HomeMy WebLinkAbout20101488.tiff P.7
WELD COUNTY
CODE ORDINANCE 2010-4
IN THE MATTER OF REPEALING AND REENACTING, WITH AMENDMENTS, CHAPTER 22
COMPREHENSIVE PLAN, OF THE WELD COUNTY CODE
BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF THE COUNTY OF
WELD, STATE OF COLORADO:
WHEREAS,the Board of County Commissioners of the County of Weld, State of Colorado,
pursuant to Colorado statute and the Weld County Home Rule Charter, is vested with the authority
of administering the affairs of Weld County, Colorado, and
WHEREAS, the Board of County Commissioners, on December 28, 2000, adopted Weld
County Code Ordinance 2000-1, enacting a comprehensive Code for the County of Weld, including
the codification of all previously adopted ordinances of a general and permanent nature enacted on
or before said date of adoption, and
WHEREAS, the Weld County Code is in need of revision and clarification with regard to
procedures, terms, and requirements therein.
NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of the
County of Weld, State of Colorado,that certain existing Chapters of the Weld County Code be, and
hereby are, repealed and re-enacted, with amendments, and the various Chapters are revised to
read as follows.
CHAPTER 22
COMPREHENSIVE PLAN
Amend Sec.22-6-20.E.3.a Recommended Strategy ECON.5.3.a. Develop a Sub-Area Plan for the
North Greeley Railroad Corridor, consisting of the east-west rail line running from east of Greeley to
Windsor. The North Greeley Railroad Subarea Plan has been adopted by the Weld County
Planning Commission and Board of County Commissioners and is attached as Appendix 22-A.
Add Appendix 22-A, North Greeley Rail Corridor Subarea Plan for Greeley and Weld County-
ATTACHED
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PAGE 1 2010-1488
ORD2010-4
BE IT FURTHER ORDAINED by the Board that the Clerk to the Board be, and hereby is,
directed to arrange for Colorado Code Publishing to supplement the Weld County Code with the
amendments contained herein, to coincide with chapters, articles, divisions, sections, and
sub sections as they currently exist within said Code; and to resolve any inconsistencies regarding
capitalization, grammar, and numbering or placement of chapters, articles,divisions, sections, and
sub-sections in said Code.
BE IT FURTHER ORDAINED by the Board if any section, subsection, paragraph,sentence,
clause, or phrase of this Ordinance is for any reason held or decided to be unconstitutional, such
decision shall not affect the validity of the remaining portions hereof. The Board of County
Commissioners hereby declares that it would have enacted this Ordinance in each and every
section, subsection, paragraph, sentence, clause, and phrase thereof irrespective of the fact that
any one or more sections, subsections, paragraphs, sentences, clauses, or phrases might be
declared to be unconstitutional or invalid.
The above and foregoing Ordinance Number 2010-4 was, on motion duly made and
seconded, adopted by the following vote on the 12th day of July, A.D., 2010.
BOARD OF COUNTY COMMISSIONERS
LD COUNTY,_COLORADO
ATTEST: ;�� .tl v � . r ��. . .,• v ..r
isa :' •= .uglas ademac' -r, ' hair
Weld ounty Clerk to the :.=r. Chu '
�O� ,•.g .. � _ A. S £ /ate.
BY: rbara Kirkmeyer Pro-Tem
De put
���r i1 �
ut lerk to .h Board ED-
Sean P. Conway
APP D A •
1 iarh . Gar
my A orney
EcC,/
David E. Long )
Publication: May 6, 2010, in the Windsor Beacon
First Reading: June 7, 2010
Publication: June 10, 2010, in the Windsor Beacon
Second Reading: June 21, 2010
Publication: June 24, 2010, in the Windsor Beacon
Final Reading: July 12, 2010
Publication: July 15, 2010, in the Windsor Beacon
Effective: July 20, 2010
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PAGE 2 2010-1488
ORD2010-4
Appendix 22-A
North Greeley Rail Corridor
Subarea Plan
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MAY 2010
cityof 11416t:A
Greeley
RADO
North Greeley Rail Corridor Subarea Plan for Greeley & Weld County
Executive Summary
Section 1. Introduction
A. Purpose
B. North Greeley Rail Corridor Plan Area
C. Planning Process
D. References & Related Information
Section 2. Land Use & Transportation Analysis
A. Existing Conditions & Characteristics
1. General Area Description
2. Zoning and Land Use Descriptions
3. Industrial Development
4. Natural Resources
5. Demographics
B. Physical Characteristics & Infrastructure
1. Railroad
2. Utilities
3. Transportation Infrastructure
4. River Corridor
5. Gravel Mining
C. Public Services
1. Schools
2. Emergency Services
3. Community Services & Facilities
D. Business & Industry
Classification
Profile
Prospects
Section 3. Vision for the Subarea
Section 4. Economic Goals & Policies
Section 5. Land Use & Transportation Goals & Policies
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North Greeley Rail Corridor Subarea Plan 1
Adopted Subarea Map
North Greeley Rail Corridor Subarea Area Map
Appendix
A. Area History
B. Study Data
1. Open House Meeting Notes
2. Stakeholder & Focus Groups Meeting Notes
3. Field Data
C. Supporting Study Maps
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North Greeley Rail Corridor Subarea Plan 2
Executive Summary
The North Greeley Rail Corridor Subarea Plan is an adopted element of both the 2008
Weld County Comprehensive Plan and the City of Greeley 2060 Comprehensive Plan.
