The URL can be used to link to this page

Browse Search

Home My WebLink About881317.tiff ' I F '3 CERTIFICATE OF ADOPTION This document is adopted by the Kersey Planning Commission and t;I Kersey Town Board as the official Future Land Use Plan for the Town of Kersey, Colorado. The Plan is 'intended to serve as a guide for the harmonious development of the Town and its environs, which will , in accordance with present and future needs , best pro- mote health, safety, order, convenience, prosperity and general welfare, as well as efficiency and economy in the process of development , including adequate provision for light and air, the promotion of healthful and convenient distribution of population, the promotion of good civic design and arrangement , wise and effic- ient expenditure of public funds, and the adequate provision of public utilities and other public requirements. All maps , figures or other descriptive materials accompanying this document and all other materials intended to form the whole or part hereof are hereby made a part of this document and are adopted herewith. Adopted by the Kersey Planning Commission this 22nd day of August , 1978. Signed: I, 1 &147 r,n,�-it Signed : �� C de ennetts Paul Smith, Secretary Ke sey Planning Commission Kersey Planning 4 4 Commission Adopted by the Kersey Town Board this 22nd day of August , 1978. Signed: C061-14%.j.jSigned: fi1`L2Yt.Q./.l Donald Miller, Mayor Lanell Swanson, Kersey, Colorado Town Clerk Kersey, Colorado ` T Approved as to form: Donald ff Town Attorney 881317 t.xttul3/T �•� Ir : Acknowledgments The Kersey Comprehensive Plan is the result of many concentrated hours of work by many dedicated people. The efforts of Kersey citizens and officials have been assisted by many people, all brought together to -ensure that Kersey ( can take charge of its future and develop for the benefit of all . Board of Trustees Planning Commission Donald Miller, Mayor Clyde Bennetts , Chairman Brian Crosier Roland Bashford Richard Higuera Donald Miller Dennis Loose Reuben Miller - Wayne McNeal Ed Schmidt { Reuben Miller Paul Smith Paul Smith Rusty Miller (past ) Bernard Michalik (past ) Rusty Miller (past ) Lanell Swanson , Town Clerk 1/ Elmer Blehm, Maintenance Superintendent Ronald Hoff , Town Attorney Richard Leffler, Town Engineer Ron Miller, Soil Conservation Service Dale Olhausen, Central Weld County Water District Lorene Hirsch, Central Weld County Water District Weld County Department of Planning Services Thomas W. Rounds, Project Planner Donald H. Brandes, Jr. , Project Planner Roy R. Jost George Sanderson ( Edward Caller Kathy IIrouda Kathy Dalhberg Shirley Phillips ( The preparation of this material was financed, in part , through a comprehen- sive planning grant from the Department of Housing and Urban Development . i 88o p5 ( TABLE OF CONTENTS t . Page Preface 1 Environmental Assessment 6 Existing Land Use Assessment 22 Social—Economic Considerations 62 Future Land Use Alternatives: 71 Constraints & Opportunities Future Land Use Plan 87 Housing Plan 99 Definitions 112 '. 8809 , - Li FIGURES Figure Page Ir 1 Vicinity Map 8 U 2 Suitability of Soils for Non-Irrigated Crop 11 (( Production Map • 1;; 3 Suitability of Soils for Irrigated Crop Id Production Map 4 Suitability of Boils for Residential 17 Commercial Roads Cnn-struction Map E5 Suitability of Soils for Recreational Land 20 Uses Map 6 Existing Land Use Map 24 I 7 Existing Land Use Table 25 , 8 Structural Conditions Map 27 9 Single Family Housing Conditions Table - 2-9 sic Weld County Housing Plan 10 Single Family Housing Conditions Table - 30 Visual Survey 11 Zoning District Map 34 [ 12 Commercial Building Conditions Table 37 13 Shopping locations Table 38 14 Employment Locations Table 40 15 Water Allotments from NCWCD Table 51 1B Water Yield for Kersey' s Water Shares Graph 51 17 Water Consumption : 1975-1977, Table 52 18 Water Usage Monthly for 1977, Graph 53 _i 19 Population Projection : 1970-2000, Graph 63 20 Age Distruhuti.on , 1970, Table 64 21 Kersey School Age Groups, 1976, Table 65 2 r Figures , Con' t . Figure Page 1 22 Recreational Facilities Desires Table 67 23 Future Land -Use Map 89 24 Area. Devoted to Future Land Uses Table 90 2-5 Population Ranges for Future Land Uses 91 Table 26 Population Projection, 1970-2000, Table 105 27 Housing Units Projection -Table 106 28 Projection of Rental Units Required Table 106 li - 29 Projection of Low and Moderate Income 107 I Households Table [- 1 I L L L L [ [ 41, 1 - Preface c L_ Li fa Preface The Town of -Kersey because of its location, people, ambition, Yf and foresight have made a decision - to plan for its future land use. In many respects, Kersey's decision to plan for ,I the future anticipates the need to change - to modify several existing procedures , beliefs , thoughts, ordinances , and 3 values in order to better direct itself. Central to Kersey's L` decision to plan for its future land use is the belief that as the 1980' s 'approach, land use decisions _founded in mis- - information and without community knowledge will severely jeopardize the general welfare of _Kersey's residents, and deteriorate the 'regions natural environment . In 'awareness of the challenge to change , and in realization oil the need to plan for future land use , _Kersey began the -Kersey Comprehen- sive Plan. f The Kersey Comprehensive Plan is intended to guide rand I development An the Kersey area. The Plan sets forth a basis from which decisions may be -made concerning where _future L- development is best suited environmentally , economically, and ( socially. The information used in determining where develop- ment is most appropriate is current , factual , and based on L, community involvement . Specifically , the Kersey Plan method- ology is based first on an examination of specific environ- mental conditions in the Kersey area which affect positively 6-80928 L t t and negatively future land use decisions . It is felt that f by examining various environmental • factors, Kersey will be better able to realistically forecast land areas where future development is most suited. Some of the environmental factors which will be _analyzed in the Kersey area are agri- cultural capabilities , urbanization influences, and general landscape resources. Generally , this first phase of the- Kersey Plan provides an environmental assessment of the Kersey planning area and thereby provides the background for -examining [ Kersey ' s existing land use. fl The second major element of the Kersey Plan is the Land Use Analysis . The land use analysis examines Kersey 's existing I land use according to location, condition, and capacity. More importantly, the land use analysis clearly explains Kersey' s various land uses , including : housing, commercial and industrial , parks and recreation, public facilities, services and utilities , and transportation. Only after a thorough understanding of "what exists in Kersey" can any assessment of future land use be realistically discussed. L The object , then , of investigating Kersey' s existing land use is to better understand all of the land use components which accurat-ely describe Kersey today . L Any discuscion of Kersey' s future would be incomplete if it L failed to include social and economic considerations r-elated e'scans to land use. Kersey' s social and economic characteristics 4 4 are central to the success and effectiveness of any plans for Kersey' s future . Simply , the Kersey Plan will examine values and priorities based on survey and community planning t information. Much of this information indicates the type dof future land use most desired by residents , as well as demographic information which further characterizes the E -Kersey community. • Related information describing the social and economic characteristics of _Kersey pertain to an analysis of Kersey ' s I :y population. Briefly , population is examined -according to historical trends , age distribution , and comparative growth patterns in the Kersey region. Much of Kersey' s population 11 information will also examine specific aspects of the -Kersey community such as : income, housing characteristics , employment Iiand retail shopping information. Generally, the social and economic section of the ersey Plan is intended to compliment I _Kersey existing land use information, and to provide a more complete LL basis for proposing future land use areas . Finally, the social and economic section identifies potential community needs , problems , and opportunities which were raised by the community and incorporated as a central factor in determining future land use alternatives . 8f3vi'i9 ''-` L3 t r The analysis and interrelationships of environmental f assessment , existing land use, and social-economic con- siderations provides the clear basis for determining future land use alternatives . Kersey ' s f dture land use alternatives (_ represent where and what land use might be proposed according I to the best available information . As alternatives , they provide choices or preferences to where development may locate . [ In adopting a future land use plan, Kersey has devised what C it considers to be a realistic guideline for its future which clearly outlines physical development for the _Kersey area. C' Moreover, Kersey has incorporated through its methodology and tF analysis, community input towards the completion of the plan from an informal standpoint , and through formal public hearings . The Kersey Plan can best be considered a technical analysis of environmental, land use , and social-economic considerations , as well as a policy plan indicating community goals and objectives relating to land use . Ultimately, the I_ Kersey Plan represents what Kersey has agreed is a most L effective , innovative , and accurate approach to future land use decisions. L As a part of the Kersey Plan , spacial attention was made con- cerning housing. Housing stock, condition , and location were `t critically assessed in order to determine a housing plan for 880928 4 Kersey . The housing plan _first examines what exists and assesses potential housing needs in the Kersey area. (( Secondly , the housing element of the plan prescribes specific programs and town policies which ate intended to meet the housing needs of Kersey residents . Specifically, the housing plan encourages certain types of housing programs such as renovation , rehabilitation , and new construction according to single-family and multi-family units . The housing plan is one element of the Kersey Plan which when considered with the other elements of the plan can better guide future land use decisions . The Kersey Comprehensive Plan , as previously mentioned , was written in order to provide the Town or Kersey and others practical future land use guidelines. While the Plan does provide long-range goals and objectives , the practical application of the Kersey Plan is aimed at aiding in the review and assessment of proposed private and public projects . In this way, the Kersey Comprehensive Plan assists local planning commissioners and town board members in making many of the day-to-day land use decisions while providing the overall framework for long-range policy decisions . 880923 5 l I I L Environmental • L Assessment 880928 L Kersey Planning Area The town of Kersey, Colorado, is located approximately eight miles east of Greeley on U. S. Highway 34 . Specifically, Kersey is located in Township 5 North, Range 64 West of the 6th Principal Meridian, in the northeastern portion of Sec- tion 21 . Kersey is bordered to the north by U. S. Highway 34 and to the south by the Union Pacific Railroad (U.P.R.R. ) . (Please refer to the Kersey Vicinity Map, Figure 1 . ) The topography in the Kersey area is generally flat with a slight rise in elevation to the southwest . The South Platte River is located approximately one mile to the northeast . The South Platte River does not directly pass any part of f Kersey; however, because of Kersey ' s proximity, the Platte is a major planning influence primarily because of its poten- tial for flooding. Because Kersey is located in the plains region, the view to the west of the Rocky Mountains Range is unobstructed and - on a clear day - very picturesque. Kersey receives annual precipitation typical for the Greeley area, which averages around 12-14 inches per year. Because of several irrigation ditches in the Kersey are, during a heavy flash-rain there have been some problems with the over- flowing of ditches. The most dramatic flooding occurred in the summer of 1973 when the Latham Reservoir Dam broke , sending water towards Kersey and flooding several of the Kersey area 88093 6 ditches. This clearly demonstrated the downward slope from C the southwest to the northeast in the Kersey region. F Aside from the South Platte River, which is used primarily for agricultural purposes, there are no other significant r water areas. To the southeast of Kersey there are several intermittent lakes which are not used for recreation. In describing the Kersey planning area, it is significant to note the major vehicular and rail routes. U.S . Highway 34 r is the most obvious automobile route in the Kersey area. Il U.S . 34 runs east and west connecting Greeley to Fort Morgan [ where U.S. 34 meets Interstate 76. The importance of U. S . 34 to Kersey as the primary thoroughfare leading to Greeley is clear . The highway serves as the main link to Greeley which is the primary area of employment and service needs for many Kersey residents. In addition, because U.S. 34 connects Greeley and Fort Morgan, there is incidental commercial business which has developed over the years directly affecting Kersey ' s circulation pattern and town economy. For now, it is sufficient to note the importance of U. S. 34 to Kersey in terms of convenience , local economy , and general welfare . L Another significant routing system which extends across the Kersey planning area is the Union Pacific Railroad (U. P.R.R. ) . The U.P.R.R. tracks are located in the southern section of L Kersey. The tracks run east and west and are still actively used to import and export primarily agricultural products. 7 sec r8 , f KILOMETERS 0 5 10 20 a MILES 0 5 10 15 Kersey • 1978 VICINITY • Figure 1 - - i LARAMIE COUNTY. WYOMING — I T12 N �- i WELD COUNTY, COLORADO I/ T11 N I I . Grover II T10 N IIf 25 I I- z > F 9N o m 010 Wellington• a: o Nunn Keota• W u I 0 T 811 v 14 a 13 Pierce 14 T ]N FORT 0 19 Ault3„ COLLINS 4m Eaton . •Windsor3D„ '12: 25 T6N La . LOVELAND Via° RI"" z ° °'GREELEY E °i 1 J 6 T 5 N 4B. yon . .et A' � 2 a"--3_, A T ,... - _ ✓� ken all Johnstown Milliken KERSEY I. Berihod — - - _. . v6 34 T 4 N I ¢` Gilc rest _--_—Me• ,J1 75 x -x _. 66 66 Platteville T 3 N m ` — Longmont I n I t I zl Firestone Keenesbur. T 2 N • 0 Frederick r L — • a • a I LO Erie Dacono Forl JI • 25 Lupton 76 Hudson TIN ?II w� LOChbui/! WELD COUNTY ADAMS COUNTY i LI R7 W I R 6 9 W I 1160W 1 R 6 7 W I R 6 8 W I R 6 5 W I R 6 4 W I R 8 3 W I R62W 2 W I R 81 W I R S O W I 8 59 W ( One aspect of Kersey ' s general planning area which must be men- tioned is visual resources, or more specifically, land or water areas of interest or importance. These areas are important to locate or identify because they directly affect the quality of peoples' experiences. Scenery is as important to people living in a certain area as the amount of rainfall typically received, or the proximity to certain types of community services. In this regard, it is important to note areas which may be con- sidered scenic, recreational, or sensitive in terms of existing 15 wildlife habitats, historical or cultural landmarks, and other valuable natural resources. - As mentioned earlier, Kersey is located in a relatively flat area with little change in topography. From the southwest there is a general down slope to the northeast . In this general area, the rise in elevation to the southwest may be an area F . where special site planning considerations should be given to accommodate future development . The visual features in this general area are also noted in order to take advantage of the slight rise in topography in an area which is otherwise flat . L_ L_ 9 880fl 8 Agricultural Lands Without question, agriculture has long been considered the { principal economy in Weld County . For instance, according [[[` to the 1974 U.S . Census of Agriculture , Weld County ranks first in agricultural productivity of all counties of Colorado and second of all counties in the nation . Because of this , the agricultural lands in Weld County must be valued and protected as a major local and regional asset . In addition , because Weld County is an agriculturally depend- ent region , most urbanization in the county is directed to locate around existing urban centers . If Kersey, as an urban center, is to accept future growth and development , it should be aware of agricultural lands in its vicinity as [rF well as their suitability for either non-irrigated or irrigated croplands prior to allowing future development. For these reasons , agricultural suitability maps are (' included in the Kersey Environmental Assessment section. Through the technical assistance of the Soil Conservation Service in Greeley, there are two maps indicating agricul- tural croplands in the Kersey area. The first map indicates suitability for non-irrigated agricultural crops . Please refer to Figure 2 . The Soil Conservation Service defines suited and not suited as follows : L to 850928 Suitability for NON-IRRIGATED Crop Production Suitable ■ - METERS 0 100 500 Not-Suitable FEET 0 1000 2000 � Kersey - 1978 SOILS ' Figure 2 • '-‘_, (<1.\- . I 8\ L _ C' Non-Irrigated Crop Production Suited: Soils which exhibit soil erosion potential but may be used for cropland with a proper management system. Common management systems include crop selection , crop sequence , crop residue management , and proper and timely tillage. Sumner fallow is usually required to produce a crop. Common crops are wheat , millets and sorghums usually alternating with summer fallow. Not Suited: Soils which exhibit severe erosion potential that requires permanent vegetative cover. It may be used for grazing land or wildlife habitat. Management of vegetative `'. cover is essential to prevent erosion by wind or water. Most croplands suitable for non-irrigated crop production are located northwest of Kersey . The area directly south- east and southwest of Kersey is generally not suited for non-irrigated cropland due to the poor soil type in the area and the high potential for soil erosion. Irrigated cropland suitability in the Kersey area is also identified. Irrigated croplands are classified as most suited, suited , and not suited. Please refer to Figure 3. Below are definitions provided by the Soil Conservation Service : Irrigated Crop Production Most Suited: Soils which with adequate irrigation water are best suited for cropland due to slight erosion potential . Common crops are corn, sugar beets , beans , potatoes , small grains , vegetables , and alfalfa grown in rotation or may be single continuous cropped. 13 8809'.71:8 r Suited : Soils with adequate irrigation water which are suited for cropland but which have erosion potential which requires selection of a manage- ment system for successful farming. Common management systems include crop residue manage- ment, crop sequence and selection, timely tillage, land leveling, concrete ditch lining, irrigation pipeline installation, and irriga- tion water management . Common crops are corn, sugar beets, small grains, and alfalfa usually in rotation of four to seven years . The use of low residue producing crops are discouraged. Not Suited: Soils even with adequate irrigation water which are not suited to cropland production because of severe erosion hazards or other physical soil features. The soils are best suited for permanent vegetative cover to be used for grazing land or wildlife habitat . Generally, the best suited irrigated and non-irrigated crop- lands are located northwest of Kersey. South of Kersey, both non-irrigated and irrigated croplands tend to be less suit- able. In terms of irrigated croplands to the south of Kersey, there are spotted areas which are suitable, but generally the area is not suited for irrigated croplands. As mentioned earlier, knowledge of suited irrigated and non- irrigated crops in the Kersey area will help town officials and prospective developers better decide which land areas [_ adjacent to Kersey might be the least suited cropland for future urban use. This is not to suggest that the least suited irrigated or non-irrigated cropland may not be pro- ductive , valuable cropland; however, based on a combination of soil characteristics determined by the Soil Conservation Service, there are croplands better suited for a greater variety of crops with higher production yields. 1:3 SSOWT9 i Suitability for IRRIGATED Crop Production Most Suited • INE METERS 0 100 500 Suitable •, - FEET I I Not- Suited o 1000 2000 I Kersey • 1978 SOILS Figure 3 I l e __ _. _- %1`J 880 °3 1 Finally, information related to Kersey area agricultural lands may be best considered as an additional future land use criterion which, when used in combination with several : . other land use criteria, provides a general , yet clear , assessment of where future land use might be best suited. Information pertaining to general agricultural potential by type is very general and is best used as an informal assessment and not as an engineering analysis of specific soil type , condition , and behavior. 15 L_ LL' F Soil Suitability The suitability of soils for residential , commercial , and general recreational potential depends in part on their capacity to drain water, the degree of slope , and the texture and size of the soil particles involved. A good soil or a soil with few limitations will provide stable support for building or road construction without shifting, slumping or settling. In this respect , a soil suitability map is useful in showing which areas have the least soil limitations for various types of construction projects and other land use activities . For the purposes of the Environmental Assessment for the Kersey Comprehensive Plan , soils will be analyzed according to two major characteristics. The first soil suitability map will analyze soil limitations for residential , commercial , and road construction . Please refer to Figure 4. The soils will be reviewed according to three classifications of limitations devised by the Soil Conservation Service in I Greeley , namely : slight , moderate , and severe limitations . Below are definitions of the three limitations prepared by L the Soil Conservation Service : Residential , Commercial , & Road Construction Slight limitation : Soil that exhibits very few limit- ations for construction of dwellings with or without basements , public sewer lines , and will require limited engineering design for planned structures . 