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Home My WebLink About880088.tiff RESOLUTION RE: APPROVE COMPREHENSIVE PLAN FOR THE TOWN OF ERIE WHEREAS, the Board of County Commissioners of Weld County, Colorado, pursuant to Colorado statute and the Weld County Home Rule Charter, is vested with the authority of administering the affairs of Weld County, Colorado, and WHEREAS , pursuant to Section 31-23-208 , C.R.S . , the Town of Erie has certified to the Board the new Comprehensive Plan of the Town of Erie , and WHEREAS, after study and review, the Board finds that it is in the best interests of the citizens of Weld County to approve the Comprehensive Plan of the Town of Erie , and WHEREAS , the effect of such approval is to provide assurance that the Planning Commission and the Board of County Commissioners will fully consider the advice and recommendations of the Town of Erie , based upon its Comprehensive Plan, when the County considers land use issues involving the area within the Erie Comprehensive Planning Area. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld County, Colorado, that the Comprehensive Plan of the Town of Erie be, and hereby is, approved as an advisory document. The above and foregoing Resolution was , on motion duly made and seconded, adopted by the following vote on the 8th day of February, A.D. , 1988 . n U BOARD OF COUNTY COMMISSIONERS ATTEST: /�//�/4 /v1vn�' tiCm� WE COUNTY, COLORADO Weld County lerk and Recorder and Clerk to the Board Gene R. Brantner, Chairman // , /,( il BY: anc-Trw ( 9j5, 4c,4 C.W. Kirby, Pr em eputy County erk APPROVED AS TO FORM: Ja.quel 472 Aso c— / Go w y� a,1' County Att rney — Fran4r' maguchi 880088 1 mEmoRAnDUm hiDe To Weld County Pienn#etg—Cemmiooion hate COLORADO From Department e€-Planning--Services- - Subject: Eric Comprehenoive-Plan— -- ------ _-- --- Colorado Revised Statutes, 31-23-208, requires municipalities to certify its comprehensive plan to each governmental body that has territory affected by the plan. Each affected governmental body must approve the plan before it is filed by the municipality with the County Clerk and Recorder. The Department of Planning Services recommends that the Planning Commission recommend endorsement of Erie's Comprehensive Plan and map to the Board of County Commissioners. Erie's adopted comprehensive goals and policies or the recommendation of the land-use decision making body will be considered as recommendations by Weld County when reviewing development proposals within the unincorporated areas of Erie's Comprehensive Plan area. CC:rg 880088 et '�; C•t1 R _• TOWN OF ERIE *\• • 645 HOLBROOK P.O.BOX 100 !ti\ 01111 ERIE,COLORADO 83813 828-3843 449-3085 y 4 1174 DEC 141987. December 11 , 1987 1' • 19,3UQ ,-Z?y ' GREELEY. CoLO. Gordon Lacy Chairman, Weld County Commissioners P.Q. Box 758 Greeley, CO 80632 Dear Chairman Lacy, The Town of Erie Planning and Zoning Commission is pleased to provide you with a copy of our recently completed Comprehensive Plan Update. We are advising you that a portion of our future planning area lies within Weld County. (see map provided. ) The Erie Planning and Zoning Commission approved the enclosed policy document and map at their meeting of October 1 , 1987 . This occurred after numerous workshops which included representatives from your county. Pursuant to CRS 31-23-208 , we are providing you with a certified copy of the policy document and map. We would appreciate your review, consideration, and, official approval of the Town of Erie Comprehensive Plan policies and map. Your earliest attention to this important matter would be appreciated. Si/n-ecrely, iC/z--!i'! Donald Brand Chairman, Planning and Zoning Commission Enclosure - Certified copy of Comprehensive Plan policy document and map c: p$ccomp POLICE DEPT. METRO 449-3156 LOCAL 828-3200 P.O.BOX 510 FIRE DEPT. 828-3152 y ;` w`,4 L1T a1 : 'qty r'4 �:V; y�� x .. J a\ L v�F '*kfi t Zf71- r ,Gx t e+r �,y r Ns�n �",e '24 � RkfS.r,,,� �f °g6ws s toe �, .r+w'F; 5 t a,5 ��ityu i r �yy k aTP' t §� t: � r ' :'r t x 'Ftq ; 0,t1,. 41'Y1 ; F. Ri S '•fir-'J`g FAt a egg "f tt P3 w. ~ tt ,are r 1, a t Y at i,,?s, ,wets 7, w R, 4r z a A,.3 '*�+'z�, P.do va�� K8r x '� g F3 s r a�'M'* , . k a x y r aiR r 1, t '' Y'r,. �, e'4,:r s d' o,'A, *ie a"'�e '.. 3 a s 'S' �j i ,!"'� ,/ kzi d ,`,t �� +'' v w m r5 +"I. a t ' ':;.':'1,1. 4+k' 7 +�� j �S� z I . x # r R t iF % �'w�y'� Y` i # F F (} � F,.Yffi 1t�'.S``'n�a.: ,t a�� r ` •,'+ �# 2'� :`Ag fl;,:gi t.y 14,'„K s 's ,tr �, sk > tt. '" 'f o1,21 s. e �.�';3A,'�" �• •Vax led. a 2.1,,, 20- 111.,:lii f 1, I. - ;wow: suit om - t I § 31 appoin'.mtanl net,_ tent t rty ac :II be subject fo tt,c ulum, awn CIvil cmphrsecs - l ale •ertau -1•, yhas vith the appros al H . and architects ant{ n190 !�.•I'� �`I -- v,I 'i, ,largol expenditures of the 1981 nts aptmrpliated ie the funds- cCu_ - { f sue. a'ssscrk. 31-:3-2207. Pursuts -ns kW. 1 _ . s ape: slop ,:',e1 make cal.:I,: a:•.e ewe:: ', ..n .- ,,.rthd,. I, ', ... o ltl la:Isaac(anti tut h I t . e ,all e , I.r. with Pon t.` elghhol In el t:rl 'the � e i ' { of �,.'�,_ ng a.�.d ae e 0 ,r,Isl II t m . Itl$tCU. 1 ' :of th ntu 10 !Md.': vhicl. '` .t des Itspment or '.at n I r ten It• . of the nlnlcrpalitc. ssIt' , -. h, sae' sent ape, Ina _ is Fc ' I :- the appros al o emit: a. once. Pr-ft (met etn. r! II as : , in the alp n'ss n•l s ttt. ,, the p-�.xc i, Hornell. c nr.. o _ rig o,, tine Soth plan \s alt o n for tree' . ;manta: ,'.t _ I m fire .I e it of s- shalt sties).s) t •.,ire. �I. _ ._ the n ll e ngers- nt I p,,:� Icnt of said terntott. prom I I and a tar a A s and L..iturc ,f sleets. tks lr.s. d n arrn`, a plor`,nuon all me asc� Ilia I .me h .It eat IeJ pros mi : ankh_ asrt- squares. p ties ant. other pull . tettutremtents Ma's and terminals, `soma.e: R S RI L. '�:. P. 1 : 4-- ' I L I t I. light. sanitation_t. I ' I's In.lags 1. ,s, s�ualir,g, abandon- uahsl•i I H I Mars. _ . Ill ppliol -'. _mwlds, open spat's. A io. 19 I mote. I I Lr�.a � �nt a puragrtphs rat and t oattamory Recta-tag, gas I-: pct.: a. bulk, location_ and an n -n protect and assure 31-2_3-208. Procedure of commission the col I.tiss1U1 and heand restric- as a Thole bs a sinalc resolution or n u 1, success; e stl . adopt sur.eoive parts o the plan Isaici parts corresponding o Ili] maim t.slt- �.nd other structures. I s al su I ts�ls atiun shall not teal sections or L:a Islons of the mul t a I._ or with fu; (unit .felt ,cn- of the subject matter ul the plant and ❑a;Is adopt any a. rcpt for new grosetla the I plan I uch 3!ull thereof tar 'tdd:Ll Olt ll.e rela. Belt l 1.1 e' adoption LOn ca 'east asses_ the comfits- part_ amendment. extension. or adds on_ fee commission till he t thereof. .