a detailed evaluation of the impacts of urban land use patterns on the quality of the Region's water resources, and a general evaluation of the impacts on environmental, economic, and sociocultural resources, four land use alterna- tives were developed for the Core Area. Alternative A, reflecting the land use patterns expected to result if the existing trends in land use decisions continue throughout the planning period, was prepared by the consultant. eiN Alternatives B and C were developed by the Citizen's Committee. Alternative D was developed by members of the city, county, and regional planning staffs. A land use allocation gaming technique was used to develop Alternatives B, C, and D. This technique was developed to provide the Citizen's Committee and the professional planners with a tool that would enable them to allocate projected regional land uses within the major urban communities and those unincorporated areas expected to experience extensive growth pressures. This technique is not ameniable to the allocation of land uses to the smaller communities in the Region, although in some cases such allocations were made. Therefore, land use Alternatives B, C, and D best reflect alternative land use patterns for the major urban areas and not for the smaller communities. The consultant was not so constrained in the development of Alternative A, since past land use decisions made by the City and County decision makers were evaluated, and then land uses were allocated to each community and the unincorporated urbanization areas. The land use alternatives discussed in this Chapter are based on consistent population projections and associated land use demands. The maps included are generalized concepts of detailed maps available for review at the Larimer-Weld Regional Council of Governments office. 2.1 REGIONAL POPULATION PROJECTIONS As the basis for land use planning, water quality, transporta- 's tion, and air quality planning, the Larimer-Weld Council of Governments (LWCOG) has developed regional population projec- tions in close coordination and with the assistance of the Colorado Division of Planning, which is the agency authorized by the State of Colorado by Statute CRS (1973) 24-32-204 to prepare "official projections" for the 12 State Planning Regions. e -9- wr\ r The regional population projections (Table 2.1) and the procedures r, used to derive them are not based on' implied or adopted local or state policies designed to manage growth within the Region. They are based on the best available locally derived projec- tions of the trends in economic activity within the region. The LWCOG has developed a computerized Input/Output (I/O) model of the regional economy that may be used to update the population projections. The model also provides the mechanism whereby locally derived information pertaining to economic activities within the Region can be incorporated into the population projection process . Table 2.1 portrays the population projections used in the land use planning process. As indicated, the population of the Region is expected to more than double by the year 2000 reaching a level of 506,000 over the 1975 estimated level of 237,900. C TABLE 2. 1 POPULATION PROJECTIONS FOR LARIMER-WELD REGION(a) 1970 (b) 1975 1980 1985 1990 1995 2000 179,197 237,900 296, 600 347,900 401,800 451,600 506,000 (a) LWCOG 1977. (b) U.S. Bureau of Census. (c) Local Planning Departments. 2.2 REGIONAL LAND USE DEMANDS In order to prepare the land use alternatives, it was necessary e to identify the land use demands associated with the population projections discussed above. As the needs of the projected population change, lands will be converted from one use to another the amount of additional residential, industrial, commercial, institutional, and recreational open space land 0 required for the region in the year 2000, was defined. Due to the regional orientation of this study, there has been no attempt to quantify the replacement or recycling of structures or uses likely to become physically or functionally obsolete during the ensuing 25 years. Likewise, there is no t evaluation of the adequacy of the existing base of land uses to meet the needs of existing population. Such investigations are more logically under the purview of specific planning efforts at the community and subregional level. -10- 2.3 ALTERNATIVE A: TRENDS ,., An important aspect of regional land use planning is an understanding of how city and county land use decisions have shaped the current land use patterns, and what future land use patterns could occur if these trends in land use decisions continue. Therefore a land use alternative was developed by the consultant reflecting a projection of trends in land use decisions and patterns (see Figure 2. 3) . Within Weld County, land use decisions have been generally consistent with the comprehensive plan adopted. in 1973 Weld County 1973 . Therefore, as past trends in the land use patterns generally reflect Weld County policies, this land n use alternative is based on the guidelines in the Weld County Comprehensive Plan. The Plan is based on the policy that prime agricultural land should be retained for agricultural use, and that new development should be encouraged to locate within or immediately adjacent to existing communities , but only to the extent the towns desire the growth. The situation in Larimer County was complicated by the fact that most land use decisions were made without the assistance of guidelines offered by a comprehensive plan. Therefore, land use decisions have been based on unwritten or unadopted policies in the portions of Larimer County outside of Loveland +� (which has adopted a comprehensive plan) . Consequently, projections of land use patterns in Larimer County were difficult to derive since there were no policies or guide- lines to follow and previous land use decisions had been essentially made on a parcel by parcel basis. 2. 3.1 Plan Description If the trends in land use decisions and resultant land use patterns continue, by the year 2000, the land use patterns in Larimer County will differ greatly from those in Weld County. Growth within Weld County would be concentrated in and around existing communities while growth within Larimer County would be scattered throughout the county and much of the presently undeveloped land within Loveland and Fort Collins would remain vacant. Within Weld County, the Greeley urban area would attract the majority of the countywide growth. This growth would be heavily concentrated within and adjacent to the existing developed areas. As a result of the projected land use pattern (Figure 2. 3) , the population density of the Greeley urban area would increase by 48 percent, reaching a density of 6. 5 people per acre by the year 2000 (Table 2.3 . 2) . -11- s —I• now \ 069W I HOWII *67W I 1166W I WNW I 11j WNW et \-\\ z a' 114'4 IIINOYON ' ° NUNN III _.(..*:\___,, • C ys ' ,ll3 ■ 1 � iir� 3 �\ C.r PINK. P I Mecla Hollow FT CQILIN ��t,.� , Vt I S I / \ i .?. h Nw��waF r. �` Iln cilliiHr , IMw1N + ®uWIUIxE . •TON T 4 II i t II- ,w ia r • c.. f, r a• \ BAR 'Ill _Iliki,40Olt r It �� 0.9.17. fry,a miffip. 44, • . Ea IX .J` V•p° • 4b.a031. roe 4 WET I VANS NS iuwu �il . • JOHN W.. b. .. A.INmr CANrb 8 ` . MIIINIIN I §. E r Mt3 / TMnpnn fir — Ir I •■69W A \teliowKEY Millen I " S ESNIYa PPLATTIVILLI CAW AO ■ URBAN AREAS I YEAR 2OOO - � et , ..?...; - ...." ■ URBAN AREAS st, 1977 Y N c y of EMEEIONIIII KEINASIMIG i Mi[.Kl • I T.LUPTON ♦ __J��O Cole.s9 �. I HUDSON rIAN _ Jo. , I , III E IYF _ I IAAw I Ab>W 1166W •OSw I ANW SCALE © ,.. LARIMER-WELD REGIONAL COUNCIL OF GOVERNMENTS v. • I L AREAWIDE WATER QUALITY PLAN Alternative A . Hlsbrlc Trends �• ":p"�TIO NANCY ,S TIM PROVISIONS IN PART If SICCTIIOOM or nLL WATPA Pa U MANAWANIT TION cosmoSSISTANCE s FACT w 19 GRANT MS J Figure 2. 3 March, 1977 wiik ON The other major growth area within Weld County is the town of Windsor. Kodak, one of the Region's biggest employers , is located to the southeast of the community. Growth of the Windsor area will depend upon the expansion of Kodak, and would thus occur to the southeast, north and r west. By the year 2000 the population density of Windsor will increase by 110 percent reaching a density of 6. 3 people per acre. Such an increase will help the city efficiently provide public services to its future residents. A projection of the historic trends in land use decisions in f's Larimer County would result in a scattered or dispersed land use pattern. Much of the undeveloped lands between Fort Collins and Loveland would be developed for residential uses. Much of the presently undeveloped land within Loveland and Fort Collins would remain vacant while the cities would have to extend their boundaries to capture enough growth to _+ pay for existing and planned public facilities. As a result f of such defensive annexations the population densities of the Loveland/Fort Collins area would decrease by 17 percent (Table 2. 