16 18633 Residential, Commercial and Road Construction Slight Limitations • a METERS A Moderate .. 0 100 500 FEET Severe .. 0 1000 2000 Kersey • 1978 • SOILS Figure4 1/4 \ �� 1 A yti Moderate limitation : Soils that exhibit limitations for construction of dwellings with or without basements , public sewer lines and will require special engineering design for planned structures. Severe limitation : Soils that exhibit presence of seasonal water table or are in natural flood plains subject to flooding or that are shallow to bedrock which will re- quire extensive engineering. design for planned structures . The soil suitability map for residential , commercial , and road construction , Figure 4 , indicates severe to moderate limitations to the northeast and northwest of Kersey. Slight limitations exist generally to the south of Kersey. It is important to note that the above mentioned soil limitations were analyzed according to the amount of engin- eering which would be required in order to manipulate the soils to support the intended land use. The soil suit- ability maps do not eliminate the need for on-site study, testing and planning of specific sites for the design and (.i construction for specific uses . The soil suitability maps may be used as a guide for planning more detailed inves- tigation and for avoiding undesirable sites for an intended use. By using the soils map , it is therefore possible to select future land use sites that have the least limitations for potential uses. Related to soil suitability for residential , commercial , and road construction is the suitability of Kersey area soils for recreational uses . Please refer to Figure 5. Recre- ation uses were identified separately from residential , 18 8809'7'9 L r r commercial , and road construction land uses because it required different soil characteristics in order to r determine soil limitations. The Soil Conservation Service has determined the recreational potential in the Kersey Larea by categorizing recreational activities as playgrounds , picnic areas , paths and trails , and/or golf courses . Below are definitions of the recreational limitations in the Kersey area provided by the Soil Conservation Service : Recreational Potential Slight limitations : Soils that exhibit very few limitations for recreational uses of picnic areas , paths and trails and golf courses but do have slopes or other soil characteristics which will limit use as playgrounds unless special engineering design is utili.ed. Moderate limitations : Soils which have moderate slope or dusty surface characteristics which limit use for playgrounds , picnic areas , paths and trails . These soils have some limiting factors for use as golf courses and special engineering design will be needed. Severe limitations : Soils which have excessive slopes , seasonal water tables with wet surfaces or other characteristics that severely limit their use : playground, picnic areas , paths and trails or golf courses . Extensive. soil engineering design needed for planned land uses . There are very few areas which are suitable or exhibit slight limitations for recreational use. To the south of Kersey , moderate to severe limitations exist . To the southeast , north , and northwest of Kersey slight limitations exist . The recre- ational potential in the Kersey area, in most cases , can be 19 880r3 Recreational Potential Slight Limitations • gm METERS V�� Moderate .. 0 100 500 .. N.. MI IM - FEET Severe 0 1000 2000 Kersey • 1378 SOILS ( Figure 5 \ \\NN L g///// ve \\ ,/ /\ , / L4 8. ) '3nS designed to suit the needs of Kersey residents. Once again, the soil suitability map showing recreational potential is intended to be general and not site specific . In comparing soil_ suitability for residential , commercial , road construction , and recreational use , most favorable conditions seem to indicate less soil limitation to the l south of Kersey . To the north of Kersey, the South Platte River basin tends to be the most limiting factor affecting soil suitability . In the southern portion of the Kersey 1 .. _ planning area, most land uses may occur without major limitations due to the flat , generally poor agricultural soil conditions . When soil suitability is examined in combination with information on the Kersey planning area, ann agricultural cropland data, the area generally south 13 of Kersey appears best suited for future land use. As mentioned earlier, all soil information , as well as agri- cultural cropland information , must be viewed as general land use information which needs further detailed exam- ination prior to actual development . 1 88C T8 21 L 4; I l Existing Land Use Assessment L 8809?8 Land Use Analysis The purpose of analysis of existing land uses in a comprehensive plan is to determine how those land uses serve the community. The individual land uses provide resources, opportunities and constraints for future growth • and development in the community. The combination of land uses , and the relationships between the uses also plays a major role in how a town might deal with issues affecting its future. Therefore, it is important to know certain features of a community' s land uses in order to effectively plan for the future . A fault found with many planning efforts is that the results do not reflect what is polit- ically or economically feasible for the community. This fault can be corrected by a conscientious analysis of the existing conditions . As mentioned in the Preface , the Land Use Analysis chapter of the Kersey Comprehensive Plan contains information which describes Kersey. Land Use information explains how the land, as a valuable resource , is used. In addition , this chapter contains an analysis of services which are provided to the land. These services , such as water and sewer facilities, directly influence Kersey ' s ability to accept additional population and are prime considerations of the Town Officials when coping with development pressures . 22 880923 The land use categories used for analysis in this plan are : single and multiple family residential , Commercial , l Industrial , Public, Open Space, and Vacant. This chapter of the Kersey Comprehensive Plan presents information on the previously mentioned land uses , the density, location , and compatibility , the condition of the structures on the land, and the capacity of the existing land uses . p Ultimately, Kersey' s future land use depends on its ability to supply sufficient housing, public facilities and services , commercial and industrial expansion , as well as its ability [ to manage town government and finances . This ability - to better manage town land use and administration - depends to a great degree on Kersey' s existing land use situation , and its plans for the future based on specific land use con- straints and opportunities . This section of the Land Use analysis chapter contains a description of each of the land use categories and how they serve Kersey as well as con- straints and opportunities for future development which result from Kersey' s land use characteristics . Figure 7 contains information on the various land uses found in Kersey . Information found in this table will be discussed in the following pages . L L 23 850e?)8 "' I Single Family Multi-Family N "y '• `'r`�7`' Commercial . Industrial • • METER Public o 100 300 E - MI FEET 1'' Open Space o 100 500 1000 I Kerse •1978 • EX 1ST ING USE Figures -A US 34 r.. 111 L STREFT —^ LI ' . I 1 1 . , .0, / , I CLARK STREET_ F I- F r W W W 21 W v}_ W W yWj Q 6 6 6 C F ��- F¢ C . ..F F 1- F F i F N t. CO F 1 .N a1G N m - hYT � CAMPBELL STREET '3 w II _. - .�.9 Aw m ........ 1 CAP ra-a PB La STREE a I1 I1 y o - 2,, I-i I m MCIN m r WI W TIRE STREET WI I x. 1 L 1 .", _� �- iaFWWW44"1:4R iiiiiiiii ::::::::::::::::: TRUMBILC STREET �\ lath-`bitch1_T = -- - +�1 �1 I cENT�N,A -------. 44 ��_ I 1 2n ST couR 3,e sr,c_ w Lu i- \\� I 1 ELDER STREET Figure 7 Kersey Land Use # of Land Area Area 7o Structures o Single Family 47. 37 Ac. 31 .4 • 255 85. 9 Multiple Family 1 . 76 1 .2 9 . 3 Commercial 5. 30 3. 5 20 6. 7 Industrial 9. 89 6. 6 2 .7 Public 28.40 18. 8 11 3. 7 Park 1 . 26 . 8 --- ---- Vacant 56. 87 37. 7 ---- TOTAL 150. 85 100. 0 297 100. 0 li . The above table statistically represents the land uses of the Town of Kersey . There are approximately 220 acres within the corporate limits of the Town when approximately 69 acres of public right of way are added to the 151 acres included in Figure 7. Vacant land is the largest single use; however, a significant portion of the vacant land is expected to be developed into single family home sites in the near future. The land which is developed presently is more relevant to Kersey' s existing situation. Kersey provides approximately 49 acres for residences . This accounts for about 32% of all land in town . Residential land in other towns normally represents between 40% to 55% of the total land available. This will occur in Kersey with the development of the Elder Subdivision. However, the multiple family land in Kersey is gr 4.3 8804923 I ' somewhat less than the 8% to 12% figure found in many other communities. The amount of land devoted to Commercial and Industrial uses is about 10% of Kersey ' s total area. This f would tend to indicate that Kersey is quite dependant upon other areas for shopping and employment opportunities. The amount of park and open space in Kersey is significantly below the averages found nationally for populations equiva- lent to Kersey 's. Public lands in Kersey appear to be normal in that they represent about 20% of the land available. I Generally then, Kersey ' s land use statistics do not repre- sent the average community . Areas of concern are the apparent lack of land for- multiple family, commercial/indus- Crial and parks use. These concerns will be further explored in the following section. I L L L 26 • • • _I Standard • • • Sub-standard • • • Dilapidated . • • METER • 0 100 300 ■ - - FEET 0 100 500 1000 Kersey.1978 CONDITIONS Figure 8 I4US 34 � Tliu-�-- STREET -- --�-- --�. • • • ■ II...-.: I •• ▪ •▪ II ■ • I I AI -• • ■▪ • • I • • CLARK STREET •r— w • • •w•• •w■ w • w• •w •°� 1 •0� NT •N• . ■•y■ •w m� •� ■HI { I • • • ■ ■ • • ----■ ■ • • • •• • ■~•al z ■ 1 CAMPBELL STREET x• . - OE • H• lei I T • • N 7V1 ■ ;•■ L • • • , ■ CAMPSE lba . STREET • •• _ _ _ • • _ M • • • 1 J • • � • • • il ■ • 1 a- • ' ••LLir �■yr• •f D• •LLI MCINTIRE STREET LL LLI • • 1r ■ ., I■ I • ■U . • ■ I •• •II _ I • O • • II ■ * w- T • • • ■-� ■ • TRUMBULL STREET UPRR • Lat ha • • itch I CENTENNIAL OplyE 1 I7 2Rtl ST.CDUR� 3rtl ST.CL _w , ��R\\\\�\\i■\ 14444*vA ■ " IV- ELDER STREET ': SSW)23 L• (: Residential l `'ls Kersey has approximately 49 acres of land devoted to residential use. Land for single family structures accounts for about 47 acres while the remaining two acres are used for multiple family structures . Residential land 1 use occurs in all but two of Kersey' s blocks . The Town of Kersey contains 255 single family detached housing units . These units represent 85. 9% of all the structures found in Kersey. The total of 255 single family structures includes 50 mobile homes and 205 "stick built" houses . The Municipal Housing Reports section of the Weld County Housing Plan contains information on the housing conditions found in Kersey. Housing condition information was pre- sented for the single family units and was developed according to the following criteria: Standard : A standard dwelling unit is larger than 600 square feet (SFT) , contains a water heater, a stool , a bathroom sink, a tub or shower and a kitchen sink, and is centrally heated throughout the unit . Rehabilitatable : A unit which does not possess all of the features of a Standard unit is considered to be Rehabilitatable if the cost to add those features is less than 50% of the unit ' s assessed value. 1 Dilapidated: If the cost to add area, plumbing com- ponents or adequate heating represents more than 50% of the unit ' s assessed value , it is not considered feasible to 1J rehabilitate that unit . Therefore , the unit is considered to be Dilapidated. 1 • 28 8r80J3 1 Figure 9 contains the results of Weld County' s computerized housing inventory for the Town of Kersey. f Figure 9 Single Family Housing Conditions , from the Weld County Housing Plan Standard Rehabilitatable Dilapidated 198 23 0 In addition to the interior information derived from the Weld County Housing Plan, Kersey conducted a visual survey of housing conditions . This visual survey was designed to determine structural conditions which could not , at this time, be extracted from the County ' s computer data file. The surveyors also assigned Standard, Rehabilitatable, and Dilapidated conditions to the housing units . The visual survey was conducted according to the following criteria: Standard: A standard strucutre has adequate roofing, siding, weather protection , a good foundation and an overall well kept appear- ance. Rehabilitatable : Rehabilitatable structures are gen- erally characterized by a roof covering which is inadequate , or framing that shows sagging or deterioration. Repairs beyond what can be considered as "normal main- tenance" make this unit '-s classification rehabilitatable. Dilapidated: A dilapidated structure typically has a deteriorated foundation Dr frame. A structure that requires repairs costing more than 50% of that unit ' s total appraised value is considered dilapidated. L_ 29 8809(18 11 The results of the visual survey are contained in Figure 10. Figure 10 Visual Survey of Structural Conditions of Single Family Dwelling Units Standard Rehabilitatable Dilapidated 214 40 0 Due to requirements for confidentiality, it was not possible to cross tabulate the results of the two condition inventories . However , it is possible to gain an understanding of Kersey' s housing stock by using the inventories separately . The different totals for number of housing units found in Kersey can be -explained by two factors : 1) The Weld County comput- erized inventory does not include mobile homes , and 2) All Iof Kersey' s units were not on the computer file when the {f analysis was conducted. These features of the Weld County system are being corrected and the results of the interior condition analysis should be available to Kersey officials annually . 1 : I By outward appearances , Kersey ' s housing supply is in quite I_._ good shape . There are no units considered to be beyond 111 repair. However , there were sufficient structural defects I _ in 40 units to put them in the Rehabilitatable class. According to the interior criteria used by Weld County , L again there were no units which had deficiencies which were I 30 t financially infeasible to correct . However, 23 units had interior conditions which provide for less than standard C living conditions. f According to real estate sources in the Kersey area, there are essentially no vacant dwellings in town. Kersey , in f. 1977, had an estimated population of 855 people . With the full occupancy in mind , there is an approximate average of three people per dwelling unit . This average household size is a little lower than 3.2 persons , the average for all of Weld County . I According to the 1970 Census , the 474 people living in Kersey I in 1970 were living in 134 units . Of those 134 units , 98 units or 73% were owner-occupied and 36 units , 27%, were renter-occupied. In 1970 , 69% of Kersey ' s population (328 people) lived in homes they were buying and 31% (144 people) IL lived in homes which they were renting. In 1976 , Kersey officials conducted a Citizen Survey which , among other things discussed elsewhere in this Plan , revealed that 81% L . of the households responding lived in units which they owned and 19% rented their housing. The Weld County Housing Plan , in addition to the housing condition information presented previously, contains infor- mation on the average age of the dwelling units in Kersey . 31 g S0S2 Again, this information reflects the age of the "stick built" houses only . However , for the 221 dwelling units analyzed, the average age was 46 years. This indicates that while there are houses which are both older and newer than 46 years , the average year of construction was 1931 . This information is helpful in predicting the amount of deterioration, caused by age , which is likely to occur in Kersey . Kersey' s average housing age of 46 years would tend to indicate that unless efforts for home maintenance are kept up and increased for the Rehabilitatable units , considerably more units could be classified as Rehabilitat- able . Moreover , Kersey could find that some of the units which are presently classed as Rehabilitatable in the Visual I . Survey will be considered Dilapidated due to severe structural defects . {+` Kersey , with increased single family dwelling construction , will see the average age of the structures lower. As a 1 matter of fact , plans are presently being prepared to begin construction of 113 additional houses in the Elder Sub- division . The town will not see all of the 113 homes immediately ; however , the subdivision should be completely developed within three to five years . L' The multi-family units are primarily found in the northeast portion of town on land owned by the Kersey Housing Authority . 32 q 1_ F Additional duplex units are to be found on Campbell Street and on Fifth Street . There are only nine multi-family t structures in Kersey accounting for 28 units . I The Housing Authority owns and operates a housing project called the Fort Latham Manor. Under the provisions of the f . Housing Authority' s financial assistance agreement with the Department of Housing and Urban Development , 16 units in r4 Fort Latham Manor are for use by elderly tenants while the 1 remaining four units are to be used by low income tenants. - Fort Latham Manor provides limited recreational and laundry facilities for its residents on the site . These services are to be found in the office of the Kersey Housing Authority . Since the construction of Fort Latham Manor in 1971 , the Kersey Housing Authority has had no trouble keeping the units occupied. The balance of multi-family units are contained in four duplexes. Again , the duplexes have been consistently occupied. These duplex units are situated on lots located in areas of detached single family units , and are designed such that they appear as elongated ranch style houses . These eight iL units are the only identifiable rental units available for family occupancy. There are no apartment buildings, per se, in the Town of Kersey . Out of 264 residential structures L found in Kersey , nine are for multiple family use . 33 9,1,8 11 A- Residence S A-1 Residence B- Residence fiat 1'2, C- Business D-Industrial • • METER FEET ;;ohs :oa`o `'� MHP-Mobile Home Park 0 100 aoo V �4. S- Shopping Center o 100 500 i000 1 , Kersey-1978 ZONING Figure 11 il us sa 7 � ST T a .---- ��1 i ............................................................ ( iaiii viii€l 1[ 5 i ................................................................... :::::::::::::......................................... r� I 1 :::............................................... f ::EmiEEEEEEEEEEEEEEEEEE:tttE,,,,,EEEEEEEEEeEEEEEE.iii EEEE t 1 ICLARK STREET F F F H 1E w l 1 // N .I- W N N N I % w 1 %/ _ :::::...•••••...11iiiiiiiiiiiiiiii 1 w 4 r CAMPBELL —T STREET I '� w ` z� 1 % % raa CAMPBE a �aa TREE' a 1 1 / o Z �r I //:, /0 w x / N F LL LLI M�INTIRE STREET I7.'--7: ' 1 - r- 1 �` ��. T.;.<:` L STREET r._,,,=;_ini,,.. t,atha n ____ Ni ENNIAI Q 1 I `_ 1 - End sT.COUR rE ST,CT �`w -w i IIt a. 1 M I �J,- C( a,_ .1x mm_N R �n O:-;;tj r -0r Y: E 0 '. �Ii. ELDER STREET L Figure 11 shows the current Zoning District map for the Town of Kersey. By comparing this map with the map showing existing land use , it is possible to determine the level of compatibility of the two. This comparison provides town officials an indication of whether the land uses or the zoning should be changed . As mentioned previously, 1-es- tiidential uses occur in all but two blocks. However, these uses conflict with the zoning classification for the land in only three places . Two of the conflicts are on First Street in the Commercial zone and the third conflict involves several structures in the Industrial zone south of the railroad. Generally , the residential land uses are compatible with the zoning districts established by the town . iiSummary : Residential Land Uses - Kersey contains a total of 49. 13 acres of residential land uses which is divided into 47. 37 acres for single family dwellings (SFD) and 1. 76 acres for multiple family dwellings (MFD) . - There are 255 SFDs and 9 MFDs (28 units ) providing dwelling space for 283, households . - Kersey expects the addition of 113 additional SFDs within the next three to five years. - Kersey ' s residences are located throughout the town , although in a fairly compact pattern . - There is a lack of multiple family dwellings which can be occupied by families . - Kersey ' s residential land uses are essentially in compliance with the zoning established by the Town Board. 35 8t'30 �1s. f L_ F - There are no dilapidated housing units in Kersey, how- 1 ever there are 23 units which have poor interior con- ditions and 40 units with signs of exterior deterioration. These units are considered suitable for rehabilitation. - Kersey has very few vacant units at any one point in time. - In 1976 , 81% of Kersey' s households owned their home and 19% were renting . F t 1 f� L L 36 88051AF-3 Commercial and Industrial The Town of Kersey contains 5. 3 acres of commercial uses . The commercial areas of town are located on Highway 34 and on First Street in the downtown area. There are 20 buildings designed for Commercial use on the 5. 3 acres . However, all of the buildings are not being used. The vacant Commercial buildings are found in the downtown area of First Street . Adjacent to the downtown area is a 6. 