\nv such one public hearing thereon. notice o Me tine and plac , ss m sl s c st the municipal: y: gisen by one publication in a newspaper o general circulation In If,: 1-111111f.1- s„..ells to be included Pailts and in the official newspaper of the county affected, A he adoption of the plan. an' part. amendment. extension_ or addition shall be 'i ten o the plan from bon of the commission carried bs the tilirntausc votes of not less Chan t tss'o- thirds of the entire membership of the commission. The resolution shall refer expressly to the maps and descriptive and other matter intended : the com- mission to form the whole or part of the plan. and the ction takdn shall :or Lent ncs cta{> he recorded on the map and plan and descriptive mater 'os the idmntils mg olo . has signature of the chairman or seereia c of the commission. -kn attested eopv _ of the plan or part thereof shall be certified to each go'ernmenta' hour of w.. ire_:... . . • •`I,r y r ss t a a, ,me-21): .;ttlitl l ' rk ry *IxC Llts `' ,'" w e V t . s t + y f +z. Rai a w l S , a � #7,, ,, 4 J y,: r 4i�1>S � 4q +'). a t „-i"44,^--',I .. ,+syy .„..Itw in,,,,, ,1,€ i r As t I`� s + 43 uy x ,yi �.- J 11 .l gt,v9„lt, f7 r S + +* y t r` tt � ,dr ri.� ,,- D,:.;..4" C h, 4 .., w Yt r + u ,c„ , yd'" tita , --s 1-23 ticip g$ ,i to to ,n e' al b 1. ,. vs Lith t _ t, an( COP rc ' sS. — .)sate ' — t Sourt , . , , "brtL. 4 4 v yl 31-2 1tIS ' 41_ X1.1111, n ifl _ all. ` �"�'M5'5 dopt 1' i 17 O �. or Ot a! '11 • 0.',..''',13''1,,,,,,C r des �'Is e ,t NI or o� + �. • i ' pen mid] tiled or p .. aubhc ...d ski. coils u .,. . , ,sized: 1 ', uch rdritisi 1 sc.:: i and lose ads' ,. i 3 itierce' Leer submitted. ' s he ci,, rd,sl _ 4 droval. Pic e onlnlly ,11 sit, _. .. ' its r• 'it to - , ,r,-tugi , oven rs� I his sf h - _ wen e t„se core 1 s less i is )1' its c I r._; tom § �� ublu t t .IL: L.) i� �, or _ � .tit, , < a E £1 on tt t� n sstu, ` ,. r th r - u- aver ' ,did, tail )fthe 4, 4these•' :'. all t. e DTI y the ansd . ., 1 dia. t ;) a s dos:. , ` C?; 4. temls • hp I ' me t : t n to - t sp '.t r id. Ind a I,� t d. _ .tt th u :crll s • s t. . ; shall ' ., . .ai, '' * io Sourer: R ,is. R I.:. I p t + % t # ' . .. � � 7.''''' , 1', 3 gislat •.a t t t a; 1 1 t , r. mendrl. t to pl.m - vt6,rit Iii it Ihev p tittlili t utt n um p1 ' 'r• t mat , :' tit n it ., t t , , ri R '1,. 't e ",y 31-?_3--?]0. 1'ublicilc - tr:ncl tnitrn,.uion - curs 1 :n n',usir.n has 4.,' "r power to promote public into tst n rn'1 ,inderstant1 n_ ,n. pl an ll;tn and 10 ` pcs of tl plan repo t t� �q: that end max ublist and dos abut, cop 1 ' ' may employ such otii.,,r nm:can• 01 .thlt_,,.. and ,,,,Itt_ t .a` te r.;- x e' tr h t' mine. A]e thcrs of the coma lt;n ma attend pt conic r_ s. . x tx meetings of cots planning ins utes. or uearine• e.,o❑ i,c mar pai �` >` 3 s planning I tslation and the u t tssion may pas h tesoiut 1 mite reason- - s ' able Iravel ig expenses incident to such utendat c 1 h ' a u`ssion shall 7 recommend. from time to time to the appropriate public o t e t a s pro l nts 1 e-. for public structures and improsemcnts and for the t ancine tretcol. It shall 4 1/41 ,c,u 4 • be part of as duties to consult and advise with put ofdc: L 'md are ac,cs. ?,,r2. 411'; public utility companies. cis le ulucauon tl, professional. and ,tact ors attar :it t dons. and ssith citirns in relation to protecting au calming out the rplan. r ! z . The commission has the right to accept and use tufts for tl _yexcise of its functions ill public officials shall tit mm rntsh to the stssto upon rcducs[ r .. ll- R g ,:. I �", 1 }} r ,' v ,# ors. • r s a ""j' $ , , BEFORE THE WELD COUNTY, COLORADO PLANNING COMMISSION RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS Moved by Paulette Weaver that the following resolution be introduced for passage by the Weld County Planning Commission. Be it Resolved by the Weld County Planning Commission that Colorado Revised Statutes, 31-23-208, requires municipalities to certify its comprehensive plan to each governmental body that has territory affected by the plan. Each affected governmental body must approve the plan before it is filed by the municipality with the County Clerk and Recorder. The Planning Commission recommends endorsement of Erie's Comprehensive Plan and map to the Board of County Commissioners. Erie's adopted comprehensive goals and policies or the recommendation of the land-use decision making body will be considered as recommendations by Weld County when reviewing development proposals within the unincorporated areas of Erie's Comprehensive Plan area. Motion seconded by Bud Halldorson. VOTE: For Passage Against Passage Bud Halldorson Ernie Ross Jerry Burnett LeAnn Reid Louis Rademacher Paulette Weaver Lynn Brown Ann Garrison The Chairman declared the resolution passed and ordered that a certified copy be forwarded with the file of this case to the Board of County Commissioners for further proceedings . CERTIFICATION OF COPY I, Bobbie Good, Recording Secretary of the Weld County Planning Commission, do hereby certify that the above and foregoing Resolution is a true copy of the Resolution of the Planning Commission of Weld County, Colorado, adopted on February 2, 1988, and recorded in Book No. XI of the proceedings of the said Planning Commission. Dated the 2nd day of \February, 1988.ut,Bobbie Good Secretary 880083 King&A.ti....ciates, Inc. tip 1 ` /14, r. /� . . • G /14 01 :_ FR F comprehensive