3. 2) . This decrease compounded by relatively low existing population densities for urban areas would result in unnecessarily high costs and inefficient provision of '*� public services. The difference in the land use patterns that would result, if historic trends in land use decisions continue, reflect to a certain extent the differing problems facing the two counties. The majority of the small communities in Weld r County are dependent on the agricultural activities in their immediate vicinity and would actually reduce community viability by allowing development to extend into agricultural lands. Growth of Greeley and Windsor will be tied very closely to expansion of industry within the cities and would not benefit through scattered development which isolates employees __ residence from place of work. The new employment centers developed along Harmony Road south of Fort Collins and near the northern boundary of Loveland have increased the land values between the two cities; thus stimulating farmers to sell off more land to developers to ease their tax burdens. Consequently there is an abundance of undeveloped land awaiting conversion to urban uses. Only through the adoption of a sound land use strategy of guiding growth toward existing communities and infilling of "'"' vacant lands within existing communities and providing incentive for continued agricultural activities in the area between Loveland and Fort collins, could the trends be reversed in Larimer County. L, -13- I r• w N co O 0 I + H U + r w $4 i >1 U it /C I O HIW N M o am w • o O 0 m 1/40 to r N W Ow O w 04 O O O O O 0 0 0 0 0 0 0 • 0 0000 tf10tf1000 O a N0 N1- N V' 011f1 0 O • . . . . . . . . . N W rl N C' N N V' 0, Ch eM N M rl l0 el, N O H N H HI HI w 0 0 0 r a of O a a o w cc, o O co il to H O N 4i 0 Ch CT N w U) lIt: w W14 W U e in . 4) to V' o c••• gerl CU Ch W WH c V M• ED a ca a hro e FC cl t0 0to00 NONIn o 1/40 w If1� N O N 00 M 0011!1 OD CI Q N • en CD Ol III CO Ch U1 HI V V' N ' 01 . . >1 H H O 01 0 .11 H f` M M N • Ei H a W co to N 421 tf1 im•1 r Ca M • 0 iO H 0 sa o er o O +j .r{ HI w 0 M O H 1-1 1 o w rn al u. H W W H W •r1 r-1 w 01 en 0 w a H rl 0 0 r FC D W a ro C A QQI I 0 • >. 0 (g b r >>1 m w -rl b +1 Ll b a •rl 4 H r0 •CO Ci 0 u w C) a N 0 H O 011y >1 4 >. rl r m 0 Hrdo to w • +t w 0 H mcur•1 en w C) 00 rl cc) u A >.riwm (Cl•1 040 CI N 4 $4 UHN > 0w 0 Hiai14mWU) 030 0 4) w000 • 0 wuro > 0 '0 Haa a •.g+ o owawm b 000k140 Ca 014 wa v0 Z ro.A o Fa 3 ,r -a r 3 i -14- I tie 2.4 ALTERNATIVES B&C - CITIZENS ' COMMITTEE A Citizens ' Committee was formed to develop land use alternatives. Each member mapped out their ideas as to location of future development, and listed the factors that were considered most important in designating the selected land use patterns. These land use patterns were evaluated in terms of previously stated concepts and the results of the land use suitability analysis, resulting in a list of development issues. The Citizens' Committee then divided into two groups to conduct a land use gaming technique to project development patterns. Figures 2.4.1 and 2.4. 2 portray the land use alternatives developed by the two groups. 2. 4. 1 Plan Description: Alternative B Alternative B only allowed for new development to occur within and immediately adjacent to existing communities. ,.% Table 2.4.1 presents a summary of the projected population densities for major urban areas associated with Alternative B. Growth in the Fort Collins area would occur in a northeasterly direction around the lakes in this area, and in a southern direction generally as far as Harmony Road. Vacant lands within the existing community would be infilled contributing to the increase in population density. Alternative B suggests a 35 percent increase in the population over the level suggested by Alternative A for Fort Collins; however, this increased population is accommodated with only a seven percent increase in land area. Expansion of the Loveland area is suggested in all directions, with the most extensive growth occurring in the north, south, and west. Residential development in this area is suggested. Although the anticipated population level for Loveland is approximately the same as Alternative A, the land area required to support the population is approximately 45 percent less. Within Weld County Alternative B suggests that the Greeley urban area would encompass an area 30 percent larger than Alternative A, but only 18 percent more people are accommodated .., within this area. This additional development would occur primarily in the western and southwestern portions of the City of Greeley. Due to the development occurring within and adjacent to existing communities the population density of the Greeley urban area would increase by 34 percent. r Alternative B also suggests extensive development of the Windsor area resulting in a 100 percent increase in population density. Growth would occur adjacent to the property owned by Kodak, to the northeast around the shore of Windsor Lake, and in the south. -15- i it II 7044 DPW I •MW i •67w I 1416w I USW I 10411 z lii) 1 \ ) • I i • C MOHI lilts UNGTON " r ` aid \ ' S 1 -NS. 41/4 iiiit al* z ill Kollar GWk Ft COLLI r N� �. s - ii 4 O ', r•�I. a A_ ■ r z bS Nr i, i losorillk I T M MIE E SSVIReMCI EATON• Pond Crook 1 ' • a rT .W a • or rSki ■ • d \ r � 44 o iii — LOVa • ' ND . ,aEELE ' ¢ ` • - �` ) ,ill, I OS 34 7,---, 0.,31E 'NI, I a I ff•S5r k••va" _ ",,,r„, _ wia • 45411 �l••Sr r E9� I .6 • MIU*IN ll MS NtlHOU• •k r Thompson 1044 ;Li,. nil. \ow A , KEY 1 1 •�, � I U. w5o* \ PLArnVILN , ii a IIIURBAN AREAS II _ 1 q. YEAR ZOOO _ I _ iiii ULAN AREAS e 1977 s ■ y g n IMISIONI F. NI r O ___ __JIINl15MR0 FT.IOAON 1 F Colo.52 _AM ONO MI g 11 '4-SON MN Z i 'R1 mi 8 II I e / ■N t 1 e•W I P47W •44W •MW I Rat I SCALE A LARIMER-WELD REGIONAL COUNCIL OF GOVERNMENTS "Alternative B AREAWIDE WATER QUALITY PLAN Mums S11bco1i. 11 TN PERMEATION Of MIS MAP WAS FINANCED R4 PMT THROWN A WATER QUALITY MANAMA.=TECHNICAL ASSISTANCE PLANNING =ANT PROM TN ` 1 SNVMOPIM ITAL PROTECTION AGENCY=MR MI PROVISIONS Of SECTION EM Of THE FEDERAL WA=POLLUTION CONTROL ACT Of 1972 In 9:4001 Figure 2.4. 1 March, 1977 4) O a) $4• cci au + + + + w u >1 O b1 4 O •rI . M N in 0 0amC 0 0 0 H Ui c in to N a 0 O 0 CeN 0) 00000 000000 O • 0 0 0 0 0 N O U10 C.• O 0 0OUI UIO d' ONU1 t00 0 0 r N a MOHHUT VD CD . ceHU1 U1 N t0 cr ar H HH HH • W 0 0 0 0 • O R) a O O O o N o m r v1 0 H O N 4 N H N O en en cr N w CO _ 4 N 1i PW4 O 4 U1 • 4\ r N v. o z ra•eiN • CO r�l 0 (11 q H e' sr V' M a roo a OW C4 a 0 -. ' itr 0 LO O 0000 tO NOr U10W w U1 `-' 0000N Momui n • Ow r • VD t0 Ut U1 p1 01 U1 Ha r er > 01 . • HF Ha tO 1OHH N m � M N M 4 N n q W41 O' A N CD E Z � r in 0 u01 o en CO0 H N RS o • m rn RI H w •ri H CD M tD en 0 v 4 WX O H H 1 0 a IA 4 44 tri 41 R NO a ��777 rC N m 0 0 >1 it ro >1 1'1.4 it • Ai H • ro 0 � uw `� v `� WC H mt7H ' d' R) OH H 2J U 0 0 >,H v m ro s4 04 O RIs� 0 � H 410 v 0) 21 0 V 0 0O O N 4 1-i O140CG- H 0 H0 $•4ro. . m 030 W 00 • 0 0 GI 14 ro > roro Ei-1 ,- wE •wwaacn 0 ii 't � � owa3 F 4 a 3 ro.A o 'n -17- L I I 2.4. 2 Plan Description: Alternative C For Weld County, Alternative C followed the same policies for land use allocation as did Alternative B, therefore, resulting in identical land use patterns for Weld County communities. However, a different policy was suggested for land use allocation in Larimer County. In addition to concentrating growth around existing communities, a concentration was suggested along the corridor between Loveland and Fort Collins. The result of following this policy was an allocation of approximately 23,300 people and 5,000 acres of residential and commercial uses to the area between Loveland and Fort Collins and an associated allocation of less people and land ues to the cities of Loveland and Fort Collins, than Alternative B (See Table 2. 4. 2) . Alternative C placed less emphasis on new high density residential areas than on more land consuming single-family developments. This less concentrated development pattern in Larimer County would actually result in a decrease in the amount of people accommodated in similar acreage figures, , thus increasing the demanding for land. The Loveland-Fort Collins Corridor would develop along U.S. Highway 287. The level of development in this area would result in the establishment of a new urban area equal to the City of Loveland today. Assurance of adequate public services and facilities to this area would rest with Larimer County unless the residents of the area choose to incorporate. 2. 