2 acre, two block area of vacant land zoned for commercial use . The 1976 Visual Survey for structural conditions included all of the structures in Kersey . Figure 12 contains the results of the survey for commercial buildings. Figure 12 Visual Survey of Structural Conditions of Commercial Buildings Standard Rehabilitatable Dilapidated 6 12 3 • ( This does not indicate a good situation for the Town of ll Kersey . Clearly , the Dilapidated structures should be eliminated. Moreover , the Rehabilitatable structures which represents 57% of all commercial structures should be repaired in order to be safe and attractive to shoppers . A portion of the Social and Economic Survey conducted by the town in 1976 included questions concerning Kersey 880913 , 37 I residents ' shopping preferences . The responses to the questions indicate that Kersey households rely heavily on Greeley for most of their purchases. Kersey people shopped only for food and hardware from Kersey merchants. This F information is revealed in the following table , Figure 13. Figure 13 Shopping Locations for Kersey Residents 1976 Item Kersey Greeley Both Other Food 25% 45% 29% 1% Clothing 96% 4% Appliance 92% 8% Drugs 100% Hardware 31% 52% 17% Health Care 97% 3% Source : Kersey Survey 1976 Presently , there is only one grocery store and one hardware store in town ; there are few other establishments which L_ customarily provide goods and services required on a daily { basis . This causes Kersey people to travel elsewhere to IL purchase those goods and services. Thi can also affect L the economic health of the existing businesses since people, for their convenience , may decide to conduct all of their shopping out of town . 38 Kersey has 9. 89 acres devoted to Industrial use. However, these uses are conducted primarily without the need for a building. Two buildings in town contain industrial uses ; the grain elevator and the meat packing plant . The other industries , including fertilizer storage , fuel storage , grain storage , equipment storage , and the Sugar Beet Dump , do not require extensive buildings in order to operate. This apparent lack of industrial buildings indicates two things : 1) Kersey' s tax base is not aided significantly by industrial uses , and 2) Kersey does not provide the opportunity for many - industrially related jobs . Kersey people, who are employed by industry , primarily are employed out of town. This also affects the viability l of Kersey ' s Commercial community because people who work in other towns or cities may find it convenient to shop close to their place of employment . The Kersey Survey also revealed place of employment for Kersey workers . The survey questionnaire asked people to indicate the general location of their place of employment . ii- The responses are included in Figure 14. 39 j s 880911:3 F Figure 14 Employment Location for Kersey Residents Location • Precent Kersey Area - 28 Greeley Area 57 Within Weld County 10 f Out of Weld County 4 4i Note: % does not equal 100 due to rounding Source : Kersey Survey, 1976 1 The primary location for employment for Kersey residents is the Greeley area. There is , however, a significant number of people employed in the Kersey area. The major Kersey area 1 employers are agriculturally related ( farms and farm supplies) . Kersey ' s industrial land uses are located adjacent to the 1 transportation links which they require to ship and receive their raw materials and finished products . With two exceptions : the meat packing plant and the equipment storage area, Kersey ' s industrial uses are conducted in areas zoned for industrial 1 purposes . The two exceptions , while small in area, pose significant conflicts with their neighbors who have uses con- !L sistent with the zoning districts . In addition to the land f presently used for industrial purposes , there is a 17 acre tract of land zoned for industrial use which is vacant . L (_ 40 88 C 1 Summary : Commercial and Industrial Land Uses - The commercial and industrial aspects of Kersey land use indicate that , presently, Kersey people rely heavily upon Greeley for employment and shopping opportunities. a - 25% of Kersey people do their food shopping in town. This figure may be lower now due to the closing of one of Kersey' s grocery stores which was operating at the time of the survey. - 31% of Kersey people purchase their hardware items in town . - All shopping for items other than food or hardware is done in other cities . - Kersey has no retail outlets for clothing, appliances or drug items . - Kersey presently has no health care facilities. - Vacant land, zoned for commercial use , exists adjacent to the downtown area. - Kersey' s commercial areas show signs of deterioration and neglect . There are vacant buildings in the down- town area. - The highway commercial area of Kersey does receive frequent use . Many of the customers come from outside of town. - 28% of Kersey' s workers are employed in the Kersey area, many in jobs related to agriculture . - The industries located in Kersey are also primarily related to agriculture. - Most of Kersey ' s industries do not require buildings or extensive improvements in order to operate. - Kersey has 17 acres of vacant land presently zoned for industrial use . This land is adjacent to the Union Pacific rail lines and also has a road providing access from First Street . 41 880stfig r Public The Town of Kersey contains approximately 28 acres of land {� which are used for public purposes other than for parks or 11 streets . This public land is owned by four different public r bodies : the School District , the Fire Protection District , the Postal Service and the Town of Kersey. The Platte Valley School District , which provides school facilities for an area of approximately 290 square miles around Kersey , is the largest public land user in town. The school facilities , consisting of six buildings , four athletic J or play areas , a stadium complex and room around the existing buildings for moderate expansion , provide room for approximately 1 , 000 pupils , 500 in the Elementary School and 500 in the Junior/Senior High School . According to School Superintendent Glen Hanson , the Elementary School has 450 pupils and the [ Junior/Senior High School has 450 pupils for the 1977-78 academic year. It appears that both schools are near capacity at this time . The school district can make minor adjustments to accommodate additional students , however, the District is unwilling to make changes which will degrade the educational opportunities for Kersey area residents . The School District owns additional land, to the east of their present location and outside of the town limits , which they intend to use for expansion of their facilities when the need and time arises . L 42 88092` The Platte Valley Fire Protection District is a volunteer fire department which has its fire station located on First Street . The Fire Protection District is an area of about 158 square miles , which includes the Town of Kersey . The District , staffed presently by 34 volunteers , provides fire protection through the use of three pumpers , two tankers , kA one ambulance and one utility truck. The District is able to respond quite well to fire calls both in and out of town ; naturally the response is best in town. The fire insurance [ industry provides ratings of a community which reflects the response time , the amount and quality of the equipment and the water system available ( ability to provide water at specified volumes for specified amounts of time ) . The fire classification for the Town of Kersey is an 8, which is as high as can be given to a volunteer department . The rating drops to an A-9 for the unincorporated areas of the fire district , which is a somewhat higher rating for insurance costs . However , the A-9 rating is still appreciably better than a 10 rating , which occurs in the unincorporated areas of other fire districts . Kersey ' s Post Office is also located on First Street . From this location , the Postal Service is able to provide mail delivery to 325 post boxes in the building and 425 box holders on rural routes . Presently , mail is delivered to 1 ( 43 8E.107)12. ;1.3 C 1 only one area in town , the mobile home park. According to Kersey ' s Post Master, the mobile home park is served by { delivery because it is located sufficiently far from the Post Office, there is a shortage of post boxes in the F building, and the letter carriers can deposit the park I residents ' mail into centrally located mail boxes. The Kersey Town Hall is located on Third Street near 1 McIntire. The building provides office space for the Police Department and Town Clerk as well as garage space for stor- age and maintenance of town equipment . Town meetings are held in the Clerk ' s office area. This space is inadequate to meet present town needs . As more people move to Kersey , additional space for meetings , offices and equipment will I be needed. {t Summary : Public Land Uses - The Platte Valley School District , located in Kersey , provides school facilities for an area of approximately 290 square miles from a site which contains an Elemen- tary, Junior and Senior high schools , play and athletic facilities . ' - The schools are presently near the capacity standards set by the School Board. - The School District has provided for school expansion to the east from the present school location . - The Platte Valley Fire Protection District provides good fire protection for Kersey and about 157 square miles around the town from its fire station location on First Street . 44 f380;92 - Kersey' s Town Hall is undersized to meet many of the town ' s requirements , e.g. , meeting space. - The Town Hall contains garage space for storage and maintenance of town equipment . I . ,. I 45 8;60c9 L`i Open Space The Town of Kersey presently has only one park located next . I to the Town Hall . The park consumes 1. 26 acres of land (( between Third and Fourth Streets , next to McIntire Street . The park contains limited picnic and playground facilities . t While additional recreational areas are provided by the School District in conjunction with the school sites , these areas cannot be included as park facilities for the town . El This is due to the specific requirements of the School District for control over these areas . Kersey ' s 1. 26 acres of- Park land are far below averages and standards set for recreational spaces for a town of Kersey ' s size . According to park and recreation experts , a town Kersey' s size should have approximately 8. 5 acres of parks . The parks should have recreational facilities to meet the normal needs of a small town population . These normal facilities include picnic areas , benches , playground equip- (I ment for preschoolers and elementary school aged children , and adequate open spaces for field games and unstructured play . The National Recreation and Park Association recommends I-' that a minimum of 25% of new towns , planned unit developments , and large subdivisions be devoted to park and recreation lands and open spaces . ' 46 850923 L Summary : Open Space Land Use F - Kersey has one park consisting of 1 . 26 acres. f - The park is equipped with benches , picnic tables, and playground equipment . - Kersey, when compared to national averages , is about seven acres short of providing kdequate park space for its population. I L L 4' 880928 Vacant Vacant land, land which has not been developed, is the largest single land use in Kersey. Vacant land, which totals over 56 acres , is found in many areas of the Town. However , three of the vacant areas are significant in their size and location . One vacant area, 40± acres, is scheduled for development into ttl single family home sites . This 113 lot development will in- crease the single family dwelling supply by approximately one half . Another vacant area is presently zoned for industrial use. This area has both rail and road access , and conceivably could provide space for two to three small manufacturing facilities . ( The third vacant area of significant size and location is zoned for commercial use . This area of 6. 2 acres is located on First Street , immediately north of the Downtown . Commercial develop- ment of this area would greatly aid the commercial aspect of Lthe Town of Kersey. The remainder of the vacant land in Kersey is scattered, in small to medium sized lots , throughout the Town . Many of these areas would be appropriate for development which would match the neighboring uses. Summary : Vacant Land Uses - Kersey has three major vacant areas . One will be developed for housing, one can be developed for shopping and one can be developed for industrial use . 48 Li - Additional vacant land is found in various locations around town. Some of the land is in residential areas , zoned for residential use and is appropriate for dwelling construction . Additional vacant land, located on Highway 34 , and zoned for commercial use , could be developed for business uses . 1 t , L L L L 49 Sea S Public Utilities and Facilities In addition to knowledge of the land uses which occur in a community, it is important to understand what services are available to those land uses. Among the services to be con- sidered in this section are : water, sewer , storm drainage and streets. These are features of Kersey which have been developed and maintained by the previous and existing resi- dents of the town. They have been developed to serve Kersey ' s current population , however , each of the services should have the ability to meet the needs of Kersey ' s future populations . The intent of this section is to analyze the condition and capacity of Kersey ' s public services and improvements . This will give Kersey officials an idea of the public improvements which are likely to be required in the future and will aid in the land use decision-making process. Water The availability of water for domestic purposes is a crucial concern for all Colorado communities . Kersey, through its agreements with the Central Weld County Water District , has been able to provide mountain water for town residents. The water received by the town is transferred by a trans-mountain diversion system developed and known as the Coloado Big Thomp- son Project . Kersey ' s water is stored and treated by the Central Weld County Water District (CWCWD) at the District ' s location at Carter Lake in Larimer County . 50 E3F0 •T'a'np8 The town presently owns 201 units or shares of the Colorado Big Thompson project . These shares entitle the town to varying amounts of water in any given year. The water amounts , or yields , are determined by the Board of Directors of the Northern f Colorado Water Conservancy District (NCWCD) . The determination r or water allotment is based upon snow pack in the mountains , kiii reservoir capacity, and potential rainfall during the spring , summer and fall months. The NCWCD water allotments for the past nine years is shown in Figure 15 . `t Figure 15 I Water Allotments by the Northern Colorado Water Conservancy District , 1968-1977 I 1968-1969 70% 1973-1974 100% 1969-1970 60% 1974-1975 80% 1970-1971 60% 1975-1976 100% l 1971-1972 70% 1976-1977 100% 1972-1973 70% f_ The Water allotment is used to calculate how much water is rep- resented by one share of water. Ideally , one share should equal one acre foot (A.F. - enough water to cover one acre , one L foot deep) , or 325 , 828 . 8 gallons . Figure 16 represents the water yields for 201 shares at the specified allotment . L Figure 16 Water Allotment Yields for 201 Shares 200 1 180 k 160 1 w 2 140 0 100 0 1 I 1 1 I Allotment 60% 70% 80% 90% 100% 51 f3SCOn8 I l Figure 17 Kersey Water Consumption 1975 1976 1977 I _ 28, 801 , 000 gallons 30, 268, 667 gallons 34, 336 , 000 gallons 88.4 Acre Feet 92 . 9 Acre Feet 105. 4 Acre Feet The water allotments made by NCWCD, when compared with Kersey' s water consumption figures for the past three years , do not cause any great concern for the town. However , information has Ibeen collected by Western Technical Services , an engineering consultant retained by Kersey to study the town' s water and sewer systems , which indicates Kersey' s water consumption fig- ures may increase dramatically in the near future. In this I regard, Kersey for the past three years has used water at an approximate rate of 100 gallons per capita per day (gpcd) . According to the engineers , this figure is about 100 gallons per day lower than the average for towns in this area. Wes- tern Technical Services stated, in their 1977 report to the town , that the low water consumption figure may be due to a large number of private wells which are used to irrigate lawns and gardens in town . In order to control this , the Colorado IDivision of Water Resources has adopted a position which does not allow drilling new water wells for urban irrigation pur- poses . Therefore , all new developments in the Town of Kersey t_. will have to rely upon the Kersey water system for all water ` supplies . In terms of future water usage requirements , the development of the Elder Subdivision , if you assume 3 . 2 people per unit p I 52 8C 8 L I- 1- and an average of 175 gpcd, could increase Kersey' s water consumption annually by 71 acre feet or 23 , 122 , 750 gallons . This figure , for an increase of about 362 people , is about tr 67% of Kersey' s present water consumption, while the popula- E tion increase represents only a 42% change. In light of the changing water allotments by NCWCD and the potential for in- creased water consumption, Kersey' s 201 water shares would r" be insufficient to meet the needs if the allotment were to go as low as 90%. I- Another important aspect of Kersey' s water usage is the 1 monthly consumption patterns . Figure 18 contains a compari- son of the monthly water use figures for 1976 and 1977 . This comparison represents , essentially, the affect of a "dry" f year ( 1977) since Kersey' s population for the two years was estimated to be about equal . 1 Figure 18 Water Usage riiiw 1976 a SM WM 1977 5 ® L 4 Iii \ ® !j N O 1 c 3 I -r4 �- cli o , —` t y m >n ro > m y v o �r n LL M a 2 n n a m o 2 o 53 8803'1118 i The monthly use figures represent the seasonal affect of demands for irrigation. This is important to Kersey , since the town does not have any water storage facility in use. The Western Technical Services study, "Preliminary Engi- f - neering Reports Water System Modifications , Town of Kersey , Colorado" was undertaken to determine the feasibility of reconnecting Kersey' s 50,000 gallon elevated water storage tank to the water system. The report stated that , if the tank were put back into service , Kersey would experience an equalization of water pressures in the developed portion of town and provide water storage sufficient to meet 30% of the present maximum daily water consumption . The generally accepted criteria for water storage is that the storage capacity should equal 15% to 30% of the maximum daily usage. } The tank would not meet that criterium for the dry month of September , 1977. Kersey is also experiencing a limited number of problems associated with the quality and size of the water distribu- tion mains in town. It is felt , by town officials , that the Kersey system can accept a pressure no greater than 55 pounds per square inch. Due to Kersey ' s geographic location within the Central Weld County Water District , water pressures can ivary greatly . Central Weld has been making plans to both L-, increase their water main diameters and provide another tap to the town from another larger line . These improvements 51 are expected to improve Kersey' s pressure problems , however, the improvements have not been scheduled for construction at F this time. F Sewer Sewerage facilities and the ability to treat water has become a very important concern in recent years. Kersey has recog- nized this concern and has retained an engineering consultant to help them determine the capacity , or ability to accept 1 additional wastes , of the existing facilities . Western Tech- nical Services is in the final stages of preparing that report . ! The following information has been received from Western Technical Services and is preliminary; the final report has not been issued. It is suggested that the report be referred to when considering the capacity of Kersey ' s sewer facilities. Kersey has a sewer plant , or waste water treatment facility , designed to treat the waste water of a population equivalent to approximately 2 , 500 people . The water discharged from the plant will meet the present state and federal water quality regulations . The plant is located northeast of town at the intersection of Highway 34 and Weld County Road 55. Kersey ' s waste collection system is greatly affected by the t_ generally flat terrain in the Kersey area. The sewer lines must he designed and installed so that there is sufficient decline from the furthest point of collection to the sewer 1 plant intake. If the proper grade or slope cannot be achieved , the lines will flow very slowly , if at all , and are subject 55 8809 '8 IT to frequent blockage. A possible remedy to the slope problems f - is the addition of pumps or lift stations . While a lift sta- tion is necessary at the sewer plant , additional lift stations can cause many problems and expenses for the town . I ; Kersey ' s wastecollection system has been evaluated by Western Technical Services for line capacity . Each section of the lines , between the manholes , has been measured and calculated. The section capacities vary greatly , due primarily to the prob- lems associated with inadequate slopes. The lines generally 1 flow toward Clark Street and the Clark Street line , which is the main line, then makes its way east to the sewer plant . 1 The Clark Street line, at its most restricted section , has a calculated capacity of about 489 , 000 gallons per day. The [ ' generally accepted criteria for calculating sewer line capa- city�., involves calculation of peak hour flows. The peak hour flow is calculated to be 22 times the average daily water use , 1 or in Kersey' s case , 250 gallons of sewage per person per day. The population equivalent for the capacity of the most restricted section of the Clark Street line is 1 , 959 persons . Generally then , it appears that Kersey' s sewer facilities are capable of accepting at least a two-fold increase in population equivalents. It should be remembered that each 250 gallons of additional sewage per day is equivalent to the addition of one 1 person to the system. A commercial or industrial user which produced 10 , 000 1;a11 „ns of waste water would he equivalent to 40 people, even though there were fewer employees. 