plan amendment 1987 • 880 083 • o • • 114i\ = P • I • f'E A �l. • \' • • • • STATE OF COLORADO ) COUNTIES OF WELD ) SS. AND BOULDER ) TOWN OF' ERIE ) I , Doris M. Moore, Town Clerk of the Town of Erie, Colorado, do hereby certify that the Erie Comprehensive Plan_ policies document, and map, passed as Planning and Zoning Commission Resolution No. 87-01 , on October 1, 1987. • In witness whereof I have hereto set my hand and the official seal of the Town of Erie, Colorado, this 11th day of December, A. D. , 1987. X00"7,42 717. Doris M. Moore, Town Clerk • • 88O08 ERIE COMPREHENSIVE PLAN AMENDMENT POLICIES Prepared by: Ring 6 Associates, Inc. 90 Madison Street, Suite 102 Denver, Colorado 80206 303/333-3834 t Prepared for: THE TOWN OF ERIE CIE Under the Direction of: Hank Epstein, Community Development Director 880083 This Comprehensive Plan for the Town of Erie, Colorado, was approved by the Planning and Zoning Commission on October 1, 1987, by Resolution 87-01. It is in compliance with CRS 31-23-206, 31-23-207, and 31-23-208, and had adequate public review before approval. Donald Brand, Chairman Planning and Zoning Commission Date Attest: Leslie Acord, Secretary to the Planning and Zoning Commission Date 880088 ERIE COMPREHENSIVE PLAN AMENDMENT I. Preface/Introduction A. BACKGROUND The Town of Erie, Colorado, is experiencing growth and annexation pressures which are anticipated to accelerate in the late 1980's. It is desirous of establishing a forward looking growth management and economic development strategy, complementary with its own goals and those of affected jurisdictions. The existing plan was completed in 1973, with an update in 1979. B. PURPOSE OF AMENDMENT This document is an amendment updating Erie's master plan, including a new planned urbanization area, a market analysis and revised comprehensive plan and map to guide the community and private land owners. The plan is proposed to serve as a guide for future town and landowner decisions with respect to zoning, annexations, economic development, and land use. II. Identity Erie has an excellent opportunity to establish a distinctive identity through building on its historic roots of coal mining and resource extraction, plus relating to Boulder and Boulder County as a "Rural Village" of unique design quality. The lakes, reservoirs, and water features of Boulder Creek and Coal Creek, as well as the views and location in Boulder county establish some opportunities for a distinctive identity. Policy o Through the use of enlightened zoning, planned unit development review, design guidelines, annexation agreements, and other techniques, Erie possesses the ability to establish its "Rural Village" character through a high standard of design. o The Town should encourage the private sector to articulate a "Rural Village" character, and should promote a good example through its own public works projects. 8S0033 2 Characteristics of a "Rural Village" include: o low to moderate densities; o significant open space retention and utilization; o respect for rural land uses, lifestyles, and economic character; o preservation of an historic downtown; o selective encouragement of home occupation and cottage industry opportunities; o architectural and other design elements appropriate to rural and small town character; o respect for smaller and more human scale of development; o ability of rural and urban lifestyles to coexist; and o slow to moderate growth. III. Environmental Constraints A. GOAL Community growth should respect and incorporate existing environmental constraints so that new development and redevelopment can exist in harmony with the area's natural and man-made environment. B. SUBSIDENCE SIDENCE The most significant physical development constraint in Erie is subsidence. Approximately 25% of the area within the 1987 Erie Comprehensive Plan study area may not be suitable for development due to subsidence. Polic o Areas within the subsidence influence areas should be used for open space, agricultural activities and other nonurban uses. Prior to consideration for alternative land uses within subsidence influence areas, exhaustive geotechnical study must conclude that safe development can occur. No structures, roads, or utility lines should be allowed to be placed over these identified areas until and unless the Town Board and the State Geologist have been shown to their satisfaction that it is safe to allow urban development on a specific portion of the identified subsidence hazard area. C. FLOODPLAINS Boulder Creek and Coal Creek flow from the southwest to the north through the study area. The creeks' associated 100 year floodplains present development constraints in terms of biilding, but Tbutemay be aye high enhanced as public or private open space water tables associated with the 100 year floodplains. 880085 3 Policy o Permanent structures will be discouraged or prohibited within the 100 year floodplain limits. Should Boulder Creek or Coal Creek be channelized or controlled in some other manner at a later date, built development could occur within portions of the floodplain, but not floodway or outside the channel areas. Redevelopment within areas that are currently within the 100 year floodplain boundaries must mitigate the impacts of the 100 year flood. Development should not be allowed to occur within identified floodways. Development in the 100 year flood fringe area should only be allowed if such development meets Federal Insurance Administration guidelines. Floodplain improvements should be sought to lessen impacts of possible flooding, especially south of Weld County Road 8. D. SOILS Many soil types within the study area have development impacts. Severe shrink-swell soils exist in most of the Adams County and Weld County mapping units. Additionally, much of the land outside the Erie Water and Sanitation District service area boundary has severe limitations for septic tank absorption field use. Policy o Areas that fall into soil mapping units that have severe building limitations will not be recommended for development