The Weld County Commissioners adopted this Subarea Plan on (date) as Ordinance
Number (number). The Weld County Commissioners adopted this Subarea Plan on
(date) as Ordinance Number (number).
This Subarea Plan is designed to create opportunities for landowners in the area defined
as the "North Greeley Rail Corridor Subarea" to attract diverse, job-producing industries
to locate in this Subarea. Industries will be attracted to the Subarea because of the
thoughtful planning for, and availability of, key infrastructure such as the short-line
railroad track, principal roads, and central water and sewer.
The Subarea Plan consists of Goals & Policies designed to support and realize this
vision.
The Plan also inventories the status of certain demographic, land use, site, social, and
economic conditions in the Subarea, suggests implementation strategies that would
complement the subarea's strengths while addressing the subarea's constraints.
Furthermore, the Subarea Plan supports City and County comprehensive plans,
providing more specific guidance for future uses. Its success will rely upon its consistent
implementation and management by both governments.
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North Greeley Rail Corridor Subarea Plan 3
Section 1. Introduction
A. Purpose
The North Greeley Rail Corridor Subarea Plan provides a shared vision of the rail
corridor within a defined area in a planned service area north of Greeley. This shared
vision will help Weld County and Greeley coordinate infrastructure and land use in order
to promote economic development of the corridor.
The North Greeley Rail Corridor Subarea Plan is a component of the Weld County
Comprehensive Plan and City of Greeley 2060 Comprehensive Plan, adopted plans that
provide goals and policies for the general area. The purpose of the Subarea plan is to
refine the elements of the comprehensive plans through goals and policies that are
specific to the Subarea. The Plan will be an essential tool for making future land use
decisions and attracting industry.
Furthermore, the Subarea Plan:
• Identifies the status of certain transportation, demographic, physical structural, site,
land use, social, and economic conditions in the Subarea.
• Ascertains the level of potential opportunities and constraints.
• Provides Goals and Policies relevant and unique to the Subarea.
• Identifies implementation strategies that would develop or preserve the Subarea's
strengths, and address the Subarea's constraints.
Landowners, the County and the City can utilize the North Greeley Rail Corridor
Subarea Plan to guide future development in the Subarea, both in the consideration of
individual land use proposals, and in the creation of Capital Improvements Plans.
The Plan has been prepared for use by:
• Area landowners, businesses, and residents
• Local & regional railroads and their consumers
• The Greeley City Council, Planning Commission, and staff
• The Weld Board of County Commissioners, Planning Commission, and staff
• Upstate Colorado Economic Development
• The development community and other investors in the region's economic future
• City and County public works departments, regional transportation planning
organizations, and the Colorado Department of Transportation
• Utility companies, emergency services, and other service providers
As is the case for any other planning document, the North Greeley Rail Corridor Subarea
Plan should be considered as part of an evolving process. The Plan must be regularly
reviewed and changed over time in order to maintain its relevance. Ongoing trends in
development practices and markets, innovations in transportation systems and changes
in resource delivery are all factors that will have an effect on future growth. A newly
developing area such as the North Greeley Rail Corridor will experience these changes
over the next coming decades, and the City and County should be prepared to respond
appropriately.
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North Greeley Rail Corridor Subarea Plan 4
B. North Greeley Rail Corridor Plan Area
The Subarea Plan area is a defined geographic area for which the Goals and Policies of
this Subarea Plan were developed. (See Map A.) The Subarea is generally located up
to a half-mile on either side of the Great Western Railway railroad track, from the eastern
Windsor city limits, to near the intersections of "O" Street and 59'° Avenue/County Road
31.
Within the Subarea — labeled and targeted for "Rail-Centric Employment" — is another
defined area, the "Railroad Principal Corridor," generally defined as a quarter mile on
either side of the railroad tracks.
The Subarea — including both the "Rail-Centric Employment" area and the "Railroad
Principal Corridor"—is 2,900 acres in size.
A larger study area was also examined in conjunction with the preparation of the Plan.
This expanded study area was bounded by U.S. Highway 392 on the north and
approximately bounded by the 2010 Greeley city limits on the south, US Highway 85 on
the east, and County Road 23 on the west. (See the North Greeley Rail Corridor
Subarea Map for the exact location.)
The overall study area is approximately 24 square miles in size with limited urban-scale
development, with the exception of the railroad line itself and the southeast corner,
which is a developed portion of Greeley. Several rural residential subdivisions have
been platted within the County and are served by water wells and individual septic
systems. The City of Greeley annexed a very large property in the middle of the study
area in the mid-1980s known as the North Poudre Annexation (and planned "Poudre
Ridge" development). Although this area remains zoned for urban-scale development,
there has been no appreciable development on the site to date. (Goals and Policies for
the Subarea do not apply to existing, built subdivisions.)
C. Planning Process
o The North Greeley Rail Corridor Subarea Plan was initiated as supported element of
o both the City and County's comprehensive plans. It is also consistent with planning
rc documents from Upstate Colorado, the regional economic development organization.