56 8809'(`. L 1 Streets Presently, Kersey ' s streets are in excellent condition since they were all paved during 1976. The Town formed an improve- f ment district in order to finance the paving project . Each property owner is assessed, on their annual property taxes , i} an amount calculated according to their lot ' s street frontage. { - There There are two streets which are considered to be thoroughfares through Town; First Street and Clark Street . All of the others are considered to be local streets, serving local traffic . First Street and Clark Street were designed, at the time of the paving project , to carry heavy traffic. The other streets are not intended to carry much in the way of large trucks and have appropriately low weight limitations. Kersey ' s present street system, which is about five miles long , occupies ap- I_ proximately 35 acres. The streets in the Elder Subdivision are about 1 . 32 miles in length and use 7. 93 acres. The total added to the 151 acres of developed and developable land and to the approximately 26 acres of railroad and ditch right-of- way in order to obtain the Town ' s total area of 220 acres. First Street is the "in Town" portion of County Road 53 and L provides for the needs of the Industrial area and Downtown as well as for through traffic . Presently , there is a com— bination of Public , Commercial , Industrial and Residential development on First Street . The traffic generated by the Commercial area is quite low at present . The traffic for t _ 57 {1�tA(� 88Ca.7 8 the Industrial areas , however , is significant because that traffic is primarily composed of large trucks . The heavy truck traffic is a potential conflict for the redevelopment Iof the Downtown and for the residences . r.i Clark Street , the other thoroughfare , runs east from First Street to Ninth Street one block south of Highway 34. Clark provides access to the schools as well as a collector street for all of the north/south streets . 53 L L Storm Drainage The problem of generally flat topography mentioned in the discussion on the Kersey sewer system is also a problem for proper storm drainage. The water which results from heavy rainfall or snow melt should be kept from collecting in ponds in the streets or on private property. In a flat area, it is difficult to prevent the collection of water in inappropriate areas . When land development occurs , areas become paved over and roof tops are provided, which prevent natural water ab- i sorbtion . The water which falls on roof tops and pavement must be provided a place to collect which will not damage property or prevent safe movement . Kersey provided for improved storm drainage when the streets were paved. Water that collects in Town is channeled through gutters and valley pans on the street surface towards a low l; gravel pit area to the east of the school facilities . It is l felt that this system can accept little, if any, additional surface water. Therefore , future developments to the south and west will have to provide for retention of any water in excess of the properties ' present run-off . Storm water re- tention areas can be designed for uses in addition to reten- tion so the Town and the properties neighboring those areas k will experience no adverse impacts . 59 880923 I Summary : Public Utilities and Facilities I } - Kersey receives treated water from the Central Weld County Water District. Kersey is required, through agreements =, with the water district , to provide raw water for treatment . - Kersey presently owns 201 units or shares of raw water rights which can be treated by CWCWD . - Kersey' s 201 shares appear to be adequate to meet the Town' s present water requirements. - Kersey residents , for the past three years , have used an average of about 100 gallons of water per person per day . This is low when compared to water use in other area towns.11 The low figure is felt to exist because of a large number of private wells used for irrigation of lawns and gardens. - New private well development has been restricted , there- fore , new areas of Kersey will probably have average daily consumption -figures closer to the averages of towns in the Kersey area. - The Town ' s 201 units of water will not be sufficient to meet Kersey' s water requirements when much new development occurs. - Kersey presently is not able to store water in the event of an emergency or a shut down of the CWCWD water lines. - In the event of an emergency , the Town could quickly con- nect one of its old wells to the system. - The Central Weld County Water District is planning to upgrade its water lines so that Kersey may have better pressures and a more dependable supply. - Some of Kersey' s water lines cannot accept pressures stronger than 55 pounds per square inch, but the majority of the water system is in good repair and is of adequate size. - Kersey ' s sewer plant was designed and constructed to treat the sewage of a population equivalent to 2500 people . f ' - The most restricted part of Kersey ' s main sewage collection ` - lines can handle the wastes of a population equivalent of 1959 people . - The Town of Kersey has hired the engineering firm of Western Technical Services to study the sewer system. That report should be referred to for specific details 60 E31/490.9".8 f` on the system' s capacity. Generally , however , the system seems to be capable of supporting at least a doubling of r Kersey' s population equivalents. f - Kersey' s streets were paved in 1976. They are in excellent shape. 1- - First Street is part of County, Road 53 and provides direct access to Downtown , the Post Office , the Fire Station , the industrial area and to several residences. - There is a potential for conflict between the truck traffic , which is generated by the industrial area and other uses on First Street . - Kersey provides for surface drainage of storm water run-off in the newly paved streets. ` - The storm drainage collection system provided in the streets is at its maximum capacity. - New developments to the west and south of the existing Town, if allowed to let additional run-off enter the Town, could L cause flooding problems in the north and east parts of Town. 1_ t 1 L L 61 886 - 1 I - 1 1 1 - 5_ Social - Economic 1. Considerations Social and Economic Considerations The Social and Economic Section of the Kersey Comprehensive Plan is intended to provide information about Kersey and its residents which better characterize Kersey today. Through a socio-demographic survey conducted in February , 1976 , and a Community Planning Session held in January, 1978, information con- 11 cerning the town was collected and analyzed by Town Board and Planning Commission members. Specifically, information such � - as population characteristics , personal income , employment information , and general attitudinal questions were tabulated and reviewed. The social and demographic information gained Ithrough the Survey and Community Planning Session was used by Town officials to better gauge how Town residents felt regarding certain Town issues . This information then provided the basis for developing future land use goals and objectives . Finally , it is hoped that the social and economic section of the Kersey I ! Plan will provide an additional insight concerning Kersey ' s overall land use environment ; and, in part , provide the basis for assessing future land use decisions. As mentioned earlier, in February , 1976 , the town of Kersey developed a social-demographic questionnaire which asked Ker- sey residents for information on population , housing , income , and employment , recreational , and attitudinal questions . Ap- proximately 82% of the total 258 living units were surveyed . The remaining 18% were either vacant units , temporarily out- 1 of-town , or refused to respond to the survey . It was esti- 62 z 880028 L F mated from the survey results that approximately 855 persons live in Kersey for 1977. f Beginning with the 1970 U. S . Census population figure for Kersey of 474 persons, and having established an accurate and f` current population count , it was established the town had increased approximately 87% during the period 1970 to 1977. b In addition to this information, population projections were developed by the Larimer-Weld Regional Council of Governments as part of the 208 Water Quality Plan and were approved by the Council of Governments on December 7, 1977, as the official projections for the region . In this study , Kersey was pro- jected to reach a future population of approximately 3000 per- sons by the year 2000. 'Phis projection was established , in I part , by historical growth patterns , and the potential , accor- ding to local sources, for building activity. Figure 19 Population Projection 1970 - 2000 } 1970 scan 1977#ar sr aemptes. 1985 iii�iiiiiiieiiiiiiiiiiiiiiiiii►i 1995 Siiiiiiiiiiiiiaiiiiiiiiiiiiiiiiiiii eara Population 474 855 1700 2100 25OO 2800 3000 i 63 ge�llth-.) l In addition to past and future population estimates , the 1976 survey examined age distribution in Kersey. Interestingly , 1 . Kersey has a significant sector of its population in the 0-32 years range; amounting to approximately 63%. With a significant child, adolescent , teenage , young adult , and adult population , the tendency for a rise in births and elementary school enroll- ments is tremendous . More importantly , with such a high per- t centage of persons 32 years and younger , the type of housing which is most affordable and best suited to a young population must be considered. Other considerations related to a young population which affect future land use needs might include the need to increase youth oriented recreational activities and facilities . Figure 20 Age Distribution 1976 Age Group Percent Response 0 - 10 20% I_. 11 - 21 25% 22 - 32 18% 33 - 43 11% 44 - 54 11% 55 - 64 7% 65 - 75 6% 76+ 2% SOURCE: Kersey Survey , 1976 Y It is important to note that while there is a majority of Ker- sey' s population in the 0-32 year sector , this does not dis- count the need to examine the needs of middle-aged to senior 64 88ri �f- ; 3 F t citizens. The age distribuiton information is intended to merely indicate which age sectors are greatest in terms of number . For instance, the needs of senior citizens in Kersey may be greater in terms of available and affordable housing and adequate health care even though the actual number of �. senior citizens is less when compared to the 0-32 year cate- 10 gory. Age distribution is then, one factor among many which helps town officials and residents better assess future land use needs . (1 In addition to examining Kersey' s population characteristics, information pertaining to current school enrollments helps town officials and school administrators better gauge future school building needs. In this regard, the Kersey elementary school for 1978 had an attendance figure of 450 students with an ultimate capacity for 500 students. The Kersey junior and senior high school also estimated 450 students attending with a capacity for 500 students . In addition to examining total school enrollments in the Kersey School District , it is impor- tant to assess how many Kersey resident children are attending Kersey schools. Below is a summary of school age groups at- tending school while living in Kersey . Figure 21 Kersey School Age Groups 1976 School Age Groups Number Elementary 93 Junior High 44 65 O929 Figure 21 - con' t . ' High School 56 Junior College 2 College 8 i SOURCE: Kersey Survey , '1976 1 ` When school attendance figures are then compared with future population projections and distribution figures , it is sig- {F nificant to note that the majority of school age attendance i is in the elementary and junior high level . This tends to confirm the age distribution information in that most of Kersey ' s population fell in the ,0-32 years group , a portion of which was in the child-bearing range . 1 Other information which helps to further characterize Kersey relates to income and employment information . Of those re- sponding to the income question , approximately 25% of Kersey residents earn below $7, 499 annually , 44% earn $7, 500-$12 , 499 , � } 28% earn between $12 , 500 and $19, 999, while 3% earned over $20, 000. Related to income characteristics is information l.: concerning employment location. Approximately 57% of those { responding indicated working in the Greeley area; 28% worked in Kersey , while the remainder worked throughout Weld County . Of importance is the fact that the majority of Kersey resi- dents must commute to Greeley in order to find adequate em- ployment . The land use ramifications of having to commute I-. outside the Kersey vicinity for employment indicate that additional industrial , professional , and service-oriented 66 8F00f>r C>t�4.i i} ,. I businesses are needed to employ Kersey residents who are now forced to commute . In response to the need for additional f industrial employment , approximately 70% of Kersey residents responded that they favored more industry in Town . In terms of park and recreational interests , the majority of Kersey residents responded that they wanted the existing park rl improved. In response to the desire for new park development , 55% did not desire new park development , while 33% were un- certain. To help public officials better decide which type of recreational facility and/or activity Town residents most desired in the future, a recreational interest question was included in the survey . Below are the results indicating preferences for various recreational facilities . I Figure 22 [ Recreational Facilities Desires Activity or Facility Percent Response Swimming Pool 69% f Court Games (Tennis, Basketball , etc. ) 43% Playground Equipment 19% Community Building 11% Support Facilities 8% Ice Rink 6% Field Games 6% Picnic 4% Miscellaneous Interest 5O SOURCE : Kersey Survey , 1976 Information related to recreational desires may be used in { the future as the basis for future recreation loans and grant 67 880a9: programs. For instance, there is an apparent conflict among Kersey residents in terms of a majority of residents not 1 desiring new park development , yet close to 70% desiring a ' swimming pool . In addition , recreation information can help town officials assess the potential for organizing community '-4 recreational acitivities , and the potential use of school recreational facilities for community use . In addition to obtaining social and demographic information , the Kersey Community Planning Session was held to provide i Kersey residents the opportunity to discuss town issues which (>, they felt affect future land use . The first part of the Com- fit munity Planning Session (CPS) included a slide presentation explaining background information completed on the Kersey Comprehensive Plan . Such background information included an i j explanation of comprehensive planning and environmental assessment of the Kersey planning area , analysis of existing land use , and results from the 1976 social-demographic survey . The second part of the CPS consisted of small group discus- sions which were facilitated by Town Board and Planning Com- mission members. Town residents were encouraged to openly discuss any issue of personal importance . Below is the list of issues raised by Kersey residents : Is - the concern for rising water costs , both to the town in terms of raw water acquisition , and the residential user . - questions regarding how tax assessments were established. 68 8F er,7f)5 I - the need for additional industry in Kersey. - concern over school capacity (enrollments) , and 1 future expansion. 111 - the need for increased competition among Kersey ' s commercial-retail stores . - concern for Greeley' s proposed new sewer plant and it ' s potential affect on Kersey. - the need to pace Town services with future growth and development . - the need for health care facilities and in-town medical/dental services. - the need for an additional grocery store. - the need to maintain the existing "farm town" atmosphere of Kersey. - the need to improve the existing mobile home park. - concern for the elderly on fixed income who must have affordable , safe , and convenient housing in Kersey. - questions regarding how growth might positively and negatively affect Kersey' s future vitality. Using the information gained through the survey and CPS, Town ' officials are better able to assess future needs of Kersey residents . As mentioned earlier , Town officials are then able to devise future land use policies based on these needs. In addition , Town officials are better able to support Town policies which are based on information contained in the L environmental assessment , land use analysis , and social and economic considerations . It is felt that the three major sections of the Kersey Comprehensive Plan mentioned above inter-relate and provide the basis for future land use planning. 880'9'x'3 69 Summary : Social and Economic Considerations f • 1I - Kersey' s estimated population in 1977 was 855 persons. - Population projections for the Town indicate a strong potential for growth in Kersey. - Approximately 63% of Kersey' s population in 1976 was aged 32 and under . - Kersey' s two schools each have room for an additional 50 pupils , without affecting the educational quality presently available . - The household income of Kersey residents in 1976 was as follows : 25% earned under $7 , 499 , 44% earned be- tween $7 , 500 and $12 , 499 , 28% earned between $12 , 500 and $19 , 999 and 3o earned over $20 , 000. '; - Kersey residents are employed primarily in Greeley and in the Kersey area. , - There is an apparent need for additional employment lo- cations in Kersey . - Kersey residents expressed desires to have the existing park improved. A large number of residents stated that they did not want new park development . Yet , when asked • what facilities they wanted to see , they indicated many facilities which require amounts of land that are not presently available. - To supplement the information collected through the sur- vey , the Town held a Community Planning Session . This meeting was well attended and the major items of dis- cussion are included in this section. I 70 8 er L 1 ' 1 C f� 1 ` Future Land Use Alternatives : . 1 Constraints & Opportunities st-ionns Future Land Use Alternatives Constraints and Opportunities : Introduction The preceeding sections of the Kersey Comprehensive Plan were t' intended to provide the basis for determining how and where j { Kersey may best develop in the future. For instance, the En- vironmental Section examined area-wide planning influences from an enviornmental perspective. Such information as area urbanization , soil restrictions, and agricultural cropland Esuitability maps were prepared to better indicate how Kersey may affect the environment by proposing future land use. Most I importantly , the environmental section indicated general areas j . where future land use may be better suited for development . i The Existing Land Use section essentially explained how and where Kersey used their land. This examination provided infor- mation regarding existing land use conditions, location , capa- city , and overall compatibility. The intent of the Existing Land Use section was to provide a clear understanding of not only what land uses existed, but areas which were currently vacant , substandard, incompatible with adjacent uses , and generally inadequate uses of the land. From this analysis, each land use was briefly examined and then examined in the context of Kersey' s overall land use pattern . Much of the information in the Kersey Existing Land Use section provides 1.- the basis for determining what future land use proposals are the most compatible with the existing uses , as well as deter- 71 t mining the best type and location of future uses. The Social and Economic Considerations section of the Kersey Comprehensive Plan was intended to interpret and generally better understand the social and economic character of Kersey residents. Information gained through the 1976 Survey provided accurate population figures, population distribution data, information pertaining to income, places of employment , home ownership, and general information regarding town growth issues. This informa- tion was then examined to better identify Kersey residents, and document their land use needs. The Community Planning Session (CPS) was intended to more clearly specify town concerns. Resi- dents listed common problems ranging from high taxes to the need for more park areas. All of this information helped Town offi- cials better gauge how future land use should satisfy the social and economic needs of Kersey residents. In essence, the Social and Economic Considerations section of the Kersey Plan helped Town officials gain a more realistic perspective of personal family needs. The three sections of the Kersey Comprehensive Plan, i. e. : En- vironmental Assessment , Existing Land Use, and Social and Econo- mic Considerations, must now be examined in combination with one another prior to proposing a future land use plan. From this L analysis, Kersey will be able to identify potential land use constraints and opportunities. 72 es'Li `t` Simply, this section of the Kersey Plan will identify potential problems which may arise due to inadequate land use capacity, condition, compatibility, and site design. This section will examine , for instance , how social and economic needs expressed by town residents directly affect future land use decisions . f ' In addition , this section will identify potential land use problems and assets which will later serve as the basis for determining Kersey' s future land development policies. Clearly then , before Kersey can begin to define future land use policies , it must identify and examine its potential constraints ( and capitalize on its potential opportunities. F I <; 8809':a 73 L 1 Existing Land Use Constraints and Opportunities : Area-Wide Considerations Generally, Kersey is located in an area which provides good U growth potential to the west , southwest , and south due to several conditions. First , historical surface drainage !1 patterns in the Kersey area flow from the south to the north and northeast . Because of these historic drainage patterns, the least impacted areas are west and south of Kersey. In addition, the future location of the proposed U. S . 