unless geotechnical study can demonstrate adequate methods to mitigate shrink-swell problems. Any area that has limited septic tank absorption field capabilities, and also falls outside sewer service boundaries, will not have the capacity for intense development. E. SLOPES The topography within the study area is rolling, with an average slope range from 3% to 6%. However, there area more severe slopes on the east bank of Coal Creek and east from the creek, ranging upward from 10%. Policy o Slopes in the 10% to 15% category require stabilization if considered for development. Slopes over 15% may be unsuitable for development, but may still require stabilization. Slopes over 15% overlap the 100 year floodplain of Coal Creek and bound the western side of the Erie Landfill. These slopes in particular may need stabilization to avoid eroding the landfill area into the 100 year floodplain. Require proposed development to incorporate appropriate land use considerations during review. Develop a 880083 4 cooperative program with both landfills for mitigating environmental concerns as required. F. VEGETATION AND/OR WILDLIFE The only significant vegetation in the study area is three-square Buirush, which is associated with the 100 year floodplain of Boulder Creek. The fringe areas of the Panama Reservoir are wildlife habitats. Generally, areas along the water bodies and water courses, including irrigation ditches and canals, offer environments in which vegetation and wildlife will prosper. Water loving plants and animals may indicate a wetlands environment. Designated wetlands are subject to development review and mitigation. Policy o Environments conducive to flora and fauna should be enhanced and preserved whenever possible, particularly in association with water courses and water bodies. Designated wetlands may be subject to 401 permitting mitigation. Land uses adjacent to plant and animal reserves must be appropriately designated to minimize the effect of development. G. RESOURCES AND MINING Erie's history is inseparable from mineral and resource extraction, particularly coal. Most of the subsidence areas are related to coal mining. Coal deposits cover most of the area. There are several abandoned gravel and sand pit operations. One gravel/sand operation is currently open. There are producing oil wells in the area. Policy o Around mine shaft portals, a 200' minimum diameter buffer is essential for safety. Mineral extraction methods are regulated on a variety of levels (county, state, federal, etc. ). Additional policies relating to extraction, transportation, taxation, reclamation, etc. may be considered by the Town of Erie. Land uses adjacent to operational resource mining may need to be buffered or reflect transitional uses. H. LANDFILLS There are two landfills in the study area -- the Erie Landfill and the Weld County Landfill. Both are situated on soils appropriate for landfill uses. As stated earlier, the slopes adjacent to the Erie Landfill may require stabilization on the western perimeter of the landfill. Increased landfill activity in this area is to be discouraged. Expansion north or west of the present site should be prohibited. 880083 I4 - �� - STATE e I3 HIG WAY11 52 ".� ' I I i 1.1,1.---1 i ' ) ' I ? .o I �'' NI /. Y''\)-• iiell ' , . / n1R ..,I / f '�. KIINO :�OA• � , .✓� Y^'1 CJ �'f t..\ 1 L. �.- \__ r� T ..c.,. .� )� ,/ ---�---,Y2_ mow ` 41 � /r'..� ,� ;., m��.11' h t ( / / /' `, r nsPea� n �� , of 1 A\ J.. . M i .: 4 ON VA GIFIG KO` •x'ry •. .�. vi...-\ ,..• -..? �� - �'/ �l t \ lr I�UIW ( ,� soy ;"� �►i ) ��15. • z ) I �� I '-i _ �� ISABELL$ C "OAD 14 tY 4 _ IT l i �� zt 1 a /. ._ }p m I )) v' f �t / 1 ' i. �d � �,p- i'r • �, --�, I, >, 8 41 l'Nee . ; � i�w l Weld Caused P i r, j . M ""-•lam:..>r I � R-.YYI�. 1 7' «. , , f1 ' — .. �.A- iii j ' 2 — rerT T `.' � •r �� A muifil rioNe 4/1 -- 1 b X - min. I. ^p "'/ . 1 4 ENVIRONMENTAL CONSTRAINTS LEGEND: LEGEND: JUNKYAKp IIII COMP PLAN STUDY AREA ■••■ URBAN SERVICE AREA V'/ I 5UG511XLNGE INrLU-NC- AKEAS Al5ANl�ONLI9 5At�117/C�ZAV�L 71'T --- ERIE CITY LIMITS 100 YEAR PLOOI2PLAIN O 0PtKATING oAND/GicAVE.L PIT LANIPHILL Al MINE- 5NAE1 rill CRITICAL PL-AIJ1 ASSOCIATION Pula 5L0'ES 0VO2 15% WILpLIr f K�SEICVI. RIi AIIZPYJI2T 'NILUE,NG AKL.A Planning C ngldnl TOWN O F ERIE 8sc. ;3 King&Associates,Inc. SCALE: I'=<oao Denver olsor- Suite Colorado iO2 5J2OU GATE C'C'IRAPRFHFNRIVF PI AN ARFA 11 II IMP zI1 10117 5 Policy o Land uses adjacent to the landfills will need to buffer from other land uses. Industrial uses should be encouraged as transitional uses adjacent to the existing landfill sites rather than increasing the area of the landfill activity. Effective screening on the landfills or on adjacent developments may be appropriate treatment. I. AIRPORT Improvements and activities with respect to the Tri-County Airport may start being governed by the Federal Aviation Administration. Airport impacts such as noise, overflight patterns, height restrictions, etc. may impact development within the study area, particularly the airport influence area. Policy o A check of potential development limitations will be performed for any parcel of land being considered for development. Areas impacted by height, noise, or use should be studied in more depth. Particular attention should be paid to areas adjacent to the airfield boundaries, the extended runway areas, and the airport influence zone. An additional buffer zone around the airport influence area may be recommended upon completion of an in-depth airport study. J. FAULTS Development should not occur over active faults. Development adjacent to inactive faults should be designed such that septic systems and leach fields are located far enough away from the faults to avoid the possibility of leakage of contaminants through the faults to the ground water supply. IV. Environmental Opportunities A. GOAL New development should respect and utilize existing environmental opportunities so that the natural environment is preserved and enhanced. The Town should adopt the basic policies and concepts detailed out in Erie's "Master Recreation and Open Space Plan - Fall, 1978" as the open space and park portion of Erie's comprehensive plan. 58008@ / y I 1 -yam �'� . . �,7/ a .. r. STATE HID WAY 52 " r L' K0IyT F''D < � _ �It ,Imo` \ L /'sr -k,- �A� _ ti r J r-r� d- — I err r CARPE", Q •,•. -,b [� - u ■ ro1..