,!‘ Comprehensive plans from all three organizations reinforced the idea that the rail
corridor would be experiencing future growth. A common perspective had developed
ca that the rail line is an important physical asset that could be used to attract primary jobs
'o and support the continued economic growth of the area.
�. o
E The City and the County entered into a joint Memorandum of Understanding to begin
— g developing the Plan in May 2008.
rn y
= This document has been developed utilizing a traditional planning approach. The
— .= process began with a site analysis, with environmental and jurisdictional data collected,
—c evaluated, and synthesized to generally identify development opportunities and
—2 constraints. Much of this data has been compiled as maps, which accompany the
mim
o narratives that follow.
co
--C
mim The planning process was public and transparent. An introductory open house was
MIM
____- (4 conducted on July 14, 2008, at the Poudre Learning Center located in Greeley and
o central to the study area. Additional open house meetings with area landowners took
-M co
North Greeley Rail Corridor Subarea Plan 5
place on November 19, 2009, and April 15, 2010. Meetings were held with focus
groups, consisting of representatives from the rail industry, public works, and other
stakeholders (see Appendix B). The site analysis, public input, and stakeholder
discussions were used to develop specific goals and policies for the Subarea, as well as
a conceptual land use plan and roadway network.
D. References & Related Information
In addition to the County and City comprehensive plans, various other existing policies
and information are relevant to the Subarea. In order to assure consistent visions and
goals, the following information has been used as source and/or reference documents in
the preparation of the North Greeley Rail Corridor Subarea Plan:
• Cache la Poudre River Flood Study (accepted by FEMA, not regulatory yet)
• Coldbank Creek Basin Flood Study (accepted by FEMA, not regulatory yet)
• Colorado State Highway 392 Access Control Plan (2006)
• Greeley 2060 Comprehensive Plan (2009)
• Greeley Transportation Master Plan (2002)
• North Front Range 2035 Regional Transportation Plan (North Front Range
Metropolitan Planning Organization, 2007)
• North Greeley By-Pass Study (1980s)
• "O" Street Alignment Study (2008)
• Poudre Trail Study (2009)
• The Town of Windsor Comprehensive Plan (2007)
• Two Rivers Parkway/WCR 27 Alignment (Weld County/City of Windsor, 2008 )
• Weld County Comprehensive Plan (2008)
• Weld County Open Space Study (1995)
• Weld County Strategic Roadway Plan (2002)
• U.S. Highway 85 Access Control Plan (1998)
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North Greeley Rail Corridor Subarea Plan 6
Section 2. Land Use & Transportation Analysis
A. Existing Conditions & Characteristics
This section examines the existing conditions within the Subarea and identifies the key
opportunities and constraints that would influence implementation of the Plan's vision,
goals and policies.
1. General Area Description
As noted, a larger study area was examine, defined by Colorado Highway 392 on
the north, U.S. Highway 85 on the east, Greeley municipal limits on the south,
and Weld County Road 23 on the west. A comparison of the larger study area
and the Subarea is found below.
Study Area Subarea
Area 15,632 acres 2,900 acres
Parcels 1,341 152
Primary 2,058 357
Structures
d 2. Zonino and Land Use
a The Subarea is comprised primarily of land within unincorporated Weld County,
with a limited number of properties located in City of Greeley city limits. Of the
ESTI cc land area within Weld County, the majority of the properties are zoned "A"
°a (Agricultural), with uses ranging from farming to limited commercial. A limited
ran"d number of rural subdivisions lie within the study area, including the 1970s era
ism
o Seeley Lake subdivision.
1,
st-1-111
0 o Located in or near the Subarea are two small rural subdivisions that are zoned
INS CD d Planned Unit Development ("PUD") within the County. These total 106 acres,
with the total build-out potential of 16 single-family residential homes. The
ern'" County subdivision of Bracewell is located west of 83rd Avenue (WCR 27) and
sag immediately south of the rail corridor, consisting of 76 acres and eleven single-
s..r c family lots. Hillcrest Estates, also located in unincorporated Weld County, is
�o� located northwest of Bracewell Subdivision and consists of 30 acres and five
�N g residential lots.
moo
�c
The Subarea also includes two properties consisting of 142 acres that were
�tiN annexed to the City of Greeley in 2009 as part of the Hall-Irwin Annexation. One
of the properties is in the transitional zoning district of "H-A" (Holding Agriculture)
��oand the other property is zoned "I-M" (Industrial Medium Intensity), which is
r anticipated to be a regional and builder supply lumber yard.
To the west of the Subarea, the Town of Windsor has zoned and platted several
industrial properties, known as Great Western Industrial Park. The industrial
businesses in this area include Vestas, Owens-Illinois Glass, and an ethanol
plant.
North Greeley Rail Corridor Subarea Plan 7
The Poudre River Trail is an over 20-mile long trail that was completed in 2009
that extends from Island Grove Regional Park in Greeley, west along the Cache
la Poudre River for the full length of the Subarea, just past the Weld/Larimer
County line to the west edge of Windsor. The larger Cache la Poudre River area,
from the foothills in Larimer County to the river's connection to the Platte River
east of Greeley, was designated a National Heritage Area by Congress in 1996.