34 highway would severely limit expansion to the east of Kersey. Moreover, existing development patterns are in the southern and western planning area of Kersey. In terms of potential constraints , consideration must be given to the protection of the Latham Ditch as development occurs in this direction . While caution should be taken , with coopera- tion from the Latham Ditch Company, several design schemes exist which provide protection to the ditch waters from pub- lic nuisances. The use of the Latham Ditch as a visual water- oriented open space use is an exceptional opportunity. Path- I ways could be designed along the ditch which would service a variety of future land uses while providing a pedestrian L circulation pattern. With such a system, school children could easily walk or bicycle to school or other , active park tL areas without impacting street traffic. Other general area-wide considerations which may positively IL 74 8809.28 and/or negatively impact future land use is the need to examine traffic circulation outside Kersey. As development occurs, ( each proposal should be examined for its potential impact on existing road systems. To this degree, Kersey has several existing north-south and east-west county roads which are paved and located within Kersey' s planning area. The use of these roads in combination with new road development must be r„ examined. In addition, as Highway 34 develops into a 4-lane system, care should be taken in the selection of highway com- mercial versus in-town commercial uses. Both uses will directly affect traffic circulation. An area-wide consideration would include coordination between ( various public utilities , school districts , and county agencies to ensure that future development is both serviceable and otherwise an acceptable proposal . In all cases where land I ' development is proposed within 3 miles of Kersey' s municipal boundaries , Weld County will first request a recommendation from Kersey to determine if the proposed development conforms with Kersey' s local planning policies. Essentially, it is an opportunity for the Town and. other agencies to exchange corn- ments regarding a proposals' merits and to provide recommenda- tions . In a very broad sense , the area-wide considerations are con- cerned with the positive and negative effects of development in the following areas : 880993 75 L I 1 . Environmental : The major concern is that the proposal is best suited for the general site. More specifically , the proposal should minimize site deterioration which, in turn, may negatively affect other, adjacent land uses. Environmentally, any land development project should not adversely affect natural or historic drainage patterns, wetlands, aquifer recharge areas , or wildlife habitat areas. In this regard, land development should be sens- itive to areas which may be considered a valuable natural resource such as prime agricultural land, significant mineral deposits, and other areas which may be exploited if properly managed. Among these environmentally sens- itive areas is the Latham Ditch which might be used for a green belt/open space area. Consideration should be given as to how the ditch may be used as a water-open space use without adversely affecting the flow, quality, and overall operation and maintenance of the ditch. 2. Road Systems : The effect of future development upon roads (l is an obvious one , yet one which is often considered too late. A potential opportunity exists for Kersey to desig- nate future roads according to their future land use needs. In this way, future traffic patterns will be directed comprehensively rather than in a project by project basis . As such, future roads should be located Lt according to the anticipated traffic volumes and the type of land use being served by the road. Care should be exercised to ensure that the design capacity of the major roadways is not reduced by unrestricted vehicular access . 3. Inter-Agency and Governmental Communication: As develop- ment occurs, the need for communication between various federal , state, local , public , and private agencies will undoubtedly increase. As development occurs along U. S . 34, communication between the Town and Highway Depart- ment may increase due to the possible need for traffic control . Communication between Weld County and the Town would be advantageous in terms of better understanding how each level of government can aid in land use control efforts. In all respects , better communication tends to increase the efficacy of any reslationship , and therefore, assures each that their respective land use policies and regulations will be followed. Future Land Use Considerations Aside from the above mentioned area-wide considerations , there are several future land use constraints and opportunities which relate more specifically to Kersey ' s existing land use. First , 7u t Kersey ' s overall land use indicates a lack of various types of land uses; and in some cases, existing uses are generally not adequate to serve the needs of Town residents. The following will discuss Kersey' s land use constraints and opportunities according to type. Residential rl Residential land use in Kersey is located throughout the Town and is virtually all low density single family . Most resi- tdences are in good, standard condition , while only a small percentage area is in need of additional renovation. In addi- tion to the high percentage of single family housing, a minor- ity of Kersey residents rent and live in multi-family housing . Based on social and economic information , the majority of Kersey residents are below the age of 32 years. This fact coupled with the need for more multi-family housing indicated that future residential land use should be more diversified. The potential for future residential land use is based on several considerations : 1 . Existing housing which is substandard must be renovated or rehabilitated. 2 . Existing residential areas which are zoned residential should be developed as such. 3 . Through the development of a Kersey Housing Plan, compre- hensive plans for future housing needs should he estab- lished. • 77 L 1 4. Kersey should evaluate various neighborhoods where the age F of the housing is high and where maintenance programs may f be initiated. F 5. In the future , residential uses should be proposed which satisfy the housing needs of Kersey residents in terms of 11 price , location , and type. Housing should be provided which meets the social and economic needs of Kersey resi- dents. In this regard, there is a current need for future housing suited to a young-family population. ` 6. Future housing should provide greater access to other land tl _ uses. Kersey presently is primarily residential - there t is a general lack of neighborhood park/open space areas in the immediate vicinity of most residential neighborhoods. I There is also a lack of combined uses next to residential areas, such as multi-family or even industrial . With proper planning and using contemporary site planning schemes, { most land uses can be more flexible yet convenient in terms of access and compatibility . 7 . Future residential consideration should also include a more complete site analysis of a potential residential area . In the future, residential sites should take better advantage of natural features , topography, existing landscaping , water areas, and visual aspects. L 8 . Related to residential development , consideration should be given to energy conservation in terms of site planning (solar aspect of street layout ) as well as building construc- tion materials and techniques. 78 880928 I .. 9. Residential development in Kersey should ultimately provide housing which is environmentally sound, economically feasible, in conformance with Town zoning, subdivision, building, and • Comprehensive Plan, and is suited to the present and future ` needs of Kersey residents. i i i 10. All residential proposals should clearly indicate the social , economic, and practical positive and negative im- pacts on the existing community. Included in such a narra- tive would be an examination of why housing is being proposed Ias well as the need such housing should supposedly satisfy. I.` Commercial Commercial land use in Kersey is fragmented and inadequate in 1 ' terms of serving the service and/or retail needs of Kersey resi- dents. Perhaps the greatest indicator of this deficiency is the ( large number of substandard commercial buildings in Kersey. • ` Currently , approximately 71% of all commercial buildings are either rehabilitatable or dilapidated. In addition to poor overall structural conditions, there is a very obvious need for greater variety in the type and number of commercial operations in Kersey. Based upon general community survey information, (:,•. there is a specific need for commercial operations which can provide food, clothing, appliance/hardware , drugs , and health care. Future commercial areas must be designed to suit not only the needs of existing residents , but anticipate the needs of future area residents as well . In this regard, there are several future opportunities and constraints for commercial land use in Kersey : 79s °ior` L I 1. Every attempt should be made to rehabilitate or, if necessary, f demolish commercial buildings which are not being utilized fully. I 2. Based on Town consumer interest , commercial operations should try to satisfy town needs. There is a determined t{ need to better provide the retail and service needs of Ker- sey residents . While there are existing commercial uses in r, Kersey, there is an additional need for new operations as well as the need to increase competition among existing businesses. 3 . As Kersey develops , future commercial uses should be located f in areas which are currently zoned or being used as a com- mercial area. In Kersey, the "downtown" commercial area is essentially located west of Second Street between McIntire Street and Trumbill Street . In the future, it would be desirable to improve and otherwise expand this commercial area. In effect , this would establish this general area as the downtown area and would allow adequate area for future parking and eventual mall development . This concentration of commercial uses in the downtown will aid both the con- L_ sumer, in terms of shopping convenience, and the merchant L in terms of increased shopper traffic. 4 . The existing highway commercial located on Hill Street or Highway 34 and the eventual development of the new 4-lane Highway 34 directly to the north will present many commer- cial constraints and opportunities. First , the existing f IL C:iC?We+'Ps 8 SO F highway commercial must be improved in terms of developing those areas which are now vacant . Once the vacant commer- cial land has been developed, it will be feasible to direct commercial uses to the north of the proposed 4-lane highway. In this regard, highway commercial should be allowed which does not substantially conflict with the "downtown" commer- cial area. Specifically, highway commercial should be re- r! stricted by use according to allowable uses provided under highway commercial zoning. Because the development of U.S . 34 as a 4-lane highway will impact the town of Kersey, care [ should be taken concerning not only the intended highway commercial use and its effect on downtown commercial , but also on the circulation patterns which will be created by highway commercial . 5. Future commercial land use in Kersey should also be pro- vided for neighborhood conveniences such as quick-foods , small shops, and limited office space . As Kersey develops, there will be a need to provide these types of neighborhood commercial areas which will not deter from the central business district but will serve as a convenience to neigh- borhood residents. Industrial Industrial land use , as explained in the Existing Land Use sec- . tion , is very important to Kersey ' s future in terms of employ- ment and tax advantages . Currently , industrial land use in Kersey is very limited and primarily of an agricultural nature . 81900:28 31. These uses typically do not provide a variety of employment I opportunities nor a significant tax base due to the lack of building required. In light of these existing conditions, F Kersey is served by the Union Pacific Railroad, U. S . 34, and is generally in an area which could support both heavy indus- try as well as research and development or light industry. Moreover , Kersey residents and Town officials are very anxious to encourage future industry. In this regard, several of the following should be considered prior to developing industrial future land use policies. tt 1 . Industrial areas now zoned for industry should be developed according to the type of surrounding land use constraints. Specifically, in single family residential areas , the in- dustrial use should not adversely affect the low-density, less intense use of that residential development . Rather , `- future industry should locate such that access, egress, parking , and the physical location of any industrial buildings will be compatible with the general area. To ensure a compatible relationship between future industry and other uses, Kersey should investigate more comprehen- [_ sive land use regulations for industrial land uses. Within this framework, a distinction between heavy industrial and light industrial may be devised which would better deter- f mine which areas are most suitable for either use . This industrial land use distinction would be similar to the downtown commercial and highway commercial separation. 82 8809"8 2. Future industrial land use should be located in an area which is best suited for industry in terms of traffic cir- culation , existing industrial uses, rail access, and overall environmental site planning considerations such as pre- , vailing winds and soil conditions. Essentially, future industry should be compatible with adjacent land uses through good site planning design. 3 . Future industrial uses should take advantage of available labor in the Kersey area. In this regard, Kersey should encourage industry which has employment needs best suited to the occupational characteristics of Kersey residents . ( One means of soliciting industrial development in Kersey would be the establishment of a Kersey Chamber of Commerce of Industrial Development Committee or cooperation with the Greeley Area Chamber of Commerce for that service. Public Land Uses and Services As indicated in the Existing Land Use portion of the Plan, Kersey ' s public land uses and services are generally in good supply and condition. There are, however , exceptions which are considered to be constraints to an enjoyable living experience for Kersey people. The public land uses and services contribute directly to the quality of life of Kersey residents , and as such, are important considerations for the future. Their importance is ever more stressed by the conflict between increased demands for public services and cries for decreased tax levies . Kersey has, as does many communities, the difficult task of balancing 83 giCbrirR a the service demands with the public revenues that can be reason- U ably generated. With these factors in mind, Kersey should con- sider IIII` the following constraints and opportunities for public t land uses and services : 1 . The decisions of the Town Board, School Board and Fire Board are very interdependant . This feature is an important con- sideration in the future of the residents of the Kersey area. Each governing body, obviously, has an obligation to its constituents; the constituencies overlap and the relation- ships should be remembered. 2. The School District has placed itself in a good situation E for the future. The school facilities are near capacity. Minor adjustments in scheduling and use could create addi- tional capacity. There is a supply of school owned vacant land available for school facility expansion. Care needs to be exercised in making land use decisions which will I_ impact the facilities planning of the School District . When major land use changes are under consideration, the District should be consulted and its concerns should be addressed by the Town Board and Developer. 3 . The Fire District , likewise, has done well in meeting the f needs of Kersey area residents . The volunteers have done their best to keep fire losses and insurance rates as low L as possible. This record can be maintained by including a referral to the Fire District in the land use decision-making process . 84 089°8 4. The facilities operated and maintained by the Town of Kersey are generally adequate for the present and for some time into the Future . The Town has retained Professional Engineers and has obtained their analysis of the sewerage system and of 4 parts of the water system. The results of the analysis indi- cate that , presently, the systems are in adequate condition and have sufficient excess capacity to accommodate some growth. The reports also indicated that the systems were in need of corrective maintenance to make them safer and more efficient . ( 5. Kersey needs to begin to take some action to ensure the most 1r dependable water supply system possible. Steps which would achieve that end would be either creating a water storage facility or connecting to the Central Weld County Water District in two places , and ideally , both steps should be taken. 6. The Town of Kersey needs to be concerned about its raw water holdings . If the water usage for the new additions to Kersey is as anticipated, the Town will not have suffi- cient water resources to meet the water demands . 7 . Kersey people have called, in both the Community Planning Session and the 1976 Kersey Survey, for increased recrea- tional facilities. The facilities requested cannot possi- bly be provided in the present Town park. Kersey needs to acquire and develop additional park lands in order to meet the minimum standards for park land for a community of Kersey ' s size and, more importantly , to satisfy the needs 35 � P?a!rk , I of Kersey residents. The additional park lands can be gained most efficiently and in the most effective locations through land contributions by developers . F 8. The Town of Kersey is hampered in providing efficient muni- cipal Er services by its present office space. While the Town has done well to meet the present needs, improvement is possible with the addition of office space and a meeting room. 9. Kersey needs to use land annexations wisely so that the new developments proposed do not create increased problems for the Town. Constraints in this area include, among others : the flat topography and associated flooding problems; the Nsewer trunk line and its limited capacity; the water shares [ owned by the Town and the fluxuating water allotment system; and the existing recreation areas and the needs and requests for more facilities . Each of these constraints should be realized and addressed during the land development process . Typical developer contributions of raw water, park land development and on site storm drainage facilities should be sought and utilized in a planned fashion. This approach will enable the Town to gain important resources required L to meet the needs of the newly generated population without requesting more than necessary from the developer . L L 86 880928 r r i • L Future Land Use 1. Ian 880993 Future Land Use By recognizing and understanding the constraints and opportunities presented by the existing land use situation , Kersey is in an excellent position from which to make decisions about future land uses. Only by realizing what resources are available can a community direct itself towards a successful future. Kersey has made an inventory of the existing resources in the first sections of this Plan. The next step has been to analyze those resources to determine the constraints and opportunities they present . Future land use considerations were then formulated so that the constraints and opportunities offered by the existing land use inventory and pattern could be mitigated or capitalized upon. The next step is possibly the most important step; translating the information obtained through the previous investigations into a future land use plan . Kersey ' s future land use plan is important . Not just to Kersey, but to all of Weld County. Its importance is in the fact that Kersey has decided to take a positive step towards its future. Kersey has decided to shape its future rather than have the future shape Kersey. While the future land use plan is important , the extreme significance of the information and recourses which led to the plan ' s formulation should not he slighted. It is the background 1 . information which has led to Kersey 's selection of a future land use pattern . At the same time , it is the background infor- mation that will change over time and possibly require changes , i 87 8809°3 f to be made in the future land use map. Kersey is not afraid of change and also realizes that changes in plans are activities that should be undertaken with the same information concerning t resources as used in the original plan formulation . F The Future Land Use Map adopted by the Town of Kersey and included in this Plan represents a concept of how Kersey wishes to develop in the future . The important feature of Kersey' s Future Land Use Map is not in the exact pattern of land uses �r shown but in the land use relationships and quantities illustrated. The Future Land Use Map will be used by Kersey to indicate its preferences for future land use patterns. Some of the uses I illustrated can be enlarged, reduced, or relocated without serious effects. Other uses must be located where and how indicated so that the integrity of the Plan is not compromised. In order to determine what uses are critically located and/or sized, the interested party should review the existing land use inventory I and the future land use constraints and opportunties as well as the following discussion of the Future Land Use Map and its implications. Future Land Use Plan Kersey ' s Future Land Use Plan represents Kersey' s conscious decision for the future . Kersey has taken inventory of its L existing situation and has developed a plan for future land uses. The adopted Future Land Use Map is shown as Figure 23. L The Future Land Use Map has been prepared to illustrate two L phases of development. The first phase for future development ss8.80r833 a m u -o a a n C ` E `-' '" I kJ,- Ccr. a a' Bo o� 0) __ a a I I BCD _ a c 'N lo- C O'J , . w LL N I) W W O !!" N fn 0 3 °' LL�? qV T E N L WL 0 G CD �-J.E LL -oy a . u E 3 E A+ Q• ++ c - p ?e vt . E Wa m E m o 3 =se U a .-it 1O x� I � O J 411 N _nil.( Vi 1 r, yy r 1 1 / i? �i+r t44d d 4101{,":{4,4001 u r z,�Y Z,{�t�1i 4t . °rd(t .4i1ar41 ,, r4(,l4'44 r44'r! rty ....,.... :.1Lri SIP.rVi o I I ,s , , ry r I <4 't17 r (Ili Cl((:(i(11 r r ` `' I ti-j`` 4° i in kt I 404'4'1144 411 {r [f�f� fir❑ N 1 , t ° 14 t(r{,� lem' I , J E. , '�� 1 ' i_Ua2• 1 . r ,. _—,..