•.,.•.. -., `' • h 1r, t I+r i , / 7 /I L r \ f - "SJ r.' -.1ij. '' I 's ,,� WE D. CO ;13AU :) �\r \ ;� s .s..v �--i" --- w I' ' ) , B "V rj j i r I ISABELLE ROAD Yf'' 1 at � /� 5 Jik j /4, —° t 1 �. • WW �! p � 02 _ � T o i_ Ti 1 -1 a - a., .. �. r ;__, , ,— • Cs ?Air p i Weld f ,, I .�' # 4�1 • 'x " Y �.e I � *is C it! ��; �:E ��^� -. � �«. i Ton<*o" of any . / PRO aw-.,7lo(, ' '%/'' ,I.."... .rF _ RASE rig.MOMOil INN i ( 4' ` III 1 j lift " / _ a% ' - .fl r ENVIRONMENTAL OPPORTUNITIES LEGEND: LEGEND: IIII COMP PLAN STUDY AREA ■••• URBAN SERVICE AREA Q 1.- ERIE AND R4$CRVOIRS AIRPORT IERIE CITY LIMITS Ski loo Y ,642' PLooDPLAIN o NId-I VANTAGE FONT A.GLe55/TIZAN5. OPP WILDLWG PKC5CRV� Planning Consuftant TOWN OF ERIE 880089 -I King&AsGociates,Inc. `' Q A/ SCALE '^�`'2°°° Denver isoSune 102 /�n�QQ�N�N�I Y I• PI �N AR FA / DATE: Q9J Deriver Cobraoo 8020b ` —` ' �•( .V 6 B. FLOODPLAIN AND CREEKS Although built development is prohibited within portions of the 100 year floodplain boundaries, the floodplain areas of Boulder Creek and Coal Creek offer significant opportunities for recreation and open space. The creeks offer excellent locations for pathways and trail systems which can unite the community. C. RESERVOIRS, LAKES AND PONDS The Boulder County portion of the study area is dotted with a number of ponds, lakes, and reservoirs. Though just outside the study area, Panama Reservoir presents recreational opportunities that may impact portions of the comprehensive plan area. The water bodies in the western part of the area could be linked via pedestrian, bicycle, or vehicular circulation to create a cohesive open space system. D. HIGH POINTS AND VIEW CORRIDORS Several high points in the area may offer spectacular views of the front range. High points should be preserved as open areas whenever possible. Where appropriate, parks should be designated in high point areas. In general, view corridors along water courses, at high points, on lake edges, etc. should be preserved. E. VEGETATION AND WILDLIFE The vegetation and wildlife associated with watercourses and water bodies are the most significant plant and animal environments in the study area. As such, these environments should be preserved and enhanced with other open space and recreation improvements. V. Annexation and Growth Erie possesses the ability through its borders on three counties, available utilities, separate village character, and positive attitude, to benefit by a program of annexation and growth. The opportunity to grow outward in order to secure new land areas outside of the present Town boundaries exists for adjacent land areas and several economic development enclaves near existing and proposed interchanges for housing, free-standing industries, or planned office and industrial parks. GOAL New development within the Comprehensive Plan Study Area should be undertaken in such a way that it is financially, socially, and aesthetically beneficial to the Erie community. 7 A. COMPREHENSIVE PLAN STUDY AREA The Erie Comprehensive Plan Map designates a study area for planning purposes bordered by I-25 on the east, Highway 287 on the west, Highway 52 on the north, and the proposed W-470 alignment on the south. Within this area, Erie is concerned that all new growth and development be compatible with its character whether occurring in the County, Erie, or another jurisdiction. B. URBAN SERVICE BOUNDARY Expand the planned urban service area boundary (Planned Urbanization Area) for the Town of Erie as shown on the land use plan map to include primary growth areas. Within those areas, the Town of Erie will plan to support urban development. Outside of this area, the Town will generally not support urban development, except in economic development areas under some circumstances. This planned urban service area boundary should be reviewed periodically in light of the ability of the Town to provide urban services, the desires of the community for growth, and the stated interest of abutting landowners. Policies o In the case of overlapping areas of shared interest, the Town should review proposals by landowners for annexation in a cooperative fashion with other affected jurisdictions. In these areas of shared concern, special attention should be given to the planning objectives of affected jurisdictions. C. UTILITIES New development should only be allowed when it can be proven that adequate utilities and other needed government services exist or can be made to exist through appropriate action by the developer. This is particularly true with regards to the availability of water. New annexations, subdivisions and/or rezonings should only be approved when it can be shown to the satisfaction of the Town Board that the Town has adequate water to serve the existing community, previously approved developments, and the proposed development. D. DEDICATIONS AND FINANCING Developers of new areas should equitably participate in the provision of needed public facilities serving their area through the dedication of lands for such need public purposes as schools, parks, fire station sites, open space, etc. and the construction of needed public facilities such as streets, sewer and sewage disposal system improvements, water supply and distribution system improvements, parks, fire stations, etc. In general, the policy should be that new development pay its own way and not be a burden on the existing residents of Erie. Steps should be taken to update the regulations, policies and requirements to accomplish this policy. pp pp�� r� 8800 3 8 E. CAPITAL SERVICE PRIORITIES In guiding the timing and pattern of growth in Erie, emphasis should be placed on developing lands already annexed to Erie. Due to utility service restrictions - particularly water - first priority should be given to the existing Town north of Weld County Road 8, known as "Old Town Erie" and the Erie Air Park Subdivision. Development of that portion of the existing Town located in Boulder County will, among other factors, be keyed to the construction of a second water pressure system. Third priority should be given to the development of the land located between the "original" Town and The Erie Air Park Phase II. Due to the amount of undeveloped land already located within the boundaries of the Town of Erie and the limitations of Erie's service capabilities, limited actions should be taken by the Town to encourage the development of the area identified on the plan map as "Primary Growth Areas" until a determination is made as to whether the Town has the urban services available to provide to these areas. F. RETAINING THE CHARACTER Steps should be taken to unify the "original" and "new" parts of Erie. This would include uniting the areas through road and open space connections, proper siting of the New Town Center and changing potentially divisive institutional boundaries such as school districts and telephone areas. G. OPEN SPACE EDGES Establish firm, defined edges for the community. Take necessary steps to insure that the communities of Erie and Lafayette remain physically separated. The utilization of non-urban buffers and significant open space are two ways to achieve this goal. The Boulder County Board of County Commissioners should be encouraged to give consideration to acquiring lands, especially in Sections 23 and 26, Township 1 North, Range 69 West, for open space-agricultural and non-urban purposes. H. COUNTY - TOWN COOPERATION Take steps to encourage the adjoining counties to continue and strengthen their policies aimed at not allowing urban type development to occur outside of incorporated areas, to preserve agricultural lands where practical, and to maintain significant open space where possible. I. DISTRICTS The provision of water and sewer services is essential before new development can take place within the existing Town or newly annexed areas. It is thus critical that the Town of Erie pursue an aggressive 080083 . I , a t ',..j." .� � . a'• • • • Y STATE •Oa HIGHWAY 52 _ 1HHll N�HMIIHH I — Ilil I ■ 0a00 ao Qon000n oo ri.. 13141:3CIOCKIQ ■ %poocionotzug,aip000:- • ❑040PPP40 F �r ' ir S ..cc ... L NOWT.POJyU ..Y,... n I i ' ■_• w. �/ / kWJ5HA ROAD ;�J l r MMIR M r-. - ♦ C ■� tC �A6vEH 9 A ~ i' 1 I* • Ala - - ^`Ib 1' ■ CI�� ! I \ r ev.► wI IIkd4l�. �; �k _h iI , r 'Sur —, . i II. r S ISA L [�!�.�1. ... _.. BE LE r l r i '/ 1 F ■� J • t ! � `yy�"1 � � c -,(.,--,,..*:.,„,,,. :-, . il A.nig/„,e'.-70,' ry :. 3 4:'.{'ti' ti.tYaF' x �c l� ' r l\` �,t" �1 - �j'� �✓ . lilt ) � rl( � v / k,fI i J J � r y ��( ire ye� * •_ • �r +Yl+�rrcp F, ,1f1j1 _ _` w .I '�- ! r '' 4' r .> rk , 0. ..!::1:•>:::,:,:•;;:•,_,. ti u Cult' 4a ' . ) \ 1w 1 r � J I r wwrow r•,I I g y ' I JJJr{{ ! :: r _ :r 'ti I NMI t`-W-4 D..• J 2 • R�+Q Q3 - i t.', .1 II 1 Y (ya r • i " r' 1 GOVERNMENTAL UNITS and INFRASTRUCTURE LEGEND: LEGEND: r PU.1,, -0VEIZLA7 t"' COMP PLAN STUDY AREA I AKFiA OU1hic'E OG O URBAN SERVICE AREA LEOT NAND WAE. tUretS 5ERVIc AREA EKIE VIL-TIKATION PLANT — ERIE CITY LIMITS MtRte WATEK 1,-5ANITAKV 1?I5tKIGf F'IQOP05E17 VOULI7ER CO.PKWV • �1II PU17UC. .k.' R RE-Co.5ERVILi✓AREA • IPOULt7Elz CO. CAKE-. VATI4 6RDWNSVIU^E WATEK,5ANCrARV 1 51 iCT ❑ ❑ ❑❑Li hT WAIN YALLirV SCNOOL 17h5T.-Ek1E AiTC?AEA Cons ulta nl f laming en.King&Associates TOWN O F ERIE 88008 SCALE: 1•=2000' King& ,Inc Denver Colorado 18020E rnhr�,QQ cu cwi civc DI AM A Q C A A DATE: 9 policy of coordination with the three existing districts. The Town of Erie should maintain its own independent water supply and distribution system for the older portion(s) of the existing Town. This approach can be augmented by reliable services provided by other public entities, such as existing and proposed special districts allowed by State Legislation. Policies o The Town should increase its participation and coordination with Brownsville, Erie Sanitation, and Left Hand service entities regarding policies on new developments. o The Town should require that proposed annexations obtain, to the greatest extent possible, their own raw water supplies including the dedication of underground and all other water rights. o The Town should carefully monitor and coordinate with the Counties on the establishment of new districts, whether for water and sewer services, special districts, or metropolitan districts, so that control over future land uses and the location and timing of development may be maintained by the Town within its incorporated limits. o The Town may selectively encourage the formation of metropolitan districts in newly annexed areas to assist the private sector in the provision of facilities and services such as streets, parks, utility lines, and other services covered by State legislation. o In order to protect its economic base, manage the impact on existing residents, and preserve its identity, the Town should only approve districts to provide infrastructure, improvements and services to developments which will be annexed to the Town. J. ECONOMIC GROWTH Preference will be given to development proposals for land uses which are able to document that they will provide a clear and positive fiscal balance for the Town. This is particularly required for non-residential developments which are outside of the planning area designated by the Planning and Zoning Commission. VI. Land Use Plan A. GOAL The overall goal is to create opportunities for orderly growth and development adjacent to the existing Town of Erie, and within a future planned urbanization area bordered generally on the north by State Highway 52, on the east by I-25, on the south by proposed W-470, and on the west by State Highway 287. esoosa 10 B. PRIMARY GROWTH AREAS Areas for economic development along major arterials, highways, or at intersections of arterials and highways, adjacent to the Town's designated planning area, should be evaluated or considered