The Heritage Corridor is one of 37 nationally designated locations and is the first
to be established west of the Mississippi River.
3. Industrial Development
Industrial zoning is the fourth largest land use type in the proximity of the North
Greeley Rail Corridor Subarea Plan, currently comprising approximately 384
acres. The proximity of the rail corridor to existing industrial and commercial
businesses within the cities of Greeley and Windsor has encouraged this area to
further develop industrial uses. Due to the costs of developing new rail corridors,
existing rail systems represent an important and unique existing resource.
4. Natural Resources
Oil and Gas
The North Greeley Rail Subarea includes significant oil and gas drilling, more
and more of which is done directionally in response to directionally drilling's
increasing economic feasibility. Energy interests consider the area important to
their overall operations and have secured railroad crossing and setback
agreements with the rail companies operating in the area. Typical agreements
dictate a drill rig, wellhead and tank battery setback from the railroad right-of-way
of 200 feet, or one and one-half times the height of the oil rig.
Colorado law recognizes that the surface and mineral estates are separate and
distinct interests in land that may be severed from one another. Owners of oil
and gas interests have certain legal rights and privileges, including the right to
use that part of the surface estate reasonably required to extract and develop
c,Y their subsurface oil and gas interests, subject to compliance with all applicable
d regulations. The State has a recognized interest in fostering the efficient
_ development, production, and utilization of oil and gas resources, particularly in
o = the prevention of waste of a valuable resource. Likewise, local governments also
_ 12
o have a recognized traditional authority to regulate land use development within
3 their jurisdictions, including use for oil and gas drilling. The City of Greeley
considers oil and gas drilling a Use by Special Review land use activity, as does
oa,"' Weld County for operations in all zone districts other than Agricultural.
-rO
r o Gravel
o C Gravel is a necessary resource for a community, needed for construction projects
- o to serve a growing population, and essential to the local and regional economy.
- In 1913, the Colorado State Legislature set policy which requires that
cc commercially viable sand and gravel be extracted prior to any surface
mmm development that would preclude the eventual removal of the minerals. Gravel
r-
-"_ deposits should be extracted according to a rational plan that avoids waste of the
al
MUM r minerals and causes the least practicable disruption of the ecology and quality of
=M life of the citizens of affected areas.
North Greeley Rail Corridor Subarea Plan 8
Policies at both Weld County and the City of Greeley require the reclamation of
sites after resources are removed. The State Mined Land Reclamation Board has
developed basic standards and procedures for reclamation plans. Within their
authority, the County and City work with mining permit applicants to identify
appropriate additional uses and landscape forms for the reclamation plan.
Preferred uses are those consistent with the reclamation plan for the particular
use or those providing quality recreation or open space, water storage, and
wildlife habitat opportunities. Much of the North Greeley Rail Corridor is river
terrace, the level surface on the river valley flanking and parallel to the river
channel and above the river level. The river terrace represents the uneroded
remnant of an abandoned floodplain or river bed and has little or no economic
value for aggregate mining. Some parts of the Subarea are simply not feasible
for mining due to a large amount of overburden soils.
Natural/Environmental(Areas of Ecological Significance)
The southern boundary of the Subarea contains wildlife and wildlife habitat area
along the river corridor. The value of this wildlife is realized in terms of
recreation, economic, and the educational and enjoyment aspect of just seeing
wildlife in this natural environment. One notable area for wildlife in the North
Greeley Rail Corridor Subarea is on the lake adjacent to the Bracewell
subdivision, which is home to bald eagles. A portion of the Subarea is delineated
by the City of Greeley as an "Area of Ecological Significance," a designation that
require a biologist's review to assure that wildlife mitigation has been considered
as part of any proposed development.
5. Demographics
Weld County and Greeley Projected Growth
The Colorado State Demography Office identified the Weld County population to
be about 244,000 in 2007 and projects a population of around 550,000 in the
year 2035. This growth represents an increase of 310,000 people in less than 28
years — an average increase of a new town the size of Fort Morgan every year
for the next 28 years (approximately 11,000 people). While most of the growth
will be in municipalities, there also will be market incentives for industrial
development along the rail corridor adjacent to existing industrial areas and a
range of other development throughout the remaining North Greeley/Weld
County Subarea.
- °C Age, Ethnicity
s The Subarea is made up of a variety of age groups, ranging from younger, first-
a,o time home buyers with children to "empty-nesters" or retirees.
- 0 0
0
i Owner occupancy
ME=9 The majority of the homes within the study area are owner occupied.
M d
B. Physical Characteristics & Infrastructure
o 1. Railroad
The railroad has been an integral part of this Subarea since its construction in the
0 late 19th century, when it was originally built to haul sugar from a network of
-Ng sugar beet factories. The railroad in this area is currently owned by the Great
= o Western Railway of Colorado and operated by OmniTRAX. The railroad line
�8cc
o
m
r-04
o c North Greeley Rail Corridor Subarea Plan 9
N
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runs diagonally, southeast to northwest, through the Subarea and connects to
Class I long haul railroad lines to the east and west.