5 ALTERNATIVE D: REGIONAL AND LOCAL PLANNERS r To incorporate the existing plans and policies of the local governments into the regional planning process, members of the local and regional planning staffs used a similar land use gaming technique as the citizens ' Committee to develop this land use alternative (See Figure 2. 5) . Unlike Alternatives B & C, the small towns within Weld County were represented in the development of this alternative. Any existing comprehensive plans were incorporated into this alternative, while the planners used their professional judgments and their knowledge of the physical, social, and political environments, in areas without adopted plans or policies. Since this was a land use gaming exercise, the related population projections do not reflect the official population projections for these communities, rather the amount of people that could be accommodated within the designated urban areas. n -18- n 1 _ /.. I / /., e', - vow y FOVW I K 1Fww I *67W 1 1166W I *65W 1 F64W r u NP° §ii ?. 1 [IIINGTON v C. TE*.T. iii, it ,ii„,,, 2 a I3 a al cc.. . vluc INA Honer FT c0LLI ` l M.... \ , / \ 1.1 r. �_ II r HO..etwtA I _ bfe.vw. qi ',ANS Mvr el I IIII \ e 4IMNATN ®SlV!*ANC! EATON i E f Fenil Cmk I c. ' a. \ - R I I - .� <. _ J Nri\ i `` ■ , '0... V I • LOV AND IR 'ELE toe iNFFSIY assuirlo Pkg‘homP`p° . 1 ` � +� i [V1N5 R E - �t4LLLl! lb�mf. Corm 1. '"low ..� • MIl1ElN 3 i E : -- REFTTgOO R.v.I ,MmPwn b / F OW P 116NW — / KEY 1 0 MEAD 5 Milton / 2 Teelip C 2 MATTIVIII[ Q r Colo.w alURBAN AREAS I E so ' s YEAR 2OOO ,,,r" Jo - ■"URBANAS Si. E Z . n F V f� 1:: I II re m O A T.(UPTON — ■ R __ IWCON° i Cole. SE at IFUDSON 2 ME � � ma 1 41 EI - Y _ o` R I FORw I FO)W FwW R6SW I R 64 1 / SCALE A LARIMER-WELD REGIONAL COUNCIL OF GOVERNMENTS " �w°' AREAWIDE WATER QUALITY PLAN Alternative C Citizens Z bcommittee TIE PRVARATION Of TIES MAP WAS FINANCE,IN PART THROUGH A WATER QUALITY MANAOIMINT MEN EM.ASSISTANCE PLANNING GRANT PROM TIE INVIRONMINTAL PROTECTION AGENCY UNDER TIE PROVISIONS Of SECTION 206 Of THE NEURAL WAIN POLLUTION CONTROL ACT OF I972 LPL P2-0001 J Figure 2.4.2 March, 1977 n • a) N cr o ro + + H .c + .n • 1C) a) I.1 >y 0 4-) 4 O • •r1 cn on 0 0 al 10 0 O O C H d' in to ?. N a 0 0 O a) a 00000 000000 a • 00000 N O U1 OIL O ro, 0 Ni. 0 U10 V' ON Li) wo 0 O N a O1 Tr CD ri c•1 VD CD v ri VI r•I M VD N V' V• H N H H H a) 0 0 0 0 1• ai N !) in V' N • 0 4 d' N w CO [4W a) i U n a a' in . -P to V• O r Q.•ri a) • al O mrI v a en w raawo O O W x 04 r 0 h ro U C) VD CD DOO N ONUIOW w U1 `-' NONOO MO01 0 0) CV O [ N • M VDD1intn 010 H _eN _ e O >1 H H O 01 0 V' e-I H N tr1 tr1 N • }, El Ei H KC 4-I m ‘CD CV in U1 - CO O N 2 f q H C A 0 a O m pp rJ Z �a w in H 000 Hm o u, D1 ro a H w •ri H a) U. M 0 a) ^ 4 0 w C) H H 0 0 . O• 0 'U C$4a > ICI q• IV 4)) 14 b N 0 4 O C 00I AU) >y 4 �U (1,1 V a *0 • it 0 .-I 'C) C) ro N • 4) 0 0 H tl) 0 H a a) C) HC ri rCl CJ R >r.-10wro1a 040 N 4 $ UHi14 > 044 o GI HiW $4mu' CD 0 0 C) a) O O O • CJ 01 N ro > ro •O HI-1I-7 a •9 40 b � � c� wa -4 a w a 3 r 03 0 A 0 -20- f e 2. 5. 1 Plan Description: Alternative D The Weld County growth patterns were similar to those in Alternatives A because of their Comprehensive Plan; however, Alternative D anticipates a more than tripling of Loveland's population, at a 60 percent increase in density (see Table 2. 5.1) . The increases resulted from the designation of six high density residential areas. Alternative D represents the highest population density of all the Land Use Alternatives for the Fort Collins area. • This is accomplished by suggesting the establishment of several major high density residential areas. Only limited expansion of residential development between Loveland and Fort Collins is suggested. p r r r r -21- WOW ROW I WOW *67W; I RNW i *63W I ROOT G le. i - , • I NIMN � :MOTOR , ` — AI I 3 FT.COLLI ,. - call . N--N•M Resstratr NN I tx I . I El AfiWRux. EATON . — R i • St, il Wail Cr e. ` • s • LOV AND 1'' GREELE b. of N tS,,ttf R/t. OF ail i II ace isawr a Lea •07 rm 1 u cl w LLB WorerveD- e r. ___ L-M L. M 3 l .1 3 0 MIT P. Thanes SV.Ie I \IOW ill RI / — 1 KEY If) • rits, 1 - ( MATTIVIIII J III YN AREAS EAR 2000 II Lw.« AREAS R I - ��RR,�{{eee� J ile R ;... - X1977 L• i ■ diti !MUM* 5 n O ■ R_SPNLM•S _ '1 URIC tt T.IOR19N - _. Al S ..N .r FY • , td ROM _ .6PW I ..,w III 66W •66W I *64W KALE A LARIMER-WELD REGIONAL COUNCIL OF GOVERNMENTS Alternative.... AREAWIDE WATER QUALITY PLAN D Regional & Loca I TIN PRIPARATION OF s MAP WAS FNIO N PART MOURN A WATR ORALNV MANAIMIM NT RO•NCAL ASSISTANCI PLANNING GRANT FROM TIN Planners NVRIONMNTAL PROTECTION ARMYuNO A ON R TIN PROVISIONS OF CTI SOS OF THE FOAL WAIR92-300}POWITION CONTROL ACT Of 1972 In -7OOI J \.. Tilt MKI Figure 2. 5 March, 1977 I.; 0 10 a m O 0 + + + 6 A + P1 V • 0 $4 >1 o +I < O • -IA N. 01 N in en o Q1 r W N w 0 H In 1/40 10 W n 00 0 a i 00000 000000 0•11 0 • 00000 In01n0 o 0 0 OOIn In0 NI.Nd' 01In a 0 N a WN tog ro' r•I c O. 01 a' N N W CO N O H r-1 r-1 H r1 0 O O O • 0 n O ro 0 0 0 0 O N 1- N O O 0 $.1 P4 N U 01 N 01 04 Q 4 N H H w U3 4 0 I'1 (C,) >1Kg in • 4.1 N N V' 0 r- 04--i 0 • ON 0 NH a V' d' M pq ri W 0 P4 0 0 D O W a 11 0 17 0 O C) 000010 N ON In OHO w U1 '•-•• 0000N M Oa1In CO Qa N • WO111N01 01 N.ri sr l� V' >•I H H O M 0 r•1 H V' I— M M N H � a 1010 N NIn m cnz4-1 • Er. qE 14 a A N o 0 d' 0 01 ++ •r♦ N W 0 O M 0 r1 $ O N a1 03In O H co cri W H W •r1 r-H N ' M 10 M 0 v W 0 r-I ri. 0 0 0 a 44 en a al ca a 44a 1 • •a • W 1044 a b>1 ' . C 0HOQ• 4 H U 0 0 PHi • in G) 0 ri TO O 0 0 ?Ira N N 05 $4 0.Q go• u 0 +- H 0110 vW ' OMo OUo N 4 14 c� l4awra 0 HW $4ro m o30 a) o o • N C) v $ ro > ro ro E a a a •a • waav)41 0 '0WOO444 a Ca 4 w a 0.) 14 3 A A o E-Ir L -23- CHAPTER 3.0 EVALUATION OF LAND USE ALTERNATIVES r, Evaluation criteria were developed to provide for evaluation of land use, environmental, and economic aspects of each alternative and to facilitate the development of a land use strategy that would result in efficient utilization and management of the Region's resources. This chapter discusses the land use issues that were used to define the evaluation criteria and then presents an evaluation of each land use alternative based on the defined criteria. 3.1 LAND USE ISSUES "In 3. 1. 1 What is the Appropriate General Pattern of Land Utilization in the Region? Land uses may be distributed in an almost infinite variety of configurations. "Clustered" and "dispersed" patterns represent the traditional polar alternatives.. In recent years, the appropriateness of dispersed versus concentrated land use patterns has been questioned due to attendant, economic, environmental, and social costs. A recent publi- cation prepared for the Council on Environmental Quality, The Costs of Sprawl (Real Estate Research Corporation, April tr 1974) supports arguments against dispersed land use patterns. The report states : "Planning to some extent, but higher densities to a much greater extent, result in lower economic costs, environmental costs, natural resource consumption, and some personal costs for a given number of dwelling units. " n Pertinent factors relating to the appropriate land use pattern for the Larimer-Weld area include: 1. Dispersed land uses necessitate a more extensive circulation network than concentrated patterns, incurring costs e considerably higher than would be attributable to a concentrated pattern of development. The greater the dispersion, the greater the linear length of roadways required to connect residences with destination points (employment, shopping, entertainment, etc. ) . In addition, the effectiveness of public transportation systems depends on concentrations of potential users. Lower concentrations and densities result in higher operating cost and generally lead to a greater reliance on the automobile to serve the needs of residents. 2. The costs of providing services to a dispersed popu- 'ry lation can be considerably higher than the costs of providing equal services to a concentrated population. The need for extended services and maintenance for all -24- c neighborhoods in a dispersed population results in higher capital and operating expenses than the provision of the same services in a concentrated area. Where facilities do not need to be locally distributed, the residents must incur higher transportation costs in getting to and from the facility as their distance from the facility increases. In addition, dispersed develop- ment may incur inequities in the financial support of public service systems. Those residing in outlying areas may use libraries, museums, parks, and other services in urban areas without appropriate compensation to the municipality providing the service. Hence, the resident of the municipality assumes the burden of costs for others ' benefits. 