-1 s.,(it r�] i 4, i ,:4.,.\ 4i I �� ,t�4 4 41F11, o « A �....0 a) i. i ' *" t ' 3 YY'l 0 i 1 �\ a ,1 N t °( ' N m 1 a a ', ce-- 1 includes the existing town plus the remainder of Section 21 and all of Section 20. There is also a small portion of Sections 16 and 17 included in Phase One. Phase Two is an area outside of Phase One, which is included to indicate that development of the area is not out of the question . But , its inclusion in Phase Two indicates that development should not occur until Phase One devel- opment is substantially complete. This decision reflects Kersey' s desire to continue to offer the best municipal services it can, ka and the quality can best be maintained by not over-extending the municipal boundaries. fPhase One is an area of 1 , 280 acres of which 1 , 020 acres are to be developed some time in the future. Figure 24 contains a breakdown of the areas devoted to the various types of land uses. Figure 24 Future Land Use Areas Area Percent of Total Residential Low Density 523 52 Medium Density 30 3 High Density 25 3 Commercial 15 1 Highway Commercial 24 2 Industrial 222 22 Park/Open Space 153 15 Public 23 2 i TOTAL 1020 100 The area calculations are not to be considered as exact , but should be used as a general guide to proportions of one land use to another . 90 88O0'•28 j F The decision to designate two phases of future land use can be more fully understood by examining Figure 25. Figure 25 C Potential Phase One Dwelling Unit and Population Ranges Residential Low Med. High Total J Acres 528 30 25 583 Range of Dwelling Units Per Acre 3. 0-5. 0 5. 0-10.0 10.0-15. 0 Total Range of Dwelling Units 1584-2640 90-300 250-375 1924-33151 People Per Unit 3 2 . 8 2.6 1 Population Range 4752-7920 252-840 650-975 5654-9735 The area within Phase One contains the Town of Kersey and an additional 1, 020 acres. The areas proposed for future residential } land use contain 583 acres or 57% of the area proposed for future development . Using contemporary site planning standards , it is 1 possible to predict a range of dwelling units that are likely to occur within the residential areas. When an average number of 1( people per dwelling unit is multiplied by the range of dwelling units, a future population range is obtained. The population range for the 583 acres of proposed residential land uses is from 5 , 674 people to 9, 735 people . When the population range is added to the population expected from the Elder Subdivision and to the L• existing Town population , the result is a small city with a t population between 7, 000 and 11,000 people. This population range is beyond the projected population for 2000. It is felt L that Kersey will not need to develop more than is included in 97. c809., --3, l ff Phase One for quite some time in the future. When development does occur in the Phase Two area, Kersey would like it to conform to the plans and patterns of Phase One . Kersey has sought to provide for residential development at a is variety of dwelling unit densities. The low density residential l; areas proposed are located where they can be protected from surrounding influences that may be nuisances. The low density areas are areas in which conventional subdivisions and single family detached houses are located. There is , however, opportunity within these areas to have attached units or cluster developments. The medium density areas will provide areas in which duplexes and small apartment buildings can be located. These areas represent only 30 acres but are expected to provide between 90 and 300 dwelling units . The high density areas also l : are small but the anticipated dwelling unit range is from 250 to 375 units. These units would be most likely located in small ( to medium sized apartment buildings. When considering development proposals in the residential areas , it is important to remember that , as the density increases , the need for usable open space increases. In a development of detached single family dwellings , there is a large amount of private open space and a relatively small amount of public open space . In a multiple family development where there is a limited amount of private open space , there is a greater need for usable public open space. 92 In order to accommodate the expected population , Kersey will encourage the use of innovative site and housing design practices. Kersey wants the land to be used efficiently and effectively. [ Designs and construction will have to reflect today' s increases in the value of land, labor, materials, energy and interest rates . Moreover, efficient designs will be encouraged so that Kersey' s population can have housing units that are affordable. In light of Kersey's anticipated population and the condition of its existing commercial services, Kersey will encourage the development of a strong, commercially independent community. In order to become commercially independent , Kersey will strive to f develop a downtown area which meets the daily shopping and service needs of the Kersey population . In addition , Kersey wants to provide a commercial area which includes businesses that receive less frequent trips or that require a larger population base than Kersey supplies. The Future Land Use Map includes a general commercial area located adjacent to the existing downtown. By locating new commercial activities adjacent to existing commercial uses and adjacent to vacant land which is zoned for commercial use , Kersey hopes to provide a commercial area of sufficient size to contain businesses !1 that can meet Kersey ' s daily shopping needs. Kersey realizes L that the vacant land will be developed to a large extent before substantial interest is placed in redeveloping the existing commercial area. Realizing this has led to the decision that , to separate the two areas, could result in a completely deteriorated and forgotten area. 93 t38(Mi '`.r`, Kersey intends that the downtown will contain businesses that meet the daily retail and service needs of the population. By designing a compact commercial area, shoppers and merchants will benefit. Shoppers can park their automobiles ( if one is required) centrally and walk to the stores they want to patronize. Merchants will gain from the exposure of increased shopper traffic. The other commercial area will be located along Highway 34 and will include only highway oriented businesses. Kersey will exclude general commercial businesses from the highway commercial areas. To do otherwise would encourage the erosion of the down- town. Typical highway commercial activities include gas stations , automobile dealerships , farm implement dealerships , and motels . The highway commercial activities generally require more land, exposure and people for support than the general commercial activities. 1 Companion to Kersey ' s development as a commercially independent community is its development of a stronger employment base. In order to accommodate the desired increase in employment 1 opportunities, Kersey has proposed 222 acres of future industrial use. The future industrial areas have been located close to the transportation corridors of the Union Pacific Railroad and Highway 34. Obviously, in the areas closest to residential development , light industrial uses will be encouraged. However, Kersey will consider industrial users which, regardless of the product manufactured or the activity contained, are able to meet 94 r performance standards that are designed to protect the environ- ment and the people of the Town of Kersey. The park and open space areas illustrated on the Future Land Use Map are shown in their locations to signify two things. One, that f open spaces can be used as a buffer between uses ; and two, that 15 percent of Kersey in the future should be left as public open space. The locations and configurations of the parks and open spaces are not intended to be site specific. Kersey will seek developer contributions to help the Town develop a system of open spaces that are well designed and located so that Kersey remains a healthy and pleasant community. In the event that a developed park is not required in the area where development is proposed, Kersey will accept cash which will be used to acquire or develop parks or open spaces which serve a community wide need. j There are two areas in Kersey that are designated for future public land uses. One is the area owned by the School District t[ which is proposed for school expansion , and the other is an area adjacent to the Fire Protect District ' s Station which is con- sidered as a possible future location for the Town Hall . The area proposed for school expansion will allow the School District L to group all of its facilities in one area. This feature has several advantages , among them are that the District can make f high use of facilities for common purposes and, all of the students will be brought to one campus which will give them the broadest educational experience. 95 as geen The proposed Town Hall location will put the government offices adjacent to the downtown commercial area. The new location will not only be more convenient , but will allow the Town offices to {{ be expanded without taking away valuable park land. Obviously, with a future population 'range of 7,000 to 11,000 1 ;. i 'i people, Kersey will need to expand its utility systems . Kersey will require that the systems expansion be financed by the development that initiates the need for expansion. All developments will be required to provide the streets, water, sewer and storm drainage facilities needed by that area. In �. addition , if new arterial streets, water mains, sewer mains or storm drainage facilities are required to be developed off of 1^' the site , because of the development , the development will be 1 required to finance the improvement costs attributable to the development . This is not to discourage new development from occurring but is to assure that the present Kersey residents are not placed in, the position which has them financing Kersey' s future development so others may increase their financial gain. There will be situations where the people of Kersey decide that it is in their best interests to provide just those sorts of financial incentives in order to gain a desired land use. However, in most eases , the developer will be required to pay their own way , so that all people concerned may prosper. Kersey ' s future land use pattern will depend upon the decisions of many people . The hopes and desires of the Kersey people have ( - 9C e '±c"r'' 8 C been considered in designing the Future Land Use Map. Therefore , (� Kersey officials have adopted this Plan to guide their decision making processes. People interested in Kersey 's future are also encouraged to consider the Kersey Comprehensive Plan when making their private land development decisions. Future Land Use Implementation Realization of the Kersey Comprehensive Plan will depend upon both public and private decisions . The Town of Kersey should take a very close look at this Plan, its policies and the existing annexation , subdivision and zoning regulations. The regulations should not conflict with each other, should not conflict with C the Plan and should be easily understood. Kersey should also anticipate the needs of its future population to the greatest extent possible . The development of a five year Capital Improvements Program which indicates the public improve- ment that are to be made will greatly aid in Kersey ' s future development . Moreover, through development of a Capital Improvements Program, Kersey will have a current inventory of the Town ' s capital improvements. The current inventory is an essential element when making future land use decisions, for only through knowledge of the resource ' s constraints or surpluses can Kersey effectively negotiate with developers. L Negotiation was mentioned above as an aspect of the land L development process. Negotiation or agreements between developers and the Town of Kersey will lead to the successful realization of the Kersey Comprehensive Plan . Therefore , Kersey will encourage developers to consult with Town officials early in the development process, before large sums of money are expended. Kersey 's Plan is public information , therefore , Kersey has made its desires known. Kersey will work with any and all who are interested in achieving the future proposed in the Plan. In addition to working with land developers, Kersey is encouraged 1-4 to seek the aid of other public bodies, such as the Federal , State and County governments, the Greeley Area Chamber of Commerce , the Kersey Area Chamber of Commerce and the Kersey Housing Authority. Through cooperation on common interests , Kersey will achieve more , faster, than Kersey would alone. 1. 1 9II 8S0928 L. 1 t Li . i 5 ( - 1 : 1 (: 1:; 1 1 • Housing Plan 1._ 1 _ 1 ° L__ Housing Plan A Housing Plan and a Land Use Plan are the two essential elements of a Comprehensive Plan. Together the plans provide Town officials (( with the information needed when they are faced with many decision- making situations. As discussed in the previous chapters, the Land Use Plan is based upon information about Kersey's existing land uses, the environmental conditions around the town, the soil con- ditions, and the social and economic situation . The Housing Plan is also concerned with Kersey' s land uses and with social and economic conditions. The information presented in the previous chapters, specifically the existing Residential Land Use informa- tion and the information in the Social and Economic Considerations chapter, will be used again in this portion of the Kersey Compre- hensive Plan. A Housing Plan, according to Federal planning guidelines, should contain several key elements . Those elements are: 1 . Take into account all available evidence of the assump- tions and statistical bases upon which the projection of zoning, community facilities and population growth are based, 2 . Provide for the effects of discrimination in housing based on race, color , religion , sex or national origin and provide safeguards for the future, 3 . Take into account the need to preserve housing and neighborhoods through such measures as housing pre- servation ,( rehabilitation , changes in taxing poli- cies and building codes , improvements in housing 99 8809 management and maintenance and the provision of ade- quate municipal services, 4. Develop and carry out policies, procedures and mech- f anisms necessary for coordinating local , area-wide ({_ and state housing policies with functional planning and capital improvements strategies , when available, I : and 5. Establish procedures, including criteria, set forth in advance, for evaluating programs and activities {t to determine whether the objectives are being met . A Housing Plan prepared according to these guidelines will enable a community to assure that it will have sufficient , safe and decent housing for its future population . The Housing Plan uses the existing land use , social and economic information in order to establish the housing needs for the exis- { ting population. The housing needs for Kersey' s future population has been determined through use of population projections pre- pared by the Larimer/Weld Regional Council of Governments and used in the COG' s 208 Water Quality Plan. Kersey' s housing goals, ob- jectives and policies have been developed as a result of the opinions expressed at the Community Planning Session held January 1{L 12 , 1978 , and as a result of the information gained from the 1976 t Kersey Survey. L Existing Housing Needs Housing needs , for the purposes of this plan , are defined to be L the total number of housing units required to provide safe , decent 100 850923 1 housing for Kersey residents. Housing need then is based upon the number of people in town, the number of dwelling units, the condition of those units and the vacancy rate for those units. Kersey presently has an estimated population of 855 people. Since Kersey has very few vacant dwellings, Kersey' s population can be considered to be using all of the 283 dwelling units . This results in an average household size of three persons per ■F unit . Kersey' s housing supply is composed of 255 single-family dwellings and nine multiple-family dwellings which contain a total of 28 units. All of the multiple family structures were evaluated to be in "Standard" condition in the Structural Conditions Survey. I The Structural Conditions Survey found that 40 single-family f, !! dwellings were substandard. However, the defects noted were considered to be repairable and those units can therefore be considred rehabilitatable. The "stick built" housing units were analyzed according to thier interior conditions . Again , no units were considered to be beyond repair , but 23 units were either too small , lacked adequate plumbing components or lacked sufficient heating, and were considered substandard. These 23 units did not offer a safe, decent living environment . Kersey is fortunate not to have any living units which are dil- lapidated, or beyond repair . Moreover, Kersey is fortunate to have such a low number and percent of total structures which are I substandard but rehabilitatable . The town should be careful that the existing substandard units are not allowed to become more 101 8409 2 deteriorated, so much that they become dilapidated dwelling units. Kersey 's existing housing need is for at least 283 standard dwelling units . The housing need, a need for safe, 1 decent living accommodations , is not being met in the 40 units with exterior defects nor is it being met in the 23 units with interior deficiencies. Therefore, Kersey has an unmet housing need for at least 40 and maybe as high as 63 additional safe, decent housing units. Kersey, as mentioned above and in the Existing Residential Land Use Section, h-as a very low number of identifiable rental units. The 1976 Kersey survey revealed that 81% of the Kersey f households responding lived in units that they owned and 19% rented their housing. The identifiable rental units (28) amount to 10% of Kersey' s housing stock. Therefore, 9% of t Kersey ' s households, or 48% of the renters, were renting about 25 conventional single family dwellings. While there is nothing wrong with renting single family dwellings , it is entirely possible that the owners of those units may decide, in the future, to sell the units and the occupants will be displaced if they cannot afford to make the purchase. There- fore , Kersey should provide more rental housing , probably apartments, in order to guarantee that adequate rental units are available to people who cannot afford to own or who choose not to own . The Kersey Housing Authority presently operates a 20 unit housing complex for elderly and low income people. The Farmer ' s s809'`i:S 102 ( Home Administration is making mortgage assistance to approxi- mately 73 low to moderate income households. The 93 units are the only identifiable forms of housing assistance in Kersey. There is a possibility that a large number of single family 14 dwellings have mortgage assistance from either the Federal Housing Administration or the Veterans Administration. The 1976 Kersey survey revealed that approximately 131 house- holds had incomes below the Weld County median income in 1976 of $13 , 000. The 55 households with incomes below $7 , 500 are considered, by Federal guidelines , to be low income households. The 76 households with incomes between $7 , 500 and $12, 500, by Federal standards, are classified as households with moderate incomes. When the number of low and moderate income households i-' is compared to the number of units receiving housing assistance , there is a remainder of 38 households. These households, because of their income, may require assistance in order to bring their housing payments in line with their income. SUMMARY OF EXISTING HOUSING NEEDS: 1 , - Kersey needs between 40 and 63 additional standard dwelling units . These additional units can be gained through rehabilitation of the existing sub- standard unit . - Kersey should make certain that these 40 to 63 units are rehabilitated soon so that the units do not become dilapidated. fj - Kersey needs additional rental housing so that people who choose to rent and people that have to rent are provided that opportunity. - Kersey has 93 units that are receiving either rental assistance or purchase assistance . 103 - Kersey has 131 households with low to moderate incomes. - Kersey has 38 households with low to -moderate incomes that may require housing assistance. tl - As pointed out in the Public Utilities and Facilities section, all areas of Kersey are receiving adequate public services. 4 I 1 f l_ L L L L 8809"S 104 l ( Future Housing Need Just as the existing housing need was determined to be for 283 housing units to safely and decently house Kersey ' s existing population, the future housing need will be for a number of safe and decent units adequate to meet the housing requirements _1 of the population expected to reside in Kersey in the future . As presented in the Social and Economic Considerations chapter, 11 Kersey is expected to experience an increase in population. The Kersey Officials are concerned that their residents have 1. the opportunity to live in safe and decent housing units that ( are properly located. The 208 Water Quality Plan for the Larimer/Weld region contains ! population projections for the region and for individual com- munities. Kersey is projected in the plan to have a population l of 3000 residents by 2000. Figure 26 contains the 2000 projec— (; tion as well as projections for the years between 1977 and 2000. Figure 26 Kersey: Future Population Projections' . 1975 - 855 1990 - 2500 1977 - 855 1995 - 2800 1980 - 1700 2000 - 3000 [. 1985 - 2100 'See Figure 19. It will be assumed for the purposes of this Plan, that Kersey ' s 1 average population per housing unit will remain at 3 . Therefore , i Figure 27 contains the number of housing units likely to be required for the populations projected. 