A key element of the Subarea Plan is recognizing the strong existing and
potential relationship between the railroad, land use, and industrial development.
In addition to larger continuous parcels of land surrounding the rail line, a key
characteristic is the fact that there are several stretches of rail line nearly a mile
long that are largely uninterrupted by road crossing or other barriers. This length
of rail corresponds to the length of unit-trains of 100 railcars, which has become
the industry standard for long-haul rail carriers.
Opportunities afforded by this physical condition include potential development of
double (parallel) lines, or perpendicular spurs for railcar switching yards or
transload facilities. A variety of other options exists as ways to increase use of
the current rail line.
These physical characteristics of the rail line are largely unique in Northern
Colorado. Coupled with access to significant central water and sanitation
services, as well as a large local educated labor pool, the physical characteristics
of the rail line through the Subarea support the idea for greater use of the
railroad, which could continue to draw industrial development in the north
Greeley area.
2. Utilities
Sewer
The entire Subarea is within the Greeley Sanitary Sewer "208" service area.
Although sanitary service is currently concentrated primarily south of the Poudre
River, service is also provided to the Weld County Business Park and Espanola
o subdivisions, located in the southeast portions of the study area, the Greeley
Trading Company, and Pronto Foods, located at "0" Street and the Great
Western Railway railroad line. Additionally, service is provided to the former
a Monfort facilities northeast of the study area. The remaining area surrounding
Z,t3D the Subarea is served by septic systems. The Greeley Sanitary Sewer Master
_ o Plan was completed in July 2000, which indicates that the Greeley Sewer
LI Treatment currently has sufficient operating capacity to accommodate projected
-d growth, and the capability to significantly expand its capacity.
—3 0
Water
in
-J Central drinking water service is provided by the City of Greeley and the North
pro Weld Water District. Generally, Greeley serves city properties and North Weld
Water serves the remainder of the area. North Weld and Greeley utilize an
- c exchange service agreement for areas that are annexed into Greeley. Service to
this area will continue to be negotiated between these entities. The City currently
o provides non-potable pressurized irrigation water to the parks located in the
cc study area. The City is reviewing and revising its current policies concerning raw
N water dedication requirements with the goal of creating policies that will be more
o o encouraging for development in this area.
- co
- r Storm water
Both the City and County require that historic stormwater flows from properties
are maintained when development takes place. The two subdivisions within the
North Greeley Rail Corridor Subarea Plan 10
Subarea were required to maintain historic stormwater rates and provide on-site
detention as a result of the increased runoff created by the development.
Gas, Electricity, Phone and Cable
Phone service is provided by Qwest, gas by Atmos Energy, and electricity by
Xcel in Greeley with Poudre Valley REA in the unincorporated portions of the
Subarea. Greeley has a franchise agreement with Comcast for cable services
inside Greeley City Limits. Main lines for Comcast are located along SH 257 and
392, with fiber optic lines along 35th Avenue. Full service is provided throughout
the Subarea plan by all four utilities and meets industry standards.
Key Utility Considerations
The City's water and sewer master plan does not currently include a design or
timeline for providing these services to the Subarea, though this master plan is
actively under revision to determine these opportunities. The City already does
provide water service to the City of Windsor through an extraterritorial
agreement, so the key physical and legal infrastructure is already in place to
provide such serve to the Subarea in the nearer-term future.
The opportunity also exists for the City and County to proactively identify, for
future use, designated utility corridors into and through the Subarea and larger
study area. Early designation of common corridors for gas lines, water and
sewer lines, and electrical and cable lines can minimize the number of potential
conflicts with future land uses, and preserve the future functionality of the Rail-
centric Employment and Railroad Principal Corridor sections of the Subarea.
3. Transportation Infrastructure
Is E The two major arterials in the proximity of the Subarea are US Highway 85 and
d Colorado State Highway 392. An access control plan for US Highway 85 was
'c adopted in 1998 and an access control plan for Highway 392 was adopted in
e s▪ . 2006. Additionally, the County has conducted several alignment studies in the
area and adopted preferred and planned alignments in conjunction with the
o North-South Study, the O Street Study, and the Two Rivers Parkway Study.
irsU a
�g� US Hwy 85
sasd US Highway 85 is located at the eastern edge of the larger study area and
=� d provides a key transportation corridor between Greeley and Cheyenne to the
north, Greeley and Denver, as well as connectivity with State Highway 392.
Ems�g
o State Highway 392
mr-rio
0 State Highway 392 is located north of the Subarea plan and provides a main
== Ng thoroughfare for vehicular and truck traffic between Windsor, the Windsor/Fort
Collins area, and Greeley. State Highway 392 also provides connectivity to US
�g- °C Highway 85.
arm co
r
- 0 Streets
Dramatic increases in road and highway traffic are likely, in response to potential
M• r industrial development in the west and central regions of the Subarea, along with
mixed-use residential and commercial development in the central and eastern
portions. The planned future development of Two Rivers Parkway at 83rd
Avenue (WCR 27) will help address north-south local and pass-through traffic.
North Greeley Rail Corridor Subarea Plan 11
Other future issues impacting the Subarea include straightening "O" Street
between 35th and 47th Avenue, improving road alignments, minimizing railroad
crossings with roadways, and improving intersection safety where major
roadways connect to State Hwy 392. For County Road 23, realignment options
have been studied by Weld County, with a revised alignment adopted.