3. As a general rule, the greater the dispersion of land uses, the greater the capital costs of providing utility service systems (water, sewer, energy, and communica- tion) . Collection and distribution systems would have to cover more distance to service a dispersed versus a concentrated population; therefore, the capital costs of providing such services would be higher. In addition, concentrated land use patterns allow for economies of scale in sewage disposal. 4. The economic viability of a recycling and maintenance C program for older community areas is directly related to intensification of use in the area. The outward shift of uses often accounts for deterioration of the older areas. 5. A decreasing supply of land available for development C is accompanied by a commensurate increase in the value of developable land. In general, the greater the scarcity of developable land, the higher the price such land will bring. Similarly, a region with a growing demand for an abundant supply of developable land, will also be characterized by increasing land values. The difference being the artificially high prices of land in a dispersed area, caused by speculation and leap- frogging development pressures. 6. Air quality is directly correlated to the distance and number of daily automobile trips. Dispersed land use C patterns encourage longer trips; hence, heightening air pollution, while concentrated patterns minimize total vehicle miles traveled (VMT) , thus lessening pollution. According to The Cost of Sprawl, automobile pollutants can be reduced 20 to 30 percent by concentrating urban land uses. -25- f f°41 ^ 7. Water consumption is directly related to the density of land uses. Per capita consumption ratios are lower in concentrated urban areas than in dispersed suburban communities. Suburban developments use more water than urban developments to irrigate extensive lawn and garden areas. The per capita consumption rate of r apartment house dwellers is roughly half that of sub- urban dwellers (Milne 1976) . 8. Noise levels are impacted by the pattern and density of land uses. In a dispersed pattern, the lengths of highways and local streets would be greater than in a concentrated pattern. Consequently,q y, noise impacts would be spread over a larger area. A concentrated pattern would result in increased noise levels at centralized activity points and reduced levels in outlying areas. It should be noted, however, that actual noise exposure is a function of the specific siting of land uses (i.e. , a concentration of residents in a high-noise area would expose a greater number of residents than a dispersed pattern) . It is the greater opportunity for avoidance of high noise that can be attributed to a concentrated pattern. 4, 9. A dispersed land use pattern will disrupt native vege- tation and wildlife to a greater extent than a concentrated pattern. The greater the dispersion, the greater the the amounts of land that are utilized; consequently, the greater the potential for disruption. ' Development in a concentrated urban pattern would be focused primarily in and around existing urban and suburban areas where vegetation and wildlife have already been disturbed. Species that are less sensi- tive have adapted to the presence of man. Those of greater sensitivity have migrated to locations away from existing communities or become locally extent. Continued concentrations of urban uses would have a minimum impact on existing species, while a dispersed pattern would affect outlying areas where sensitive species have migrated, causing substantial disruption. A 10. Consumption of natural gas and electricity is a function of housing type, distribution and orientation, and in- dustrial/commercial demand. Apartment units and high-rise buildings consume less energy than single-family units. Consequently, the increasing densities of a concentrated pattern require less energy per unit than a dispersed pattern. Additionally, a dispersed pattern of development requires longer transmission lines than a concentrated -26- OM pattern, which results in higher losses in energy during transmission. Gasoline usage is a function of total VMT. In a dispersed land use pattern, VMT is higher than in a concentrated pattern. Therfore, dispersed land use patterns create higher gasoline consumption on a per capita basis than do concentrated patterns. 11. A dispersed land use pattern would tend to perpetuate fragmentation of public services. Fragmentation of services often results in a low level of effectiveness and efficiency, and overlapping jurisdictions hinder a coordinated effort to provide for and guide growth. Agencies often compete for available funding and tax r dollars can be spent on capital improvements that con- tradict improvements made by other agencies. All of the factors discussed above indicate advantages that could be gained by directing future development in the Region in a concentrated pattern and the disadvantages of allowing development to occur in a dispersed manner. Based on these factors, it is obvious that the Region would benefit through the development and adoption of a land use strategy that resulted in a concentrated land use pattern. This first land use issue addresses the generalized land use patterns. The following issues focus on specific locational uses which, when resolved will in the context of the overall regional land use distribution strategy, help define the best regional land use pattern. 3.1. 2 Should Agricultural Lands be Protected from the Intrusion of Urban and Suburban Development? Any significant expansion of existing urban and rural com- munities will consume lands currently in or capable of agricultural production. To avoid consumption of these lands, new development would have to be restricted to: 1) r intensification and infilling of existing urban areas; 2) development in the mountains or the extreme fringes of the Region. Though many vacant parcels are found in existing communities, this capacity is insufficient relative to projected demands. Development of fringe areas would result in a highly dispersed regional land use pattern and all the associated disadvantages and costs outlined in Section 3.1.1. Therefore, it would be inappropriate to require retention of all productive agricultural lands at the exclusion of other options. A more logical approach would be the allocation of n urban growth in such a manner that agricultural production -27- r, is maximized and cost of urbanization is minimized. Such a solution is possible by allocating development around exist- ing communities in areas of less productive agricultural lands. 3. 1. 3 What Should be the Relationship of the Pattern of Urban Development to Existing Services? An important indicator of the quality of life is the adequacy of services and facilities in meeting the needs of the population. Among the services essential to the functioning of a community are sewage treatment, water, solid waste disposal, highways, energy (electrical and natural gas) distribution, schools, health facilities , and police and fire protection. Accessibility to and the quality of services are measures of their adequacy and are significantly af- fected by the pattern of land use allocation. Public services have been developed throughout the Region to eN serve its residents. A detailed evaluation of the 4 alterna- tives conducted as part of the 208 program concluded that if regional growth does not occur within the potential service districts of existing facilities, existing facilities will be inefficiently utilized and new facilities could be requir- ed. Inefficient use of existing facilities combined with possible requirements for new facilities would unnecessarily increase the cost of wastewater treatment for the Region. 3.1.4 What is the Significance of Vacant Lands in Determining the Pattern of Future Land Uses? Much of the peripheral, and to a lesser extent, the internal development of urban areas of Larimer County are characteri- zed by a scattered pattern of developed and undeveloped lands. Without a strong policy to infill available vacant lands in existing communities, many areas have been prematurely taken out of agricultural production in anticipation of 00, development. Such properties are problems to property owners who must pay higher taxes, to cities that must provide public services, and to the public that looks at scattered vacant lands breaking up the visual character of the area. In efforts to efficiently manage growth by infilling vacant es lands and reducing the premature conversion of productive agricultural land, the cities of Loveland and Fort Collins have been forced to annex large sections of undeveloped land adjacent to their boundaries. J04 The scattered development pattern that would occur in the absence of such defensive annexations by the cities would require the extension of public services over a large -28- ' T noncontiguous area which would result in unnecessarily high r costs of providing such services and the continued premature conversion of agricultural land to transitional vacant uses. The adoption of any regional land use strategy will reduce the problem of having land prematurely enter a transitional stage; however, only a policy strongly advocating infilling of existing vacant lands will help existing communities efficiently utilize their resources. Weld County has been pursuing such a policy since the adoption of its comprehensive plan; however, Larimer County has yet to adopt such a policy. This is why the major problem of transitional uses varies widely between potential jurisdictions. 