as additions to primary growth areas for economic development opportunities presented. Proper documentation on economic benefit to the Town will need to be provided in order to reach this determination. Primary growth areas are those areas more immediate to the existing developed portions of Town and are logical areas for extensions of urban services. The primary growth area encourages infill of undeveloped portions of the Town and annexation of properties adjacent to the community. The area designated as the Town's "Primary Growth Area" is the same area to be part of the urban service area for the Town. Expansion should not occur before necessary studies and projections are completed and viable development proposals for the areas are approved whether the site is within the Town's corporate limits or areas of possible annexation. The area of primary future importance lies outward from the Town limits to the north and is bounded by Boulder Creek on the northwest, and Coal Creek on the northeast; west along either side of Isabelle Road to State Highway 287; southwest to adjoin the City of Lafayette Planned Urbanization Area; south of State Highway 7 adjacent to, but east of the Adams County line, and south to and along the proposed alignment of W-470; east to include the balance of Section 18, 19, and a portion of 17 within Weld County. Areas adjacent to the landfills on Garfield Road are also to be considered for future growth of nonresidential development. Policies o The Town will consider property for annexation to Erie, which lies within the primary growth area. For consideration, properties must make formal petition to the Town, and conform to appropriate annexation procedure guidelines as prepared by the Town. Annexation approval criteria will include, but not be limited to the following: o Fiscal impact on the Town, school districts, and other districts. o Mitigation proposed for any negative impacts including fiscal, physical, environmental, or social. o Appropriate market data on demonstrated demand, building and development schedules, and impact on existing areas. o Economic development impacts and opportunities. 886.089 11 o Proposed performance standards, development guidelines, and growth management techniques. o Ability of the Town to service proposed areas with public facilities and services on a timely and economic basis. Secondary growth areas may be considered by the Town under certain circumstances relating to development of economic opportunity areas, the staging of urban services, and impact on presently zoned and serviced areas of the Town. C. ECONOMIC DEVELOPMENT AREAS The Town may wish to recognize a number of areas which are anticipated to provide special opportunities for new developments able to bring the Town significant benefits in the form of tax revenues or increased employment. These areas include: o The Town Center at the intersection of Isabelle Road and Northeast County Line Road. o Land proximate to the interchange at I-25 and County Road 8. o Land proximate to the interchange at I-25 and State Highway 7. o Land proximate to Tri-County Airport o Land proximate to the interchanges on the proposed W-470 highway south of State Highway 7 in Adams County. The Town Center, because of its location in the center of the future Town of Erie, creates an opportunity for specific types of higher density development. Due to its special nature, it will be considered separately in the next section. Of the remaining areas, land around the present landfill sites and Tri-County Airport (outside of Phase One of the Erie Air Park Subdivision), offers considerable ground area for nonresidential development. This allows for additional ground to be available for more compatible nonresidential and/or recreational uses. Tri-County Airport, which is currently being studied by the Federal Aviation Administration could stimulate economic growth if improvements occur and the facility is designated as a reliever facility for Stapleton Airport. The other three economic development areas are positioned to take advantage of major interchanges on the highways located in the Compre- hensive Plan Area. The advantages of these areas will be the larger volumes of traffic passing the properties and reasonable access to the metropolitan area. The high visibility of these areas also create the opportunity to plan "landmark" developments, which will help create a positive identity for the Town. These high profile developments also 88008 12 create a challenge for Erie. If they are not contiguous to the existing Town, the developments need to be blended into the surrounding land uses, to make them part of the Erie community. Policies o An Economic Development Committee should be formed, including members of the Town Board, citizens, and business leaders of Erie. Efforts to attract major industries to Erie will boost employment and the tax base. o In addition to the normal reviews by the Town, the Economic Development Committee could be included as a referral for comment on nonresidential proposals, prior to Town action. Proposals for Economic Development Areas should be considered on a case-by-case basis, using consistent criteria for evaluation of the impacts and benefits to the community. o The Town should cooperate with the Counties if developments are pursued in unincorporated portions of the designated Town planning area. The Town of Erie should pursue mutual endorsement of reviews of these projects. The Town should remain aware of any upcoming proposals by major landowners in the Comprehensive Plan Area. o The annexation approval criteria specified in the Primary Growth Area section of this plan should be used to judge annexations in the Economic Development Areas. Because of the outlying locations of these sites, additional criteria should also be considered: o The feasibility of providing services to outlying parcels should be investigated. No annexation should be approved if the revenues generated by the project do not cover the start-up and long-term costs of providing community services. o The Town should consider the effects upon the landowners within the unincorporated areas between the Town and the parcel to be annexed, especially the existing rural subdivisions. o The Town should refine its Comprehensive Plan to include guide- lines for uses along proposed major arterial streets. o The Town may wish to consider financial incentives to attract major employers to the Economic Development Areas. These may include tax abatements, issuance of industrial bonds, or other measures available to the community. 