Rail
The existing Great Western Railway short line rail line that traverses through the
Subarea connects to the east to Greeley and the Union Pacific long haul rail line,
a major north-south connector between Denver, Cheyenne, and points beyond.
The short line also provides a connector between the Union Pacific line and a
Burlington Northern Santa Fe long haul rail line located to the west of Greeley,
connecting at Fort Collins to the north, Loveland to the west, and Longmont to
the south. Current factors challenging the current rail line's increase in utilization
include track switching conditions and a trestle in need of replacement located
near the 59t°Avenue intersection.
4. River Corridor
Parks & Open Places
Parks in proximity of the Subarea include Island Grove Park, Rover Run Dog
Park, Rodarte Park, and Ramseier Park. All of the parks are maintained by the
City of Greeley. The City of Greeley has plans to open a fishing pond in the
Island Grove area and in an area known as the "Poudre Ponds." The Poudre
River Trail along the southern boundary of the Subarea is now complete,
— o providing a continuous open space trail corridor along the Cache la Poudre
o River.
U
y
-
Coro Area/Parcel Conditions
The area is primarily agricultural with limited single-family residential/estate lots.
m.=�� Two recently annexed and zoned parcels are within the Subarea, which are
= o g planned for industrial uses.
d Structure Use/Condition (Windshield Survey)
_ Agricultural structures are the predominant buildings within the Subarea. There
aw,gy are a variety of structures within the Subarea, including agricultural,
..r? industrial/business, and residential. Residential structures vary from both older
mim o and newer farm homes, to newer single-family estate homes within a subdivision
=oo Larger, industrial structures are located west of the Subarea in the Town of
—,o Windsor.
—o
5. Gravel Mining
There are currently several mining operations south and east of the Subarea.
The City of Greeley uses some of these reclaimed gravel ponds for water
r storage. As these sites are reclaimed, much of the area will consist of a series of
m lakes or ponds and largely undevelopable land. These present and future lakes
are described as the "string of pearls," a concept that envisions linking those
areas that get dedicated for recreational and environmental uses. As such, these
properties have the potential to eventually enhance the larger National Poudre
Heritage Area by continuing the open space and natural areas along the Cache
la Poudre River and tying into the Poudre River Trail System.
North Greeley Rail Corridor Subarea Plan 12
C. Public Services
The Subarea is primarily agricultural uses and therefore, the services within this area are
limited.
1. Schools
There are no schools currently located within the Subarea or the immediate area
surrounding the Subarea, which is served by the Greeley/Evan School District
Number 6, the Windsor School District, and the Eaton RE-2 School District.
There are no plans to build schools within the Subarea, and development of new
schools in the area is unlikely, if the Subarea is built out as envisioned. Students
living within Greeley attend Greeley/Evan School District Number 6 schools and
the Windsor School District. The Greeley School District generally extends from
40th Avenue east and south of "O" Street. The Eaton School District extends to
71st Ave (WCR 29) from the east, and the Windsor School District covers the
remaining area.
2. Emergency Services
Fire
a The Union Colony Fire Rescue Authority provides fire and other emergency
aim_ $ services to the area inside Greeley City Limits, which includes two recently
Ewa c annexed parcels within the Subarea. There are no plans for Union Colony Fire
o°s Rescue Authority to provide services to areas outside of city limits. However, as
�" aa properties within the Subarea are annexed into the City of Greeley, Union Colony
g Fire Rescue Authority will have more presence in this area. At some point in the
��2 future, it is anticipated that there will be the need for Union Colony Fire Rescue
5 and Windsor/Severance Fire to have a mutual aid agreement for this area. The
aim
j Windsor/Severance Fire District provides fire service in the remainder of the
Subarea.
Nay
�T c Almost all of the homes and businesses in the Greeley area are within 400 feet of
a fire hydrant, and most of the homes and businesses outside of Greeley in the
:CS=o Subarea are beyond 400 feet from a fire hydrant. Areas with limited fire service
�No are still adequately served with the current buildout level, although this will
C change as the area develops.
ems
cc
N Several issues confront emergency services in the area. The Union Colony Fire
5 Rescue District cites water availability as the most significant issue in the area.
eta 7- The Subarea contains very little water infrastructure for fire suppression, and the
OD use of non-potable water systems is usually impractical. Windsor-Severance
Fire District contends three major issues hamper emergency services in the area:
1) Limited access points in the area; 2) the future locations of stations in the
area; and 3) North Weld County Water District does not have the ability to
provide flows for industrial or residential uses.
Additionally, the existing road network is a challenge for emergency vehicles
because of limited connectivity and narrow rights-of-way. There is currently the
potential for rail and road crossing conflicts. While large unit-trains, for example,
have the ability to temporarily restrict intersection access, Great Western
Railway's coordination with emergency service providers within the Subarea has
been successful in avoiding such conflicts to date. However, as growth and train
North Greeley Rail Corridor Subarea Plan 13
service increase in the area, the risks of restricted access at the time of an
emergency may also increase. Careful planning and preservation of key rail
crossing points can mitigate future conflicts.