880.99: 105 F Figure 27 Housing Units Required to Meet Population Projections 1977 - 283 1990 - 833 1980 - 567 1995 - 933 1985 - 700 2000 - 1000 The Existing Housing Need section documented the types of housing units required by Kersey to adequately house its current popula- tion . This section includes the existing needs and projects them V for future populations. A lack of rental housing was identified in the previous section; Kersey' s renting population was in both identifiable multiple family units and in single family dwellings . The need for additional rental units will have to be met through 1 future construction. The additional rental units should equal at least 19% of Kersey ' s housing supply. Figure 28 contains the total number of rental units likely to be required by Kersey' s future populations. Figure 28 Units Required to Meet Kersey' s Rental Unit Needs 1977 - 54 1990 - 158 1980 - 108 1995 - 177 1985 - 241 2000 - 190 Kersey ' s additional rental units should be located so that they L are in conformance with the Future Land Use Plan. Kersey has a total of 131 Low to Moderate income households; 93 of the Low and Moderate income households are receiving assis- tance of one sort or another to help keep their living expenses L within reach of thi.er incomes. There is a total of at least 38 ?s8O90"8 106 Low and Moderate income households that are not receiving housing assistance. There is a need to see that these 38 households receive assistance , if they require it . l - Figure 29 contains a projection of the Low and Moderate income households likely to live in Kersey. • The projection was made based upon the COG projections and the assumption that Kersey' s Low and Moderate income population would remain at the same pro- portion with the total population ; 46% of Kersey ' s future popula- ( tions will be low and moderate income households. 1 '' t Figure 29 Projection of Low and Moderate Income Households 1977 - 131 1990 - 383 1980 - 261 1995 - 429 1985 - 322 2000 - 460 With this assumption, Kersey, by 2000, will need 460 units which are affordable for low and moderate income households. However , the assumption that Kersey will continue to have a population of low and moderate income persons equal to 46% of the Town' s entire } population should be checked by comparison with the Census . This check will ensure that Kersey is keeping pace with the needs of the low and moderate income households . There are several factors which affect a household and that house- holds need for assistance . Among those factors are: 1 ) the cost of housing . Kersey should take steps to assure that good quality, low cost housing can and is made available in Town; 2) the cost to borrow money . Financing costs make up the largest portion of L 107 t,ad' 92, F most mortgage payments. Kersey should work with the lending institutions to make sure that the interest rates for home mort- gages are as low as possible . Kersey should work to make a t . variety of low interest loan programs available in Town. Examples include Veteran' s Administration, Farmers Home Administration , and Colorado Housing Finance. Authority; 3) the cost of services. Ker- sey should continue to provide high quality municipal services at `o the lowest possible cost . Kersey should assure that new develop- ments do not put a strain on the existing services without pro- viding offsetting compensation. This is difficult to administer and be certain that the Town is not driving the cost of develop- ment unnecessarily high. I [_ L L L L 8809, .13 103 Housing Goals , Objectives and Policies The Town of Kersey has developed the following set of Goals, Objectives and Policies to be used as guides to decision-making on Housing issues . These guides were developed as a result of frequent discussions of the Town Planning Commission and Town Board and as the result of the information provided by Town Ia citizens in the 1976 Survey and the Community Planning Session. The housing goals selected by Kersey are general in nature, and are ends that are to be continually sought . The housing objec- tives and policies are more specific and progress toward their achievement is measurable . GOAL: Provide all individuals with an equal opportunity for safe and decent housing. GOAL: Provide all individuals with a choice of housing type and location . OBJECTIVES AND POLICIES * Ensure that the price distribution of houses is in accord with the income distribution of Kersey residents . * Ensure that all areas of Kersey are provided with equal and adequate public facilities, utilities and services . * Encourage the use of residential Planned Unit Development to: 1 . Increase the net population density without increasing the overall Population level ; 2 . Reduce the cost of providing public services to the area; 109 F 3. Reduce the development costs for the developer and l housing consumer ; and 4. Increase the park and open space area by reducing the size of individual lots. * Promote a community effort to encourage the maintenance et of standard units and rehabilitation of substandard units. * Encourage new residential construction within and adja- cent to areas where adequate facilities and services exist . * Encourage methods of construction and site design which would conserve energy, such as solar heating systems or passive solar designs. * Preserve historical or unique buildings or homes in the older areas of Kersey. * Encourage the various financial institutions to place tl more of their assets in housing . I * Ensure that lenders treat all areas of Kersey in an equit- able , uniform manner and thereby prevent discrimination based upon "section of town" . * Ensure that financing is available for old and new units, for owner occupied and rental housing and for rehabili- tation of units. * Take advantage of the whole range of Federal programs, L singularly or in combination, in such a manner as to coordinate attempts to satisfy housing and community needs . 860929 110 * Strive to use codes and regulations in concert with public utilities extention policies so that the present supplies of land within and close to Kersey are used up before new, more distant areasare urbanized. 1 - 1' [ - : 1 1 111 ?' 'ors r • Definitions 8809115 L Arterial A street designed to carry large amounts of traffic at speeds of 40 to 55 MPH. Land access is discouraged to promote increased mobility. Capital Improvements Major Town facilities such as parks , streets, water and sewer lines and the Town Hall . Capital Improvements A five year budget based on priorities Program designed to provide for replacement , maintenance, or upgrading Major Town Facilities. Chamber of Commerce An organization of towns people and business people whose main objective is to promote business in the community. Collector A street designed to carry a medium traffic volume at speeds of 30 to 40 ( MPH. Land access and mobility are t equally weighted. A street whose function is to channel traffic from local street to arterial streets is a collector . Community Facilities Improvements owned by the Town such as parks , streets, water and sewer lines and the Town Hall . Also referred to as capital improvements. Developer Person or organization engeged in the process of changing the use of land from agriculture or open to a use which is more intensive such as resi- dential , commercial or industrial . ( Development The result of a land use change from agriculture or open to residential , commercial , or industrial . Dwelling Unit A place designed for residence ; may be either a single family house, a mobile home , or a unit in a multi-family complex. A dwelling unit must have a kitchen , bath, and living facilities. Flood Hazard Area An area which stands at least one chance in one hundred of being flooded. This area extends from the center line of a water course to the outer limit of water resulting from a "one hundred year storm. " 880!..r.9 112 L f Floodway The main channel of a river or stream or the pathway of water resulting from a flood. Future Land Use Land use expected or proposed to occur at some point in the future. Goal The end toward which effort is directed, it is something to be sought , it is general and timeless. Highway Commercial A commercial land use which is dependent upon a highway location for access and visibility. Generally, a highway commer- cial activity serves a regional rather than a local population and is dependent upon the larger population base for support . Household A group of people, related or not related, living in a dwelling unit . Housing Authority An agent of the local government which is empowered to define housing needs , prepare specific plans to meet the needs and implement the plan to meet the housing needs. A Housing Authority may engage in new construction, rehabilitation, leasing , direct assistance payments, management and maintenance activities. A Housing Authority is able to administer a wide variety of programs to receive funds through numerous state and federal programs. A Housing Authority may issue tax exempt revenue bonds independent of the local bonding capacity and is tax exempt . However, the Housing Authority may agree to make payments in lieu of taxes. Land Access A way of approaching or entering a property. Access is direct from a public right-of-way to the property. Land Use How the land is used. Local A roadway allowing access to abutting land which serves local or neighborhood traffic only. Objective An end of action, a point to be reached. It is capable of both attainment and measurement . Objectives are successive levels of achievement in the movement toward a goal . 8,909'n8 113 Open Space Land which does not have buildings or has not been developed and is desirable for preservation in its natural state of ecological , historical or recreational purposes, or in its cultivated state to preserve agricultural , forest or 'urban greenbelt areas. PUD Planned Unit Development . A form of development usually characterized by a unified site design for a number of housing units , clustering buildings and providing common open space , density increases , and a mix of building types and land uses. It permits the planning of a project and the calculation of densities over the entire development , ( rather than on an individual lot by lot basis. ( Performance Standards Zoning regulations providing specific criteria limiting the operations of certain industries, land uses, and buildings to acceptable levels of noise , air pollution emissions , odors, vibra- tion, dust , dirt , glare , heat , fire hazards, wastes , traffic generation and visual impact . This type of zoning may not bar an industry or use by specified type, but admits any use that can meet the particular standards of operation set for admission. Socio-economic survey A survey of households which reveals important , family structure, age , edu- cation and income information about the area surveyed. Subdivision The process (and the result ) of dividing a parcel of open or raw land into smaller buildable sites, blocks, streets, open space , and public areas, and the LL designation of the location of utilities and other public improvements. Urban Renewal A governmental program generally aimed at the renovation of blighted areas through public expenditures for replacing slums with better housing , rehabilitating or conserving sound structures and pro- viding opportunities for new and better commercial , industrial , and public buildings as well as for an improved urban environment . ] l4 JL 1 Zoning A police power measure , enacted by local government with special permission from the State Legislature, in which the community is divided into districts or zones within which permitted and special uses are established as are regulations governing lot size, building bulk, placement and other development standards. Requirements vary from district to dis- trict , but they must be uniform within districts. I 1 L L L L 92 115 I • l Os I i ''%£Ri'*sl 1,111 �.' �J� �� is 04 -, i, ii iI •I I.i. iicR 41 !lilt 4 • < a '• 'Hy �/C 171 y / i Of/o2/OeU lititsfrtn _ n F ekes rirm yh— ji Qfl" I 1 `---- _`_ X lett . _ g.z. M Iry E 91 • -2p , .SENDER: Complete Items 1 and 2 wh addItIon•I services are desired, end complete Items 3 and 4. [ti Put your address In the"RETURN TO"Space on the reverse side. Failure to do this will prevent this CO card from being returned to you. The return receipt fee will provide you the name 0 the Derson J 41 delivered to and the data of delivery. For additional fees the following services are available.Consult CI Zpostmaster for fees and check boxles)for additional eervice(s) requested. IX 1. 0 Show to whom delivered,date,and addressee's address. 2. 0 Restricted Delivery 2 a 4 1(Exfracharrgelt - t(Extrachargelt r w 8 J d' " 3. Article Addressed to: 4. ArticleNumber 9/ hl Type of Service: I- g co EDWARD Et SANDRA VARNEST ❑ Regifered O Insured � <e C OS et BOX 405 S ertified ❑ COD ri Opp L. I<ERSEY, CO 80644 Express Mail 1 LL 'LL vd Always obtain signature of addressee ~ - _ ndl)ATE 0. 0 _O o LL - - - _- _ -0r agent s DELIVERED. D. U -� W �'� 8. Addressee's Address(ONLY if W 3 a A v < _5 Sig ature- ddre _. requested and fee paid) ix Q O W o d v X �Q g/l✓r r W W x 0- `� 6. gnature-Agent • X 7. Date 6of-Delivery k PS Form 3811, Max.1987 a U.8.O.RO.1ge7.176.215 DOMESTIC RETURN RECEIPT card from being returned to you. ftit:><•:nuncive;�,.,.�,,,.�., .-____. J 11 a d t d th deb of dellyeLY• ass eddltlgnal fees the oliow ng services are available. Consult ri yostmastar for fees and check box tee,andr a e N address.e(s)2. *striated Delivery D $R 0 1. 0 Show to whom delivered,deb, t(Extra charge t y. LA,J d, " 1(Extre charge)t' �. Article��umberD rr IT s� w 3. Article Addressed to: La I t _ " >+ -O Tyne of-Service: gam... IS * >¢ a co TOWN OF RERSEY jlegistred co O Insured i ¢ w 0 Y.O. BOX S 7 Grtlfied ❑ COD 0 " tat 0 _KERSEY, CO 80644 LI Express Mall LL o y SC Always obtain signature of addressee At F- ?2 Ga 0 rc nEl (VERED. a 0 0 CO >+ v or agent and a. wzw a Addressee's Address(ONLY if w 3 O z alli -requested and fee paid) EA PLI .. Signature--Agent X - •SENDER: Complete Items 1 and 2 nadditional aervicpere_desired, and complete items3 end 4. Put your address In the "RETURN TO"Spew on the-reverse side Failure to do this will prevent this card from being returned to you. The return recelot-fae will provide you the name 0 the person ileliversd tq end the date of delivery. ror additional fees the following services are available.Consult postmaster for fees and check boxes)foradditional-eervb'e(a)requested. J 1. -0 Show to whom delvered,date,-end addressS's address. 2. 0 -Restricted-Delivery 71 '1(Extra charge)? - t(Extro charge)? Q— f , 3. Article Addressed to: - 4. Article Number rri Wa a- 9, � a E E Ei co KEVIN LEETH0UTT Type-of Service: co co 2b9 WCR 44k ❑�tegistered O Insured CC* 0 Certified O COD ir 08LL, E KERSEY, CO 80644 ❑ Express Mail cut -sr 0 c ''rl O a W .4, U _ always obtain signature ofaddressee 1 LL '' W r eo -or agent and DATE DELIVERED. I... p a a W' -- — -- ---__. ._. _ _ a o U >'' LL v 5. Signature—Addressee 8. Addressee's Address(ONLY if D- U H 3u) v o X requested and fee paid) iii CC W cm co W "o v a 6. Signature—Agent xNx X ee 4. 4y- 7. Dee-ate of Deliveh `. z3'-e s--n - PS Form 3811, Mar-1987 -*U.S.G.RO.19e7.178.2N DOMESTIC RETURN RECEIPT •acnutn: Complete Items 1 end 2 wits additional services are desired,-and complete items 3 and 4.Put youraddrass in the "RETURN 'CC' Space on the reverse side. Failure to do this will prevent this H -card from being returned to you. The return receipt fee willrprovide you the name of the person J E6+ _delivered to andthexlate of delivery, or additions fees the follow ngaery eaare available. Consult Q postmpbr for tap andshesk box ea)foradtlltionalaervla(,)requested. W 1. O Show to whom�ellIywerada date,and addressee's address 2. 0 liestrlcted Delivery m o ' w tlExt q fiwaelt t(Ex trktedra Marten IT Wag 3. Article Addressed to: 4. Article le Number fir Q� VI l- a� �8 i Re-�7 0 m Ir wt'', z NORTHERN PRIMING & -PRESTAIN Type of Service: U 8 ¢ z w I P.O. BOX 491 -❑ Registered ❑ Insured rig ¢ � LL KERSEY, -CO 80644 .®'Certified ❑ COD O w �' O ❑ Express Mall 43 z~ � I Always obtain signature of addressee a o� a w w pa >. m o ----- ter agent andIDATE DELIVERED. w HI 5. Signature—Addresseecc 8. Addressee's Address(ONLY if 0 o d X requested and fee paid) ZQQ' �] 6. Sig nnature—Agent CJV 9^ t AJA A 4 0 A a - DatabDelivery, Ck / L/ •SENDER: Complete and 2 when poitlonal services are desired, end complete Items 3 and 4. Put your address in the "RETURN TO" Space on the reverse side. Failure to do this will prevent this card from being returned to you. The return receipt fee will provide you the name of the Person delivered to and the date of delivery. For additional fees the following services are available. Consult J postmaster for fees and check box(es)for additional servicelal requested. 1. 0 Show to whom t(Extra charge)? t(E delivered,date,and addressee's address. 2. D Restricted xttra charge)t in Wvery n- 01'J E d, 3..Areiele Addressed to: 4. �ArrticleNupmmb��er�r1 r woo i4 • J0clpJ eN!-/"7J ` m o ALEX & MARY DUARTE Type of Service: u1 ~ 12 : a O Registered O Insured m WIa ≥ BOX 164 J�Certifled O COD g- � 2w ¢ a O KERSEY, 80644 ❑ Express Mail r�l T01 V r O z oLL ?' a Always obtain signature of addressee -- - --- - _- _ -- -- - - or agent and DATE DELIVERED. a z W 0 a' 8. Addressee's Address(ONLY i O. w ' W a c 5. Signature�-Addressee n� f w W >4 C4 v X/}-17 0 /'a C C,1#i� requested and fee paid) St I-1 rtC C x u C. 6. Signature-Agent .C X 7. Date �pr9 yYk / PS Form 11,Mar.1987 *U.S.aP.O.1987-178-ne DOMESTIC RETURN RECEIPT Put y ur a••rar in the"RETURN T•"3 ace nine reverse si•e. Failure t • this will •revant this ear• fr m •Jn returns• t Y u. Th return ((scel t fe evil'f r vl•s v u the rams f the on n lelivws• t end the ate of •eiWerl1(( r a.•I�l net fees the f 11 win servlese are wel a.le. C nsult W ostmssserf rfoe en• chek • x(w)f ra••Ill nal servlce(o)r •nests•. J P'. 1. a Sh w t wh •sliver • •ate,an• e••resale's e••rap. Z. . Restrict • •eI Wary Q O t(•ztra charge/? t(•xtro - ahargs ?. f Q „ 3. Article Addressed to: 4. Article Number c woE H X Y z ' ra E C. Type of Service: 42 CC u1 too 1/4O GARY & WANDA SHIDMORE _ a W cooD O Registered O Insured W`>1 a FC ri 422 4TH STREETcr }Certified ❑ COD Er o= a CI Li_ KERSEY,,«$O 80644 I., O Express Mail SI O `o - UAlways obtain signature of addressee a a v - --- - -- - - - - -- --- - or agent and DATE DELIVERED. F-� a . ,nE r v - D_ W d' W w c _ 8. Addressee's Address(ONLY if U r!1 ' requested and fee paid) W a N cc 4N 4 v //L{.{ ./. 1�1,To ctie. aru./L 0 c X ,0, c co . Signature—Agent X 7. Data-of Delivery PS Form-3811, Mar.1987 * U.S.O.P.O.1997.178-x68 DOMESTIC RETURN RECEIPT rut your avarea in ma ne 1 V nn IV apace on kn env ern arm cos. renurrto apt,Is will pr 01'It'd E card from being returned to you. Thq return receipt fee will provide you the name 0 the Person delivered to and the date of delivery. For additional fee the following services are available. Consult J E postmaster for Ass and chock box(m)for additional services)requested. -Q 0 1. 0 Show to whom delivered,date,end addressee's address. 2. 0 Restricted Delivery m 20 H t(Extra chargeft ?(Extra charge)? z O o_, a b, v) 3. ..—:..i.Addressed to: 4. Article Number �`/it Ef Lr1 P w z E o DALE & KATHRYN ELLIOTT Type of Service: CI Cr ¢a " W m 414 4TH STREET O Registered O Insured a- W W a .�Certlfied ❑ COD ��w � x �w KERSEY, CO 80644 q O: La ; EEO O S O Express Mall O?LL-r ,9)- c r::401 Ul V cl,LL ''• Always obtain signature of addressee CI i-i x - d - __--- or agent and DATE DELIVERED. 0. W� w d' W '�` 0 5. Sure ddmtee L(. s a) 2 - �.� 8. Addressee's Address(ONLY if w PI a 4 _22 X �r� � ] �, (-�. - requested and fee paid) sr qd, x i Q co 6. Signature-Agen 7. Date aim/i e� PS Form 11, Mar.1987 - -*U.S.O.RO.1987.171x85 DOMESTIC-RETURN RECEIPT �' .� _.t(Extra charra)t t(Extra charge)? H 3. Article Addressed to:w F4 4. Article Number a Z DONALD & DONNA MICHALIK fU o x Type of Service: S H d, 410 4TH STREET ❑ Registered O Insured - L' -KERSEY, CO 80644 1t'Certlfled ❑ COD 17 4- m < E 0 O Express Mail W a > 'Z, W W O. U b w Z 44 Always obtain signature of addressee 2 z O CL' -_— — or agent and DATEDELIVERED. r6 O Q s rn qco Ci a 6 Sign lure—Addr��X '� �.-Addressee's Address(ONLY if e0 a ''o ` (,c requested and fee paid) H13> 6. Signature—Agent a w z 4 En o X 81809019 cc m "z o a t a 7.Date ofDeiivery e--.11--y PS Form-3811, Mar.1987 *U.S.O.RO.1957-178-281 DOMESTIC RETURN RECEIPT • •SENDER: Complete Items 1 and 2 n additional services are desired, and complete Items 3 Q and 4. 124 Put your address in the"RETURN TO" Space on the reverse side. Failure to do this will prevent this card from being returned to you. The return receipt fee will provide you the name of the person. J 0 delivered to and the date of delivery. For additional fees the following services are available. Consult postmaster for fees and check box(w)for additional servicels)requested. Q Z1. 0 Show to whom delivered,date,and addressee's address. 2. 0 Restricted Delivery O' 2 w W t(Extra charge)t t(Extra charge)t a 0 e_. a 3. Article Addressed to: 4. Article Number Cr W g� 9,6CYyY d a1 '.o "r) H _ E o Type of Service: m cc o it >i w co JERRY & KATHY BULHERFORD a- W ' m x w 421 5TH STREET ❑ Registered O Insured U w ArCertlfied ❑ COD rq ¢ ? < E O KERSEY, .'CO 80644 ❑ Express Mail S O j o cn x cf1 U m Li-F (7,z x Always obtain signature of addressee o. o LL or agent and DATE DELIVERED. D- ass H >1 U a "n v 6. Signatures Ad ee 6. Addressee's Address(ONLY if to Z a t )6C. i//J/ requested and fee paid) cc e4W N W 0 p she tore— pent 7. Date of Delivery -PS Form 3811, Mar.1987 * u.S.o.P.O.1987.176.268 DOMESTIC RETURN RECEIPT 2 •SENDER: Complete items 1 and 2 wheddltionel services are desired, and complete items 3 and 4. Put your address In the"RETURN TO" Space on the reverse side. Failure to do this will prevent this card from being returned to you. The return receipt fee will provide you the name of the person. co 2 i H delivered to and the dat of delive•ry. For additional few the following services are available.Consult S o o J H Tr postmaster for fees and e`/4ekbox(es)for additional service(s) requested. 1. 0 Show to whom de date,and addressee's address. 2. 