3. 1. 5 What are the Implications of Environmental Hazards and Constraints on the Future Land Use Pattern, and How Can They be Avoided or Mitigated? A number of natural environmental systems are present in the Region which would severely impact the pattern of land utilization. The most significant hazards are the floodprone areas of the Cache La Poudre, Big Thompson, and South Platte River and St. Vrain, and Boulder Creek. Development of urban uses (excluding certain extractive industries) in these areas is inappropriate due to the potential loss of life or property. Other hazards present in the Region include areas of severe slope (in excess of 30 percent) , building site soil con- straints, erosion hazards, and septic tank limitations. None of these represent an "absolute" threat to life or property. However, the costs of remedial actions can be substantial. Ignorance or disregard of the potential impacts of natural hazards can result in destruction of property and loss of life. Therefore, it is important to develop policies that will eliminate or minimize these problems. 3. 1. 6 To What Extent Should The Land Use Pattern Respect the Sensitivities of the Region's Natural Environmental Systems? The Region is characterized by abundance and diversity of wildlife. A number of areas have been defined as "critical" habitats; these are sensitive to or threatened by the intro- duction of urban uses. Generally, the land use alternatives prepared by the citizens ' committee and the local planners have recognized environmentally sensitive areas, designating them for open space or recreational uses. Most vulnerable to urban expansion are the wildlife habitats surrounding lakes in Larimer County. The recreational and visual amen- ities offered by these make them extremely attractive for -29- 1 r urban development. The land use alternatives reflect vary 0""' ing levels of growth in these vulnerable areas with Alterna- tive A portraying the most growth in such areas. 3. 1. 7 What Should be the Type and Character of Development in the Foothills and Valleys of the Rocky Mountains? The foothills of the Rocky Mountains exhibit a unique geo- logic and biotic environment which could be adversely dis- rupted by intensive development. The geologic and soil characteristics physically inhibit development. Severe slopes restrict the extent of use and construction often n requires blasting. Most of the area is highly unsuitable for septic tanks, as the soils cannot effectively filter wastewater discharge. Therefore, intensive development of the foothills could, without the presence of sanitation treatment systems, adversely impact water quality in down- stream areas. The area is a highly used hunting, fishing 01> and camping area and intrusion of urban uses would signi- ficantly lessen its recreational attractiveness. Although none of the land use alternatives designate develop- ment in the foothills, development in the foothills and valleys should be carefully structured to prevent degrada- r tion of water quality, ensure geologic stability and maintain and enhance recreational resources. 3.1.8 Should Resources Be Allocated to the Recycling of Deteriorating Areas? How Can Further Deterioration be Avoided? rt As communities age and grow, areas of initial development often deteriorate. New areas develop on the urban fringe, where land is cheaper, more abundant, and more accessible than in the urban center. When commerce and employment move, residents tend to follow. The effect of this trend is the spiraling exodus from the urban center to the outlying areas of commerce and employment, accelerating deterioration even further. For successful redevelopment of the downtown areas and pre- vention of further deterioration of older commercial areas, it is essential to increase the extent and densities of adjacent residential areas. By increasing the number of residents, the potential market for retail uses is heightened. Residents would be able to walk to areas of commerce, rather than use the automobile. a'y -30- r9 3.1.9 Should Urban Land Uses be Developed along U.S. 287 Linking Fort Collins and Loveland? The issue of developing the corridor between Loveland and Fort Collins is the prinicpal difference between all the land use alternatives. Alternatives A and C portray extensive development in this area while Alternatives B and D portray very limited development. From many standpoints including rural community characteristic; availability of public services; proximity to major employment centers; existing land use; and lack of sensitive environmental resources, the area between Loveland and Fort Collins is suitable for development. However, a regional land use planning process must look beyond the simple question of whether land is suitable for development, it must raise and answer the question of what is the most appropriate distri- bution pattern required to accommodare an anticipated level of growth. t Intensive development of this area would significantly alter the prevailing urban land use pattern. The extent of such alteration would obviously be dependent on the location and intensity of development. In addition to the problems already attributed to a dispersed land use pattern, existing r rural character of this area would be drastically changed if such scattered development occurred. The area would take on the appearance of a suburban community rather than retain its rural character. Any development in this area, whether dispersed as reflected in Alternative A or concentrated along U.S. 287 as reflected in Alternative C, would increase vehicular congestion problems along U.S. 287 and consequently necessitate upgrading of al- ternate north-south routes to maintain access. Such development would also result in higher VMT and related problems discussed in Section 3.1. 1 and would perpetuate the deterioration of the downtown areas of Loveland and Fort Collins. The land use alternatives tend to reflect absolutes of development or no development where the logical answer to the dilemma may be a limited level of development recognizing the problems. !^ 3.1.10 How and to What Extent can Limited Resources be Conserved; and to What Extent does this Concern Impact Land Use Development and Distribution? Consumption of limited resources such as energy and water is an unavoidable consequence of population growth and its accompanying urban and suburban development. The rate of -31- r^ consumption is a function of the nature, intensity, and distri- bution of land use, the design and occupancy of structures, and lifestyles. From an energy standpoint, a pattern of land uses where the place of residence, employment, commerce, and recreation are concentrated within close proximity, thus reducing VMT. In reality, this ideal is not wholly attainable, since past regional land use decisions has prevented this option by dispersing major employers. 3. 1. 11 How can Adopted Land Use Plan Policies '.� and Programs Effectively Guide Future Development in the Region? Lack of commitment to the policy plan on the part of decision- makers will result in an inconsistent and haphazard land use development. Wholesale granting of variances, conditional n use permits, and plan changes in the name of "flexibility" often reflect an attitude of indifference or a fear of planning as an effective mechanism to guide future growth. When "flexibility" is used to encourage innovation or to accommodate more realistic projections, it can be a powerful tool in creating a "dynamic" rather than "static" plan. A plan for the future can be an active and vigorous instrument to remedy existing problems and accommodate future changes. 3.2 ALTERNATIVE EVALUATION To provide for a full understanding of the differences rs. between the land use alternatives , the land use issues dis- cussed above have been used to develop specific criterion to compare the environmental, economic, and land use aspects of each alternative. In many cases the land use issues encom- passed factors which lead to the selection of more than one criteria. Tables 3 . 2-A Environmental Criteria, 3. 2-B Land Use Criteria and 3 .2-C Economic Criteria relate the land use alter- natives to general evaluation criteria for physical planning/ r^ -32 C N I N G b• N 1 C N A � U N CL W ' to G CO •C W • "0C q O N H 7 0 0 N • C H CO a ✓ N N C) ti •"0E'0I N Yro HI NT, .