The Subarea has other existing characteristics that are considerations for
emergency personnel. General conflicts between urban commuters (cars) and
rural commuters (farm equipment) are present throughout the Subarea. Several
locations present specific concerns:
• Between 83rd Avenue and 35th Avenue on State Highway 392, there are
no controlled intersections.
• The area surrounding the Kodak complex in Windsor presents traffic and
accessibility challenges. Rail traffic in this location can block emergency
response providers from the other side of the rail line.
o
— d • 83rd Avenue/Two Rivers Parkway area is of concern because there has
°C been a history of accidents along this corridor due to higher vehicular
o- Y speeds, fog, and controlled burns.
d
" Law& Code Enforcement
�� d The Greeley Police Department provides law enforcement services to areas
22
within Greeley City Limits, and the Weld County Sheriff provides law enforcement
services to the unincorporated areas. The Greeley Police and Weld County
V) Sheriff also have mutual aid agreements for the area.
— ..
pro Zoning and land use code enforcement services in Greeley are provided by the
Code Enforcement Division of the Community Development Department, both on
o a proactive and complaint basis. Zoning and land use code enforcement in the
X04 unincorporated area is provided by Weld County Planning on a complaint basis.
-0,o
o°C 3. Community Services & Facilities
,3/4.N There are currently no community services or facilities in the City, County or
--r- otherwise in the Subarea. The most notable community facility located just
outside of the Subarea, but central to the larger study area, is the Poudre
" Learning Center, located at 8313 West F Street.
D. Business & Industry
Great Western Industrial Park, located at the western edge of the Subarea, is a within a
United States Foreign Trade Zone and a State Enterprise Zone, both so designated as
to entice large industrial users to locate in the area. Existing industrial uses along the
rail corridor, as well as existing spurs and the potential for additional spurs, have
encouraged interest for future industrial growth in this area. While the City of Greeley
2060 Comprehensive Plan currently identifies the future land uses for this area as
industrial, the Subarea plan refines the vision and provides policies specific to the
corridor. The Plan will be an essential tool for making future land use decisions and
attracting industry.
North Greeley Rail Corridor Subarea Plan 14
Section 3. Vision for the Subarea
Create opportunities for landowners to attract diverse, job-producing industries to locate
in the North Greeley Rail Corridor Subarea because of the availability of key
infrastructure such as the short-line railroad track, principal roads, and central water and
sewer, as well as a nearby diversely skilled and educated workforce.
Section 4. Economic Development Goals & Policies
This Section specifies Goals and Policies adopted by Weld County and the City of
Greeley for the geographic area identified as the North Greeley Rail Corridor Subarea.
These Goals and Policies support, and are in addition to, those found in the 2008 Weld
County Comprehensive Plan and the City of Greeley 2060 Comprehensive Plan.
A. NG-Econ.Goal 1: Encourage a variety of industrial and commercial businesses within
the Subarea that provide primary sector jobs and encourage a diversified
economic base.
B. NG-Econ.Goal 2: Develop key infrastructure along the rail/transportation corridors to
accommodate large industrial or commercial users.
1. NG-Econ.Policy 2.1: Preserve, to the extent legally possible, designated road
corridors and ensure adequate width, classification, and structural
capacity to support industrial uses within the Rail Centric Employment
area.
awe a
0 2. NG-Econ.Policy 2.2: Limit rail/road crossings to those shown on the North
Greeley Rail Corridor Subarea Plan Map.
o°`o
Y
` 3. NG-Econ.Policy 2.3: In situations where a developer of industrial land has
a been required to construct (or pay for) regional or system-wide
��
d infrastructure, support a mechanism or program to provide
2:2 reimbursement to the development interest for such infrastructure from
"' future landowners who develop in that corridor.
4. NG-Econ.Policy 2.4: Obtain and preserve, to the extent legally possible,
;:o designated utility corridors and ensure adequate width, access, and
r-o capacity to support industrial uses within the Rail Centric Employment
c area.
—moo
a,o C. NG-Econ.Goal 3: Create permit-ready sites for primary industrial and commercial
o businesses.
CV
" 1. NG-Econ.Policy 3.1: Both parties agree that development pays its own way
o
and will request developers to construct roads in key locations around the
r.o Rail Centric Employment area designated on the Subarea Plan map.
2. NG-Econ.Policy 3.2: Identify key Capital Improvement Program improvements
within the Rail Centric Employment area designated on the Subarea Plan
map that are needed to achieve the goals of this plan.
North Greeley Rail Corridor Subarea Plan 15
2. NG-Econ.Policy 3.3: Both parties will make a good-faith effort to support the
rezoning of parcels within the Rail Centric Employment area to a County
or City industrial zone district. The County may, at its discretion, use its
land use authority to permit industrial uses in the "A" Agricultural zone
district via a Use by Special Review process.
3. NG-Econ.Policy 3.4: Both parties will make a good-faith effort to encourage
the formation of joint City-County development standards and fee
structures for the North Greeley Rail Corridor Subarea, or designated
areas within it.
4. NG-Econ.Policy 3.5: Both parties will make a good-faith effort to develop joint
City-County buffer standards for mitigating impacts between different
uses, such as industrial and residential.