0 Restricted Delivery Cr W_ ,T E t(Extra charge)t t(Extra eharge)t u l a 3 w E 0 3. Article Addressed to: 4. Article Number d- W >_ ,, w O DONALD & NORAIA SITZMAN Type ofService: r� (Et? Q, 2 E O O Registered O Insured s O :n O 0 LL 426 4TH STREET ,Itertifled O COD se u. x - - KERSEY, CO 80644 D Express Mail JI.G, w ad w Always obtain signature of addressee 0 g to a �. --- - -- __ __ _. . __ ___ _ _ or spent endbATE DELIVERED. cc 0 N w a 6. Siure-Addressee - 8. Addressee's Address(ONLY if la Z � � DELIVERED. d' u m' requested and fee paid) - s ? az.. 6. Signature-Agent X 7. Date of Da�livery _/ PS Form 3811, Mar.1987' *U.S.3PO.1917.17&266 DOMESTIC-RETURN RECEIPT J E 3. Article Addressed to: 4. Article Nwnber mo a /i i 1 �7 d' Type of Service: $ w �< H d' ADALIA & -JOHN GILLETT D Registered D Insured LL d! - 3 Lc) BOX 123 a"Certlfled D COD m ¢ a 2 co KERSEY, CO 80644 D Express Mall r U1 t.1 a x+ U S w Cc 0 41/4, Always obtain signature of address '-4 CC13 a OU — or agent and DATE DELIVERED. aD rb en • 5. Signs re—Addressee 8. Addressee's Address(ONLY if F2 z N 0 • 7j1 �t of requested and fee paid) I 0. W = >' X H .f w u_ w a $ 6. Signature—Agent 4Clx U cc CI 0 41 E 7 Mae a-del Inserts 927221414/70 "1-4027:497,0 I- a SENDER: Complete Items I and 2 when ritional services are desired, end complete items-3 and 4. Tut your address in the "RETURN TO"Space on the reverse side. Failure to do this will prevent this mard from being returned to you. The return receipt fee will Provide you the name of the oerson, delivered to and the date of delivery. For additional fees the following services are available. Consult zpwtmaster for fees and check boxlw)for additional service(s)requested. 1. I] Show to whom delivered,date,and addressee's address. 2._0 'Restricted Delivery t(Extra charge)t t(Extra aharge)t a 3. ^--'-'- "•^'W-"'• 4. Article Number a I< 7J5 1y� r -CIE >-I>+ {n TOMAS & FELICITA YBARRA Type of Service: Cr id o a O Registered O Insured �' 434 4TH,...STREET in r sea H E a KERSEY; CO 80644 ��rcified ❑ Coo ccc ¢ D Express Mail e- wt' SJ ill w U g w I-143 _ -Always obtain signature of addressee ,.q ¢�- I CZ Cr) El tir agent and-ATE DELIVERED. N0. FE k+ u 6. tlgneture-1d asses 8. Addressee's Address(ONLY if H e_ --a x - X "� , � r �7 . / _„m, requested and fee paid) a.a wz co W w , 6. ipnature-Agent /y✓/1u'i""L pppp �p C.) to d a X 8809` 8 CC spa O u. „< 7. Date of Deli ry •41 x a 2 1 �k� PS Form , Mar.1987 2ir US.O.P.O.1917.17&261 DOMESTIC RETURN RECEIPT iia/X ,�j� .$ENDER: Complete Items 1 and 2 wfrbn additional services are desired, and complete items 3 and 4. Put your address in the"RETURN TO" Space on the reverse side. Failure to do this will prevent t s card from being returned to you. The return 'ocelot fee will provide you the name of the person gelivered to and the date of delivery. For additional fees the following services are available. Consult postmester for fees end check boxtes)for additional services)requested. 1. 0 Show to whom delivered,date and addressee's address. 2. 0 Restricted tri and D elivery ?(Extra charge)?_. - -J z 3. Article Addressed to: 4. Article Number 4 7,1-7-file m 2 o to Type of Service: w o Cl) GLEN & LESLIE IN&SSMAN O Registered O Insured a d z cri w BOX 3 71 ,,Certified O COD Lsl r =g Q o ❑ Express Mail -ay ¢ 1) al -KERSEY, CO 8O644 O- Wt.1 m H Always obtain signature of addressee U 8w2 t-1 or agent and DATE DELIVERED. S a O o cc: Cl) 0 U 8. Addressee's Address(ONLY if 43 a '" " a 5. Sin e—Address requested and fee paid) a o c wN >+ a U z -M W e d • Si nature—Agent X 4 O W L U_ 0 Pax 7. Date of livery /g a sJif PS Form 11, Mar.1987 *U.S.O.P.O.1951.176268 DOMESTIC RETURN RECEIPT T.470922!O(� •' "'SENDER: Complete items 1 end 2 vartlin additional services are desired, and complete Items 3 and.4. Put your address in the"RETURN TO" Space on the reverse side. Failure to do this will prevent this card from being returned to you.-The return receipt fee will provide you the name of the person delivered to and the date of delivery. For additional tees the following services ere evailable.Consult El posy ter for fees end check boxes)for additional service(s) requested. iti tp 1. ❑- Show to whom delivered,date,and addressee's address. 2. ❑ Restricted Delivery LY, ?(Extra charge)? i{Extra charge)? ' as I-.-', = 0 3. Article.Addressed to: 4. Article Number iL � a�1�� ca i,cc Q y x Lo - DANIEL & MARTHA HORST Type of Service: i o=e E-i o BOX 3 81 ❑e/Registered ❑ maprea �� CC N sq Certified ❑ COD rl I s o* v KERSEY, CO 80644 ❑ Express Mall LL 8g h 9 Always obtain signature of addressee a y;'- LaU i w agent and DATE DELIVERED. a. lu i-7 co Ll Wen >.i v 5. igna a Addre 8. Addressee's Address(ONLY if w cr ly LL requested and fee paid) AE V . Si a ure—Agent (-' y X + 7. Date Delivery H ,a, 2 PS Form 3811, Mar.1987 *U.S.O.RO.1917.176268 DOMESTIC RETURN RECEIPT w ng sery ces are available. Consult postmaster for fees and check boxes for additional service(s) requested. —i 1.ID Show to whom delivered,date,and addressee's address. 2.-O -Restricted Delivery -42 t(Extra charge)? t(Extm charge)? 3. Article Addressed to: -4. Article Number al O o C /.7- '/X/ 1. d g•-€7.„ ko JOHN R. WEINER Type of Service: "1 +- '"2 O1 41 o 423 5TH STREET., O Registered O Insured Er Er S ¢ic ic > W W , Certified ❑ COD C 3_ 4 H a -KERSEY, CO 8 b644 ❑ Express Mail exi 8_ o 14 E-I O r O o rn 3 co U always obtain signature of addressee AL - - - - - - -- ---- or agent and DATE DELIVERED. -- - � o r4 Ei >+ N 5. 'gnatu Addressee 8. Addressee's Address(ONLY if a Ailn W i - requested and fee paid) 1+.l x rl P . v 6. Si ture—Agent ¢ ONill -- - — SENDER: Complete itemssindnu�en additional services are desired, and complete items 3 Illir and 4. Put your address in the"RETURN TO" Space on the reverse side. Failure to-do this will prevent this card from being returned to you. The return receipt fee will provide you the name of the person y, delivered toond the date of delivery.-For additions' fees the following services ere.veilable.Consult 14 postmaster for fees and check box1es)for additional services)requested. a 1. 0 Show to whom delivered,date,and addressee's address. 2. 0 Restricted Delivery t(Extra charge)? t(Extra charge)t —I x' 3. Article Addressed to: 4. Article Number rt CO 9f�=9j c w ,,cv WILLIAM & LILLIAN SHULER Type of Service: aaQ +i s0 427 5TH �TRE # O Registered O Insured '' ~ < a W m KERSEY, CO 80644 ,Certified ❑ COD r ul -1 H a O Express Mail W 8`z U r_w Always obtain signature of addressee "'q 0yz w Cu 1.) - - - - - -- - _- - -- -- -_. -- - or agent and DATEDE LIVER ED. � O « s0 u- r=1' 6. �tureR Addressee • S.addressee's Address(ONLY If a oz -H to r l lit y yyl -a/1-S-41 /�,� requested and fee paid) w z a caW] LL 6. Signature-Agent 880908 w a m 2 Fi CN N -i° w X X 7. Daub Iiye/ 4,5)70o/ PS Forrm2811, Mar.1987 *U.S.O.P.O.1997-17626a DOMESTIC RETURN RECEIPT SENDER: Complete Items 1 and 2 when additional services are desired, and complete items 3 S4 Si 4. 0 Put your address in the"RETURN TO" Space on the reverse side. Failure to do this will prevent this g card from being returned to you. The return receipt fee will provide you the name of the person U) delivered to end the date of delivery. For additional„fees the to lowing services are available.Consult Q Pl postmaster for lees and check boxes)for additional service(s)requested. W 1. 0 Show to whom delivered,date,and addressee's address. 2. 0 Restricted Delivery N I-7 t(Extra chargeIt 1(Extra charge)? fillcr w o 4 c I 3. Article Addressed to: - 4. Article Number be LLa- a x c 9:�=/,T7 kr1 ~ 'a ° Ho RAYMOND & MARTHA LEBSACK c Cr a w a g m Type of Service: Cr w a BOX 427 ,gibered O Insured ❑ coo a CC « v p KERSEY, CO 80644 ikt❑ Express Mau S LI is. CO I- a Q N . Always obtain signature of addressee ao Z �I>1 - D- W= d,W LL -- — Or agent and DATE DELIVERED. U) $ $ 5. Signature—Addressee 8. Addressee's Address(ONLY if O W Jy� � — _.y� requested and fee paid) fri a ` `-' l 6. Signatures—Agent '�1r�-vc.c-i, X 7. Dalq of Deliver:is, �/ PS Form-381 Mar.1987 *USA.R°.1ea7.17e-tea DOMESTIC RETURN RECEIPT Put your address in the "REl URN 1 O" Space on the reverse side. Failure to do this will prevent this • card from being returned to you. The return receipt fee will provide you the name of the person J a relivered to snsi the date of delivery. or additional fees the following services are available. Consult irt postmaster for fees and check box(*)for additional servlce(s)requested. KC 1. 0 Show to whom delivered,date,end addressee's address. 2. 0 Restricted Delivery -d oLO 1(Extra charge)t 1(Extra eharge)t e n O L- W v 3. Article Addressed to: 4. Article Number j LLa1 � wa igie 1.11 w w< Type of Service: c0 F H W 0 HARRY J. AND TERESA R. O Registered O Insured r Oidw z Z a FINNIGSMEIER �'Canlfied ❑ COD ,a CC _ Q) F M EI O E 403 5TH STREET ❑ Express Mall S O .-Far")) C7 U) 0 u e0 H '' • H KERSEY, CO 80644 Always obtain signature of addressee a z z E v o - -- __ or agent and PATE DELIVERED. a I.) a GH. v a 5. Signature Addressee`,a 8. Addressee's Address(ONLY if us CC a re) a c Q X requested and fee paid) o x ar g c 41 at v 6. Signature—Agent X .SENDER: Complete Items 1 and 2 en additional services are desired, and complete Items 3 and 4. Put your address in the "RETURN TO" Spate on the reverse side. Failure to do this will prevent this card from being returned to you. The return receipt lee will provide you the name pf the person deliv ered titans'the date of delivery( For additional fees the following services are available. Consult Qac postmaster for fees endehk box(*)for additional serviee(s) requested. id)1. 0 Show to whom delivered,date,and addressee's address. 2. 0 Restricted Delivery s+t - chantey!' ir b o 3. Article Addressed to: 4. Article Number Wc> W in LLwa � w � 113- ' Eci it La t, a7 ELMER & INA BL M Type of Service: BOX 14 0 Registered 0 Insured ""a CC LS z o KERSEY, CO 806'4 �Cenified C COD r. p ?o.' H U ❑ Express Mall H -= 4.a Always obtain signature of addressee a w o . >4 - -- ---- - - -- or agent and DATE DELIVERED. W `~44 o 5. Signature—Addressee 8. Addressee's Address(ONLY if tatcc a 9X W v X `~.. Q�rv�1, rsJ / requested and fee paid) w ai x 0 IL air-- a SENDS R: Complete Items 1 and 2 n additional services are desired, and complete items 3 and 4. Put your address in the "RETURN TO" Space on the reverse side. Failure to do this will prevent this ' card from being returned to you. The return receipt fee will orovlde you the name yf the person x ra lellved to and the date of delivery. For additional fees the following services are available.Consult postmaster for fees and check box(es)for additional service(s) requested. 1. 0 Show to whom delivered,date,and addressee's address. 2.ID Restricted Delivery t(Extra charge)t t(Extra oharge)t a 3. Article Addressed to: 4. yArticleNumber 4 Ni greN iter y 41 o o LLOYD & MARILYNN BEERY Type of Service: r" W o Z BOX 91 CI-Registered O Insured Ls, LL 6 m z w KERSEY, CO 80644 Certified ❑ COD I— ' >' o O Express Mall eo ¢ 12 a O^ U o 1 m H ,- . Always obtain signature of addressee ,� ¢ [CI a -- - —-`�-F— —--- or agent and DATE DELIVERED. S D `o, c°,)' U I 5. SI eture ddr a 8. Addressee's Address(ONLY if ID LL a a o a L H • requested and fee paid) w Q W ° a-, 6. Signature— nt W O Cl) v X 880908 CC O X�4 a O W v d 7. Date of Delivery PS Form3811, Mar.1987 *U.S.O.P.O.1ee7.17&265 DOMESTIC RETURN RECEIPT Lys . � . Complete Complete Its I end 2t said onal services are desired, and complete items 3 and 4. Put your address in the "RETURN TO" Space on Me reverse side. Failure to do this will prevent this card from being returned to you. The return receipt fee will provide you the name 9f the parson —I gelivered to and the date of delivers(. For additional feet the following services are available.Consult Q postmaster for fees and check Mules)for additional service(s)requested. 1. 0 Show to whom delivered,date,and addressee's address. 2. 0 Restricted Delivery o 0 o J a 1(Extra chargeft 1(Exfra charge)1 sn 5.° W o H 3. Article Addressed to: 4. Article Number IL as a '�- l0 9Pr Q// O1 ^o ° E o JACK & DENISE HILL OOSe !�O cip m w W W op Type of Service: tr 0 Q CO a 419 4TH STREET O Registered D Insured ,.q ¢ �� a z E O KERSEY, CO 8$44 �'Eertified O COD O`3 to Win U (U Express Mail S LL p LL Q 43 a o z x w Always obtain signature of addressee d w `a d, W LL or agent and DATE DELIVERED. w x U) r a 5. Signature—Addressee 8. Addressee's Address/ONLY if cc ci r24 u X requested and fee paid) b d' 6. Si ture—Agent r X 1Cl,-46Q11 �C Y 7. Date of Delivery PS Form 3811, Mar.1987 *U.S.O.RO.1987.178-268 DOMESTIC RETURN RECEIPT 0O Put your address In the"RETURN TO" Space on the reverse side. tenure to co tnis will prevent.nn —1 CO card from being returned to you. Th`return receipt fee will provide you the name of the person Zdelivered tome the date of deliverefy. For addition. fees the following services are available.Consult a postmaster for fees and check boxes)for additional service(s)requested. f o 1. 0 Show to whom delivered,date,and addressee's address. 2. 0 Restricted Delivery A p o CO t(Extra charge)t t(Extra charge)t u' a a E 3. Article Addressed to: 4. Article ic Number ea ¢ s e a, E o f ford-- W Type of Service: Q" u gw Q W W STANLEY & DEBRA SWANSON Q P; O Registered O insured ria me,- 2 E o .• 443 4TH STREETdatertified O COD r OQsm cal EnU KERSEY, CO :/.0644 IL = El Express Mall Q.o W El >+ v Always obtain signature of addressee CI. W 2 d' or agent and PATE DELIVERED. w r1 W c 6. S a re— CO 8. Addressee's Address(ONLY if ¢ E d' ill u . X / St 4,,� E requested and fee paid) mix 6. Signature—Agent X -, 7. Date of livve y PS Form 3811, Max.1987 *U.S.G.RO.1957-170268 DOMESTIC RETURN RECEIPT card from being returned to you. The return receipt Tee Will prowa e e—you m name arms person, delivered to and the date of deliv♦ry. For additional fees the following services are available. Consult postmaster for fees and check box(.)for additional service(s)requested. 1. 0 Show to whom-delivered,date,and addressee's address. 2. 0 Restricted Delivery t(Extra charge)t t(Extra chargent 170 O o 0 3. Article Addressed to: 4. Article pcl Number r'�y G^ IL >— z ' ' 9. C- —7 U. E — 4 to in _ a o Type of Service: o O SALVADOR & JOLANDA tr. w o ea ` 'm >I HERNANDE Z '` ❑ Registered O insurCOD U F ¢ .'Certified O COD cr � m x ca o BOX 477 0 Express Mail s OLL ?LLm. Wq U KERSEY, CO 80644 Always obtain signature of addressee —� N --- — _ _ or agent and DATE DELIVERED. a. Z d' W Jr 5. Si nature—Addressee 8. Addressee's Address(ONLY if _w a 41 X a 'e X (fin rgfAn GSA -requested and fee paid) a 4 x o W rUJ. u1 Pa x 0 6. Signatu Agent 94,2Coriej 7$592077;e/fig" .AS-SENDER: Complete items I and 2 wheracitlitional.services are desired, and complete items 3 end 4. "Put your address in the"RETURN TO" Space on the regarse side. Failure to do this will prevent this card from being returned to you. The return refrain fee..tvlll provide you the name of the Person 'w..gelivered to ang the date of delivery. For additional fees-the following services are available.Consult ,—postmaster for fees end check boxes)for additional eervlce(s requested. 1. 0 Show to whom delivered,date,end addreseeI's addre 2. 0 Restricted Delivery -t(Extraclaargelt .. t(Exha ohorge)t 1. Article Addressed to: kil - 4. Article Number • co 2 7,51:73171 'd w CD oQ o n BILLY & FRANCES OMAN Type of Service: i, a_, R. > rn 8095 HUDSON DRIVE ❑ egisteree, O Insured in P a= , co H SAN DIEGOril C4 , CA 92119 �Certifled °'' ❑ COD 0�" W w.1 a U Ca FC O Express Mali U w ¢ z U Always obtain signature of addressee a ItI= 4 e _ O Qo v° 0 0 — __— — or event and PATE DELIVERED. S LL �LL I" Cl O r I. Signature—Addressee r z . Cl C7 a, 8. Addressee's Address(ONLY if a. o.;=zw H ' X Q_ __ _ oy ` requested and fee paid) daiu_s�1n� w a Q ; d o 6. Signature—Avant CC a z , v a X $80908 H D 4 - O "' 7. Date of Delivery W cou7 7:2 F---P—d" PS Form 3811, Mar.1987 *U.S.G.P.O.1917.175-256 DOMESTIC RETURN RECEIPT - •SENDER�tems 1nd 2 a additional services are desired, and complete items 3 and 4. ( y Put your address in the"RETURN TO" Space on the reverse side. Failure to do this will prevent this card from being returned to you. The return receipt fee will provide you the name of the person J • delivered to and the date of delivery. For additional fees the follow ng services are available.Consult Q postmaster for fees and check boxes)for additional serviee(s)requested. S 2 1. 0 Show to whom delivered,date,end addressee's address. 2. 0 Restricted Delivery H ?(Extra charge)t t(Extracharge)? w o a n n 3. Article Addressed to: 4. Article Number Lo LL a F a H 0 ,, e.�'=969 co ¢ �T m £ INDIANHEAD .LIMITED aofService: O-. w >`< m H s :. Registered O Insured U E E R cr. r7 0 BOX 1001 Certified ❑ COD l o ts-iaEt A U LONGMONT, CO 80501 ❑ Express Mail F cf'b W,--IE Always obtain signature of addressee ao- xo2 a a --- ---f----MD a. --- - or agent and DATE DELIVERED. n ) 2Oo D + W H - 5. Signatu r 8. Addressee's Address(ONLY if H U -" " yy�, requested and fee paid) Ix g r & — z Z1-1 -00 - �" X SI ature—Agent t € 1$. 7. Date of Delivery AUGf1Y PS Form 3811, Mar.1987 * U.S.O.RO.1987.178.268 DOMESTIC RETURN RECEIPT 7202r / — O�iOf `�/ •SENDER: Complete Items 1 and 2 whs dditlonal services are desired, and complete items 3 and 4. Put your address in the"RETURN TO" Space on the reverse side. Failure to do this will prevent this card from being returned to you. The return receipt fee will provide you the name of the Person delivered to and the date of delivery. For additional fees the following services are available. Consult postmaster for fees and check boxes)for additional service(s)requested. Q 1. ❑ Show to whom delivered,date,and addressee's address. 2. ❑ Restricted Delivery IT) Eo ?(Extra charge)? ?(Extra charge)? _ W o E 3. Article Addressed to: 4. Article Number - E 949703 cu SD u1 I— '"o : O Type of Service: 43 ccw s.1 m s oo MANUEL EG ,RT O Registered O Insured c Levi 8 w ¢ a BOX 204 O Certified O COD A mL' 0 0 KERSEY, CO 80644 ❑ Express Mall s A<om 0 U a f 8 -- ea W Always obtain signature of addressee F -z J3. 0' W o W ---. 23 -- -- -- — — - or agent and DATE DELIVERED. - a W 5. SI ature—Addressee 8. Addressee's Address(ONLY if ¢ z % a c X/_�yJ't/ �/ ��%C/�� requested and fee paid) O W u V ` i0 e(-✓t.!1J Jc � . r P7 1' 6. Signature—Agent X -. 7. Date Delivery �� 3f-5 PS Form 3811, Maar.1987 * u.e.O.P.O.1987.178-268 -DOMESTIC RETURN RECEIPT 742-4/2,4021 Li21 *5-:‘,17240410-2s •SENDER: Complete Items 1 and 2 wh ddltlonal services are desired, and complete Items 3 and 4. P-ut your address in the"RETURN TO" Space on the reverse side. Failure to do this will prevent this card from being returned to you. Th`` return receipt fee will provide you the name of the Person gelivered to and the date of daily...*For additional fees the following services are available.Consult Dpostmaster for fees and check boxes for additional service(s)requested. U 1. 0 Show to whom delivered,date,and addressee's address. 2. 0 Restricted Delivery ?(Extra charge)? ?(Extra charge)? Illd .a g U 3. Article Addressed to: 4. A7/..g er id.42 -a O o� n 9 O" woe H Type of Service: lit! a N -TRAVELERS INSURANCE CO. O Registered O Insured co it '+ ° BOX 17480 CrW o 2 c u.) co ""` . 'certified ❑ COD U3= a Z DENVER, C(5,^' 80217 ❑ Express Mail 2 .- u H sO La o a m o 9 D \\\ Always obtain signature of addressee C LL N,- a co - S� -'.or agent and DATE DELIVERED. Fro o z a d 5. Signature—Addressee Ec� 'a 8. Addressee's Address(ONLY if -R w ' ,0 X 1 ;t' \ c, requested and fee paid) w 14 H CO 6 �Ci to M 2 6. Sian roc t Th ,� c� tt ElMIQ - X .> 8809®8 7. Date of Delivery 3Nn t,1 PS Form 3811, Mat.1987 * ILS.O.P.O.1987.178-26e DOMESTIC RETURN RECEIPT .SENDER: Complete Items 1 and 2 v additional services are desired, and complete Items 3 end 4. Put your address in the "RETURN TO" Specs on the reverse side.Failure to do this will prevent this card from being returned to you. The return receipt fee will provide you the name of the oerslt J 0• Z delivered to and the date of delivery. or additional fees the following services are available, Consuu lt postmaster for fees end check box(es)for additional service(s)requested. Q 0 O 1. ❑ Show to whom delivered,date,and addressee's address. 2. 0 Restricted Delivery N 2 a FH t(Exrro charge/t t(Extro charge/1 .� O o_. r4 3 Article Addressed to:. 4. Article Number rr Wa 0 N fr.. / 7 - I≤ - p O 0 GREAT WESTERN SUGAR CO. Type of Service: `^ m W E N A DELAWARE CORPORATION giaServi O Insured <_ r w >= z O W m 555 17TH STREET S. ti 8EEC f:40 % SUITE 1500 ❑ commit it ❑ Coo rq re : i W E r 0 zi 8 c HrA to 00 OU DENVER, CO 80202 Always obtain signature of addressee CO u a= W x ' _- __ __ - - -- - -- -- -- or agent and DATE DELIVERED. O.. W S 3 E N a a,' 5. Signature—Addressee 8. Addressee's Address(ONLY if Lit0 E -1 r-i W W cr 4 W E D is 2 X 1 OLnHZ o a In o w 1 o X Sig <prl—A�nj) UV act 7. Date of Delive /crr PS Form 11, Mar.1987 *U..S.G.P.O.1987.178.288 DOMESTIC RETURN RECEIPT /78t h 8-/C. .-226{/1r1� .SENDER: Complete Items 1 and 2 whiff-additional services are desired, end complete items 3 end 4. Put your address in the"RETURN TO" Space on the reverse side. Failure to do this will prevent this card from being returned to you. The return receipt fee will yrovide you the name yf the person delivered to and the date of dells rv. For additional teas the following services are available.Consult y' postmaster for fees and check box(as)for additional service(s)requested. J 3". 1. 0 Show to whom delivered,dote,and addressee's address. 2. 0 Restricted Delivery G W y, t(Exneeharge)t t(Extra charge/1 .4) 2 o Z W r+ 3. Article Addressed to: 4. Article Number CO E o `� 98�=9�� u- Dom HH 0 IW—i 2E- M a ROBERT & WOLF " 2ISNEHAN Type of Service: u? Cr cl�- o MELVIN & J.W. REITER ❑ Registered 0 Insured c Cenitied ❑ COD a- oc W >i "c Ga BOX1/00 I ❑ Express Mail LONGMONT, CO 80501 A O a ca o r7 _ Always obtain signature of addressee r a i-8 'd ri H _ - or agent and-ATE DELIVERED. Ci O. 8z Z - a O. E-4 H o O u/ � r9s1 �� 8. Addressee's Address i(ONLY{(-- w W Cz7 A 444LLL /�' requested and fee paid) my H O W O O a d 6. nature—Agent aZwa %� 7. Date of Delivery s3 • PS Form 3811, Mar.1987 *U.S.O.P.O •178.265 DOMESTIC RETURN RECEIPT s At SENDER: Complete items 1 and 2 when add nal services are desired, end complete items 3 and 4. Put your address in the "RETURN TO" Space on the reverse side. Failure to do this will prevent this card from being returned to you.— he return receipt fee will provide you the name of the oersgn delivered to end the date of deliv♦•r1( For additional fees the following services are available.Consu t postmaster for fees and check box(eel for additional service(s)requested. 1. 0 Show to whom delivered,date,and addressee's address. 2. 0 Restricted Delivery t(Extra charge)t t(Extra charge/t t ? sable Addressed to: -4. Article Number mb'er Itr w � U m RAYMOND CORSBWRG Type of Service: LL,E_, 'm W LO BOX 96 .p4 0 Registered 0 Insured F" w 5 y Certified 0 COD ki w w KERSEY, CO 80544 w >I 'm ❑ Express Mail ya w O 0 -Always obtain signature of addressee vs, ¢ ridz m 0 U S O Qo 6; —_ oregent and DATE DELIVERED. F z o 0to 5. Signature—Addressee 8. Addressee's Address(ONLY if >l a Li z ZO rn I] _ X requested and fee paid) w a o 6. Signature—Agent cc KG' x 0 B80908 7. Date of Delivery AUG 1988PS Form 3811, Mar.1987 f 1 *U.S.G.P.O.1987.178-289 DOMESTIC RETURN RECEIPT Hello