•i14 '4 14 111 • Yro.irok g N N O O O co W 4404 0 Q H Q O C H Q N C a C W 4) U G C ✓ W H k '1 H U > .C ro 44-el H 14 0 C•.I W 0 k N q H 1 H H H g N >.C 7 U C k r U H ro O.n 0 .H C H •• WC: ✓ C H Y C E H W 0•.I A u W H C W 0 0 7 0 HOC CLOH0 .el 0r c4N Ok C. 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G ro )a•.-1 > 0 • 6) ro 0 +1 ro'0 0•0 0) 7'-1 0-•1 CO 0 In•.1.-I > at ..1.-1 O.--t sa 44 0.,.1.-1 0) 4 $4 7.-4 ro ro rd 7 w t,1 O.-I 0. .-4 < - 0 (0 0 7 N U00000100344001 0 0 001 0 7w 0 ro C Z V 1+'0 a1 N•.I ) U 1+ $4 U VI 0 U a) W E+ M a U 1 H N N . E U) 6) 61 O A 0.� Z ' ?� 3 W c yfa ,^ ..1 U 4.N a C a• •0 t M ar tt3 LI a c0 a 38 I - 1 n CHAPTER 4.0 THE RECOMMENDED PLAN It is the intent of this Chapter to summarize the recommended strategy for the orderly use of land in the Region to the year 2000. Recommendations reflect the review of regional "ts characteristics; evaluation of land use determinants conducted by city, county, and regional planners and the consultant as expressed in the land use suitability analyses; land use alternatives reflecting historic trends in regional land use decisions, policies of the Citizen's Committee, and policies adopted by local governing authorities; and the evaluation of the land use alternatives in terms of land use issues and associated evaluation criteria raised by the alternatives. It should be cautioned that in developing community land use concepts, the initial focus must be on the Region. No community exists in isolation from all others; actions exer- cised on one often impact all others. Independent and un- constrained activities in each community or geographic area, without reference to the regional context, can incur signi- ficant long-term impacts. 4.1 PLAN DERIVATION To ensure orderly utilization and efficient management of the regional resources, it is essential to determine the lure of anticipated growth for the entire Region and for each of the communities within the Region. I1 4. 1.1 Population Projections A series of regional population projections which adequately serve as an indicator of regional growth and therefore as a basis for land use planning, reflect the anticipated popula- tion increase to the year 2000. Based on the regional data, a series of community population projections were developed to determine the anticipated growth for each of the communities within the Region. The population projections developed for the communities within the Region are sensitive to local growth trends and to the regional growth potential. Table 4.1.1 includes the community population projections for Larimer and Weld counties. The majority of the growth will occur within the major urban areas, while smaller communities will also experience some growth. A portion of existing rural area population will drop because of annexation by urban areas. -39- by O 0 0 0 0 0 0 0 0 0 0 0 0 O 0 0 0 0 0 0 O O 0 0 0 O O O o O Sr M W N O 00 o OM o o N M O M I.0 ON N C' H4 M OHI J A N HI )43 HI N • I , i • 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N OA WI 0 O H 0 U, O M o or- r1 N in N N in in C' r .r l0 in NN M Ul CO H H MO M f-I N L M N { .41 • 000000 0 00 0 00 0 r 0 0 0 0 In 0 C' 01 0 0 0 In M 0 M O WI V' 10 N 10 to If) m Ol d' Ol CA MN N d' N H H N O H rHi r1 C' N H r I 0 0 0 0 0 0 0 0 0 0 0 � in 0 0000u10 0 0 In O CO 0 in 0 In in Ill N CO In C' CO In N 0 N HI M W • • M In HI H NO CO HI V' N t0 n N en CO M rI ro • tor to z H H U O O 0 0 0 0 0 IOn O 0 0Ol N w O O O O M o in C' O 0 N M CO O O co Hi N M C' O . 0 to C' ri N o 01 ^ a, M N O r-1 N N 1n l� a .-1 07 M In I F m • r '( O b 0 % b N. a W H. 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H 4I • 0 0 0 0 0 0 O 0 0 0 0 r` 0 0 0 D H m 0 H 0 0 0 rn 0 In ul 40 N H r1 N 0 N ul r. 0 0 0 0 0 0 0 0 0 0 0 N 0 0 1n C •-I r- 0 N l0 01 e 01 rl m ul m H .. ri en o in N V 0 0 0 0 0 0 0 r 0 0 0 0 0 t` 0 0 N H1 N 1n N 01 Cr) m Cr rl N M in H •..1 r1 m 0 .i v r 0 1n 0 0 0 ul 0 O NO 0 0 ON 0 1n CO 10 0 O u) 01 CO N ID N H 01 0H r1 A V '-I rl In P N U1 W td 11 W id 1, 0 1n 0 0 0 ul 0 td • o IN CO 0 0 N 0 TS m ro o Co N v 0 a a roN .J H el rl 01 11 b 11 r H N O 4 O aa a 0 1, J, • U 0 N C U C -.1 C a •� 0 .-1 0 0 N h m l0 N 0• 0 td 'U N l0 r. N 0 O W N 0 cr H 01 N N U U H W T N H N Hi 01 N td W a)HI H HI el 01 •n el 'i N r1 0 11 H W • 41 a C N .I W 11 0 • a 14 0 N > • E it w u oi en1p 01 Tr H N N ',G 0 4 W W r S1 H w A CO tD in U) N N N 01 U1 HI gal 3-1 a ro w o -H m � H H Cr, 01 000O •. v N C Hr1 co H4-u W C 0 01 w 0 O td O C u1 b1.ti N C W 7 m w m V C 1+ wIC 0a r H W N U U W a 'Co,N O r iy a>i m C "0 00 v O v 0U O 00 .CO �/ TO $I N N N '3 0 • Of 01 01 + y1 l W W •b O MI 0 v7 .-1 H W 41 td W > a U W H a p H O W -H C N RI /C < P4 (.4 via 'aa 4) O NA .01O r H a H H 4Z .n PI 4 .2 RECOMMENDED LAND USE POLICIES The following policies recommend the strategy that would '� result in the most efficient use of the Region's resources and be most responsive to existing land use policies. 4.2.1 General Pattern of Land Use in the Region e 1. Population and land use growth shall be concentrated in and around existing communities. 2. Each community shall designate a breadth of land use types and densities within their jurisdiction. The larger areas shall designate lands in a manner to promote self-contained communities (i.e. , residential, employment, commerce, recreation, cultural, public services) . Smaller communities shall designate a range of uses appropriate to the market support (e.g. , covenience commerical, local schools) . 3. Intensification of existing land use densities and infilling of vacant parcels shall be encouraged. 4. Open space buffers shall be established between communities. These shall include recreational greenbelts and/or areas of agricultural production. Its 5. Proposed residential projects shall be encouraged to develop as "planned unit developments. " In such cases, residential densities would be considered as an average for the total proposed development site, to promote clustering and the provision of open space. 6. Commercial development shall be encouraged to locate within existing communities , unless it can be demonstrated by the developer that the proposed commercial use cannot be reasonably located in these areas. 7. Commerical development designed to serve the agricul- ' tural base of the Region shall be located wherever practical within an existing community; however, whenever n -43- r distance from a community makes this impractical r or financially enviable, facilities within easy access to each agricultural area will be encouraged. 8. Automobile oriented commerical uses shall be encouraged to locate either within existing communities or at intersections of major highways and freeways. In the r latter case, the developer must justify the need for the proposed commercial use, and define its associated environmental, economic, and social impacts. 9. Public service facilities (schools, libraries, health facilities, police and fire centers, governmental r administrative facilities, cultural centers , etc.) shall be located within existing communities. 10. Neighborhood and community parks shall be provided in all urban areas. r 11. Industrial uses shall be encouraged within existing communities; excluding low-employee related agricultural industries and those dependent on the unique resources of a particular site (e.g. , mineral extraction, lumbering etc. ) . 12. Costs of providing services within the communities, excluding those directly incurred by a developer, shall be borne by the community residents. 13. Proposals for new development outside existing communities shall be carefully evaluated according to their: a. Impacts on the regional distribution of land uses, b. Impacts on the economic viability of uses in existing urban areas, C c. Costs to the residents of the Region for the provision of urban services , d. Impacts on agricultural production, e. Relationship to critical wildlife and vegetative C habitats, f. Relationship to areas of environmental hazard, g. Impacts on regional and local recreational systems, r' h. Impacts on school systems, -44- c hi. Requirements for modification of existing cir- culation and transportation systems, j . Impacts on air quality, k. Impacts on regional VMT and resultant air pollution ios and noise, 1. Relationship to regional and local water and wastewater management systems, m. Consistency with resident attitudes and perceptions. !^ If proposed development development plans are accepted by the jurisdictional agency, the developer shall bear all costs associated with provision of services and utilities. Supplementing the general land use policies recommended above, are the following other policies: 4 . 2. 