Section 5. Land Use & Transportation Goals & Policies
A. NG-LU.Goal 1: Both parties will make a good-faith effort to promote and attract
strong and stable industrial and commercial businesses within the North Greeley
Rail Corridor Subarea, while attempting to promote an appropriate balance of
land uses.
1. NG-LU.Policy 1.1: Both parties will make a good-faith effort to coordinate the
location, intensity, and mix of land uses with transportation resources as
shown on the Subarea Plan Map.
a
2. NG-LU.Policy 1.2: Both parties will make a good-faith effort to preserve
- designated road corridors and coordinate adequate road widths and,
0 classifications with planned land uses for the entire Subarea.
Ism d
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3. NG-LU.Policy 1.3: Both parties will make a good-faith effort to develop
-rams a) common City-County street and lighting standards for roads within the
e d Subarea.
�QN 4. NG-LU.Policy 1.4: The City and County should require dedication of
�T o necessary additional right-of-way or easements for the purpose of a utility
corridor during any land use process (e.g., subdivision, annexation, special
N▪is�o use permit, etc.).
0
••••
area Et,o 5. NG-LU. Policy 1.5: Weld County will encourage property owners to zone the
� property within the Subarea industrial. However, the County may at its
me discretion use its land use authority to permit industrial uses in the "A"
�,..N Agricultural zone via a USR process, as requested by the property owner.
N
6. NG-LU. Policy 1.6: Both parties will make a good faith effort to address
issues impacting the Subarea including the straightening of "O" Street
between 35th and 47th Avenues, improving road alignments, minimizing
North Greeley Rail Corridor Subarea Plan 16
railroad crossings with roadways, and improving intersection safety where
major roadways connect to State Highway 392. For County Road 23,
realignment options have been studied by Weld County, with a revised
alignment adopted. Both parties shall recognize the "0" Street Corridor
alignment delineated in the "0" Street Alignment Corridor Study that was
adopted by the Weld County Board of Commissioners and supported by
the City Council of Greeley.
B. NG-LU.Goal 2: Preserve functionality and future use of the existing railroad line for
rail and associated uses within the Subarea Plan boundary.
1. NG-LU.Policy 2.1: Within the planned Railroad Principal Corridor on the
Subarea Map, residential subdivisions are not encouraged. (The Plan
acknowledges that there is an existing rural subdivision in the Railroad
Principal Corridor.)
2. NG-LU.Policy 2.2: Within the remainder of the Rail Centric Employment area
on the Subarea Map (i.e., the Subarea beyond the Railroad Principal
Corridor), residential subdivisions will be considered when found to be
compatible with commercial and industrial uses. Where such residential
subdivisions are supported within the Rail Centric Employment area, they
should be designed in such a way as to manage rail/residential use conflicts
a such as noise, street access, and nuisance conditions.
`O
rr 3. NG-LU.Policy 2.3: To the extent practical, the City of Greeley will annex
ay properties within the Subarea that are contiguous with existing city limits.
"ao
The City of Greeley may also support annexations that do not have
zits immediate contiguity with existing city limits using "flagpole" and other
2 methods of annexation.
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North Greeley Rail Corridor Subarea Plan 17
North Greeley Rail Corridor Subarea Area Map
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un CD
3710727 08/10/2010 1 .59Ste eeMoreno II 111111
Clerk & Recorder
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North Greeley Rail Corridor Subarea Plan 1 8
Appendix
A. Area History
B. Study Data
1. Open House Meeting Notes
2. Stakeholder & Focus Groups Meeting Notes
3. Field Data
C. Supporting Study Maps
1. North Greeley Subarea— Recommended Plan
2. North Greeley Study Area—Aerial Photo
3. North Greeley Study Area— Land Use
4. North Greeley Study Area—Zoning and Transportation
5. North Greeley Study Area — Use by Special Review Permit Sites
6. North Greeley Study Area— Demographics
a. Population
b. Median Age
c. Median Household Income
a o d. Housing Occupancy
e. Ethnicity
an 7. Regional Railways
8. North Greeley Study Area— Roadways
.r3 9. North Greeley Study Area—Area of Ecological Significance
0 10. North Greeley Study Area—Water Study
0 0 11. North Greeley Study Area—Water/Sewer Utilities
d 12. North Greeley Study Area— Stormwater
13. North Greeley Study Area Flood
a.cat,y 14. North Greeley Study Area— Ditches
=ME Iq 15. North Greeley Study Area— Slope
16. North Greeley Study Area— Sand and Gravel
o c 17. North Greeley Study Area—Oil Wells
b o 18. North Greeley Study Area— Fire Districts
o 19. North Greeley Study Area— School Districts
20. North Greeley Study Area—Traffic Accidents
21. North Greeley Study Area— Parks
N N 22. North Greeley Study Area—Trails
0 0 23. North Greeley Study Area—Wildlife
IAN
�MN
North Greeley Rail Corridor Subarea Plan 19
24. North Greeley Study Area Land Use Scenarios
a. Scenario A (Base Map, No Change)
b. Scenario I
c. Scenario II
d. Scenario III
e. Scenario IV
f. Scenario V
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North Greeley Rail Corridor Subarea Plan 20
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