2 Maintenance of Lands in Agricultural Production 1. Future urban development shall be encouraged in areas of or immediately contiguous to existing or planned rr urban services; thus minimizing travel time. Adequate public services shall be provided in defined areas to meet the needs of the resident population. They shall be expanded at a rate commensurate with growth. Phasing of their implementation shall be timed to prevent gaps in service. As feasible, non-utility services shall be established in central urban areas. 2. Existing districts with sufficient capacity shall be upgraded to meet forecast demands defined herein, or subsequent refinements adopted by the local jurisdictional agencies. 3. New special districts shall not be created without a comprehensiye evaluation of the economic, environ- mental, and#social impacts of such action prepared by recognized experts. New districts shall be responsive to potential demands and not be provided dolely to stimulate growth. 4. Proliferation of service districts shall be discouraged while consolidation of existing service districts shall be encouraged when it tends to improve the efficiency and economy of the service. -45- 5. New energy generation systems shall require a com- prehensive analysis of environmental, enconomic, and social impacts. 6. Major arterials shall be developed on a regional basis (pursuant to Transportation Title 23 , U.S. Code Section 134) . 7. A unified and integrated circulation system shall be provided throughout the region. The existing facilities shall be utilized to the maximum extent possible. 8. The circulation system shall relate to existing land uses and topographic features. 9. Public transportation systems shall be evaluated according to their appropriateness and feasibility, with emphasis placed on service to the low-income, elderly, and disabled. 4.2. 3 Infilling of Undeveloped Lands in Urban and Rural Communities 1. Development of vacant lands within communities shall be encouraged with tax bonuses or increased densities, while leapfrogging development will be discouraged with ,. higher utility fees. 4.2.4 Environmental Hazards 1. In areas deemed significantly hazardous to the health and welfare of the public, future development shall be r. limited and controlled unless appropriate corrective measures can be implemented. 2. Floodprone areas shall be designated as "Flood Plain Management Areas" , and spatial development standards applied therein. 3. Areas of excessive slope (exceeding 30 per gent) shall be designated as "Hillside Management Area," with appropriate performance standards developed by cities and counties to minimize potential hazards. 4. 2. 5 Environmental Sensitivities 1. Future growth shall be directed away from areas exhibiting high environmental sensitivity to land use development unless appropriate mitigating measures can be implemented. -46- n ttr L.f, 2. Disruption and degradation of the environment shall be minimized as land use development occurs. Land uses shall be integrated so that they are compatible with natural environmental systems. ,r+ 3. Expansion of urban uses into areas of rare and endangered species shall be prohibited. The breeding grounds of the White Pelican and the wintering range of Bald Eagles along the South Platte River, east of Greeley, shall be designated as permanent open-space preserves. 4. Significant plant and wildlife habitats in the Region shall be designated as "Habitat Management Areas. " These areas shall be limited to grazing, educational observation, fishing, hunting, hiking, picnicking, and other light recreational activities. Habitat disturbance shall be prohibited, excluding specified hunting and is fishing activities . 5. Environmental degradation shall be minimized by enforcing controls on sources of pollutants and noise. Land use development shall be concentrated within and adjacent to existing communities to minimize regional and local air quality , \s, and noise levels and disturbance of native vegetative and wildlife communities. 6. Sanitary waste collection and treatment systems shall be required in all service areas , and areas characterized by severe and moderate septic tank limitations. 1 4 . 2. 6 Development in the Foothills and Valleys of the Front Range of the Rocky Mountains t1. All foothill areas characterized by slopes in excess of Cli 30 percent shall be classified as "Hillside Management Areas" and appropriate conditions of development applied. 4 .2.7 Recycling and Regeneration of Deteriorating cLand Uses iQ 1. Recycling and regeneration of deteriorating urban areas shall be encouraged. Appropriate rehabilitation, demolition, and rebuilding programs shall be pursued. Continued maintenance and rehabilitation shall be encouraged to prevent community deterioration. e -47- eA 1 2. To prevent further deterioration and provide an incentive for public sector redevelopment, residential densities in areas shall be intensified 'immediate) adjacent Y to the older "downtown" areas of Fort Collins, Greeley, and Loveland. 3. Educational programs shall be established promoting continuing maintenance of housing. 4. 2. 8 Development in the U.S. Highway 287 Corridor between Fort' Collins and Loveland 1. Development of Fort Collins shall be encouraged to Harmony Road as its southern limit; and Loveland to approximately two (2) miles north of Lake Loveland, as its northern limit, with the landbetween the two encouraged to remain in agricultural production. Development of "Residential Planned Unit Developments" ' C shall be encouraged in the area immediately south of Harmony Road, flanking U.S. Highway 287. 4 .2.9 Conservation of Natural Resources 1. Development of urban land uses (residential, commercial, industrial, and public facilities) shall be concentrated in and adjacent to existing development to minimize consumption of limited water and energy resources. 2. Land use densities shall be intensified to promote the viability of mass movement systems in the urban communities. 3. Development of residences apart from existing com- munities shall be discouraged, to minimize the total vehicle miles traveled and energy consumption in the Region. 4. Use of alternative energy resources (e.g. , solar) shall be encouraged in the development of residential tracts. 5. In developing strategies for the treatment of wastewater discharge, the feasibility of reuse for agriculture, e injection into the ground water supply, industry, and/or use as cooling water for electrical generation shall be examined. When treated or percolated waste- water is deemed safe for these uses, such actions shall be encouraged. 6. Development shall be discouraged in areas of potential mineral extractions. -48 1 ON 4 .2 .10 Effective Implementation of the Land Use Plan es 1. Plan flexibility shall be encouraged as a means of accommodating changing demands and lifestyles and inducing innovation for the benefit of the Region. 2. Population growth and land use development should be monitored, and appropriate plan and zoning designations rti should be updated by the counties and cities in the Region. 4. 3 PLAN DESCRIPTION The Recommended Plan represents the recommended strategy for n the orderly use and management of the Region' s environmental economic and social resources . Detailed plans reflecting the land use classifications identified below and the allocation of the defined residential, commercial, industrial, in- stitutional and recreational land use demands are available for review at the LWCOG. 4 . 3. 1 Land Use Classifications The land use classifications reflected on the detailed plans were developed relative to the type, intensity, and special conditions of the use of the land in the Region. These are applicable to the management of all land within the Region. General classifications designated on the Recommended Land Use Plan include: 1. Urban 2. Residential - low density, high density. Subdivisions RS > 50% Complete Subdivisions < 50% Complete 3. Commercial - community, Regional office, recreational, airports, highway 4 . Industrial - light, medium, heavy 5. Institutional educational, governmental, health, police and fire 1S 6. Recreational - neighborhood parks, community parks, urban parks, golf courses 7. Transportation/Circulation Systems 8. Resource Management Areas - hillside, flood, dam, habitat 9. Agricultural t� 10. Woodlands 11. Rangelands 12. Water Bodies 13. Other 4 .3. 2 Recommended Land Use Plan The recommended land use plan for the year 2000 (Figures 4. 2. 2-A and 4. 2. 2-B) recognizes and emphasizes continuance -49- •b sc yram ¢ F § s . 4 ₹ , ' -' s i 520 i a, � t k. � any • 1 II .. p '49 4 Ro. org n b{ J 1 ^ i Z ttpp z p t2 rit x W z g₹ � Xi3 ti+ ,c.� Q ... J 23 .,i 4 Ai : '—Si%a 'e � 1. 'x«. A aka AO \v $ ^fin tl s * al;#00" x !h 1 ilP "�°ro� a° �' . :.:, ' a .xw-u .ia wax ,10,- 4s* b, j1 r4 to e ,C r; 3₹ij t 1 s� 4 A 1 .s. )PI Witfr's:` ii fit. \«Mii ed pi 1 ens .. yob ♦ c en-4 '» as sa '. h. y agk p nt4q �� )'.' g$R6 yr. `: `, y 1 ° F 7 a- a ile: sue, "" .. a , i p5 t r- 1 1 .. t maaril a ° II — Va 1 zrAt a le a 1 ii I } Z r Q1 0 II 1 t S" 11 X 7 J a� z I; W 0 i us i -I 0o I! as .....) i I 1 1 :I! �..Y. i f 11, 4. ,.,,�� e / E N S /.' x N R ` I- 1--"'-/ /'+- /Y e, R') , .-. .. _. . -' r. Om, ,., n r. ' , ITOW l•RO I MIN l•SW I I66W I RAM I MAW lkilt, \ N 0.\ • \T: { NIMW A. LLINOTON • r Nib — n es a� 3 T. Q+f • % . t I, 1 • i PIE Nwwto. F COLL - • LT eb H .. NorMleoth ` !.Renoir 1 _ IP IIMNAW. 'SEVERANCE EATON I - i ■ Yli, • a 1 fossil CrookC ' 1 ' i• W . I. T U• • ap a - r `` , �r A� . . ' • 5mOY •..A1!® Illpu. .�I `�' ter ` T — �� \ 4ws liiiiikv ` I A .� 5` yTM i1lFWY em/L'C ti Colo.402 . ' - \ 1ii 1,\ r . . FVANS • - I +l\� + �, — • . L4l[ �LsweMr em. ReTerwir JOHNS P Nr l ' WILLIS 1 ` lilt r Thompsonon. MP f I 7------1 / _ ROOVE—_ KEY .11 MEAD . .: ,.� ., _ ,•F/ PLATTEVILLE o Cole.N ■ URBAN AREAS I a YEAR 2000 - �, , - ywwwmn N,0. Rwmw III g9n • A _ Y it STONE J II N M RFFWSRIt6 ss w ! T.!M/TON — I DACONO .' Ceb.SS MI. MUDSON W II i a•� l I ROM I ROW IOOW 1OTW I R64W SCALE A LARIMER-WELD REGIONAL COUNCIL OF GOVERNMENTS „, °'� AREAWIDE WATER QUALITY PLAN Alternative �E W.p R�W...M THE PREPARATION OF THIS MAP WAS FINANCED IN PART T THROUGH A WATER QUALITY MANAGEMENT TECHNICAL ASSISTANCE PLANNING GRANT FROM THE . ( m e Plan ENVIRONMENTAL PROTECTION AGENCY LINDER THE PROVISIONS OF SECTION 201 Of THE MUM WHIM POLLUTION CONTROL ACT Of I972 (PL 92400) J Figure 4. 2.2-B March, 1977 b of the prevailing patterns of land use, as balanced by the sensitive management of the area's unique environmental and social resources. Growth is concentrated within and adjacent to existing urban and rural communities; limiting outward expansion to defined service areas and discouraging develop- ment of new activity centers. • * Table 4. 3. 2 includes the anticipated population densities associated with the recommended land use pattern. Due to the concentration of growth in and around these urban areas, the population density of each area would increase enabling the Region to realize the benefits of a concentrated land use pattern. The most extensive increase in density would occur in the Windsor area where the area would generally experience a change from a suburban density of 3 .0 people per acre to a density of 5.0 people per acre, more reflective of an urban area. The Greeley area would also experience a significant increase, 55 percent. Development of Fort Collins is generally projected to Harmony Road in the south, to Overland Trail in the west, and along the south bank of the Cache La Poudre River in the east and southeast. Major expansion is projected to the north of the river, the cluster of lakes in the northeast. Extensive development in this area is encouraged to offset the adverse economic impacts on the older downtown area of recent residential and commerical developments in the south of town. This will substantially increase the number of residents in close proximity of the downtown area and should encourage private sector redevelopment of the areas. Residential units could be clustered around the lakes and interconnected with common ff recreational spaces, which are also linked to the lakes, thereby maximizing the potential of this area to become a very desirable residential community. In areas surrounding the downtown commercial sector, it is proposed to increase residential densities. This, coupled with the proposed development in the north, is intended to further increase the residential base for commercial uses in the downtown area. Southeasterly growth of Fort Collins is proposed to extend to Hewlett Park and on Harmony Road. Intensification of Fort Collins industrial uses primarily is focused along Colorado Highway 14 , within and adjacent to the flood plain of the Cache La Poudre River. Presently, the area is char- acterized by a scattering of industries. Vacant parcels should be infilled with uses compatible with those existing. n -52- e a) CI 0 >4 I IV H 4,l N Cr Ill C N in 'n N ri H m o + + + + a' 6 Is' o• NS•i 0 iJ •.I al to 10 CO 0 0 r11 C wo in In '0 U1 N 01 0 N o a a I o 0 010 0000 0 00000 0 O in0 0 0 0 0 0 'n 'n o 0 0 a N C 7• O O 01 N CO N rl in 0 O N C 1D d' H 10 N H 01 V' a a .4 .I .•+ H 1 al o m o 0 I- - N 1 8 a$ r >•' Mc a o >, ro ID 4' N ro U re N N a• 0 H w w o sr a' v en a0a e 1 � m 0 a •.I 0000 10 N ONIn O 10 O u) 4.3 0000 N momN CO N i N ro01 H 10 O 1n in al 41 in H C N d' .-•I 7 NI O el H V' N in CO N LL 10 10 N 'n 'n o o a j tO H 4.1 CO 0 A N N . N .i W1� ,) r- 0 0 M 0 7. .i 01 a) 'n 0 ri CO ro E CC H 0 H in 00 00 1 N IT a d H C a H C N FC CO Q Ci f0g� D,• O •-rol Fl 0 •d O •1/ v. a J� H Cl CD N rl j N R5J Tiai>, .� a `O al c $4 o U ro O 0 0 '>' r-i W v, 0 1.4 o p al u � '+ ro u 0 0 .0 Ccn 0 Ha �1 ro 6 a3 0 0 ' w r0 w H ro > � '0 a w° w � N > H H " " C roA0 H .s 3 o 3 -53- Between Fort Collins and Loveland, a residential planned unit development, accommodating a population of 10 ,000 is proposed. Development of this character offers the opportunity to avoid continuous sprawl along U.S. Highway 287 , provision of open space recreational and visual corridors, and establishment of a unique community image, clearly distinguishing the area from adjacent residential development. r Loveland is characterized by growth to the southwest, west, north, and northeast. Development in the Southwest will constitute a major new section of the community. New commerical development at the intersection of U.S. Highway 287 and 28th Street should be expanded to serve the increased residential ^ population. If sufficient demand for a major department store occurs, it should be located here. A light intensity industrial park is proposed near the Fort Collins-Loveland airport. Aside from serving as a buffer between the residences and the airport, it capitalizes on ^ the potential attractiveness small-scale airports offer to research and development types of industries. Flood plains of the Cache La Poudre, Big Thompson, Little Thompson, South Platte River and St. Vrain, and Boulder Creeks are depicted for the development of a continuous greenbelt linking communities along these rivers. This would facilitate the protection of life and property due to periodic flooding and provide a major recreational ammenity traversing the Region. Areas currently in agricultural production (irrigated and nonirrigated farmlands) , excluding those proposed for 'con- version to urban use, are designated for continued agri- cultural use. To the maximum extent feasible, fragmentation of these lands has been minimized to promote their continuing viability. In addition to their crucial role as a source of food, these areas act as significant open space buffers between the communities in the Region. Throughout the Region sensitive ecological habitats have been classified as areas for resource management, thus pro- hibiting urban development and encouraging, in most cases, passive recreational activities. Activities herein should be limited to wildlife observations; hunting, fishing, cattle grazing, and development should be prohibited. In the confines of the Region, there are nearly 1,500 square miles of federally owned or controlled land. Most of this land is in the Rocky Mountain National Park, Roosevelt National Forest, and the Pawnee National Grasslands. Much of the land in the Rocky Mountain National Park and the -54- r• • Roosevelt National Forest is subject to intensive recreational use by residents of the Region, but even more so by tourists. F- The number of park visitors is expected to increase substantially by the year 2000, while the provision of physical facilities will be minimized. In response to the increased need for tourist facilities, Estes Park is anticipating a population increase, with growth occuring to the south and east. Another area that is being affected by increased residential use in the mountainous portions of Larimer County is the Red Feathers Crystal Lake area. In excess of 3 ,000 lots have already been subdivided in this area. It is anticipated that the majority of these lots will be purchased for second home sites by residents of the Region and by people living r outside the Region. However, the resident population of this area is also expected to increase significantly resulting in the creation of a small community. Future data updating, suitability analysis, and land use planning should be considered for the outlying areas of the Region to facilitate an orderly use of the Region' s land resources. r It is the conclusion of the LWRCOG planning staff to recommend Alternative E, Consultant's Recommended Plan, as the best guidelines for the future growth and development of the Larimer- Weld Region. C r r r C -55- Hello