680085 13 D. NON-URBAN AREAS Areas within the Comprehensive Plan Area which are designated as "non-urban" were selected because of one or more of the following characteristics: distance from planned utilities and services, environmental constraints, natural resource development opportunities, or other physical attributes. Policies o Non-urban areas should be preserved in rural residential, agricultural, or other appropriate zoning categories compatible with Erie's present policies. Within these designated areas, the Counties and Town should cooperatively review proposed land uses and zoning for compatibility with existing land uses and the Town's Comprehensive Plan. Proposed non-urban land uses should generally have low density or intensity characteristics, produce limited traffic, have low visual and dust impact, necessitate a special use review or be revocable in nature, have low environmental impact on adjacent uses, be left in open space, or reserved for recreational uses. E. TRANSPORTATION CORRIDORS The Town's main transportation corridors are Isabelle Road to the west, Weld County Road 8 to the east, and Northeast County Line Road through the center of the community, and State Highway 7 to the south. Erie should develop a roadway classification system and development policy to protect the traffic carrying capacity of its major and minor streets, yet permit adequate access to adjacent parcels of land. This system should fulfill the transportation needs of Erie residents and businesses while minimizing environmental and community disruptions. Policies o When transportation rights-of-way are used for annexation purposes, careful consideration should be given to adjacent land uses, development timing, appropriate streetscapes and buffering techniques, sign control, and roadway access. o Pedestrian and bicycle travel within Erie should be encouraged by formulating and implementing a pathway plan which utilizes existing man-made and natural features. o Due to the location of much of the proposed industrial areas along the entranceways into the community, a planned unit development or similar type of land use performance approach should be utilized for proposed industrial developments. Extensive low water consumptive landscaping and berming of industrial developments, especially those occurring along major arterials and collectors, should be required as part of the zoning and plan approval process. 8SOO&- 14 o Develop a street plan which identifies existing and future collector and arterial streets within the community and planning area. o The policies and regulations adopted should be oriented towards having the owner or developer of land which significantly benefits from their proximity to or about the major streets, pay a reasonable share of the costs for constructing these streets. o Develop a new east-west road connection from Northeast County Line Road south of "Old Town" to eliminate through traffic which presently uses local streets within the existing community. This would best be done by extending Isabelle Road northeasterly from County Line Road to connect with Weld County Road #8 east of where it crosses the Union Pacific Railroad tracks. o Steps should be taken to obtain a new crossing of Burlington Northern Railroad property on the proposed alignment for the extension of Isabelle Road. o Efforts should be made to transfer the Union Pacific Railroad crossing on Perry Street east of Kattel Street to a new location on an alignment of Briggs Street extended south of Perry Street. o Driveway cuts onto arterial and collector streets should be held to a minimum of half and quarter mile locations respectively, in order to preserve the traffic carrying capacity of such streets. o Steps should be taken to have regional transit service extended to Erie when a threshold of ridership occurs. This should provide a transportation choice for the community. Space for a community transit center should be included in the planning of the new Town Center. o Formulate a community sidewalk and pathway plan. Develop a policy which requires that the needed rights-of-way are obtained and the sidewalks and pathways are funded by developers as an integral part of new developments. Utilize the Coal Creek corridor as the backbone for the pathway system. o Develop a clear relationship of the Town's master street plan to the proposed W-470 roadway and the interchanges suggested at Sheridan and Zuni Streets. F. LAND USE CONFLICT AREAS Generally, land use conflict areas can be related to specific environmental constraints. Issues of subsidence, airport influence areas, slopes, landfills and floodplains are the specific environmental constraints overlayed with current or proposed land uses that have EOS1 p 15 created areas of conflict within the Comprehensive Plan Study Area. Referral back to specific policies and issues of these environmental constraints may be helpful. Policies o Specific environmental constraint policies will dictate conflict resolution where physically possible. o In areas where the physical mitigation of environmental problems may not be possible or economically feasible, careful review of the overlying land uses will be necessary before develop- ment proposals can be approved. o The Comprehensive Plan map designates areas of land use conflict. These designations should be periodically reviewed as new information is received and appropriate amendments are made to the Plan. o Existing zoned, but undeveloped properties of the Town affected by severe subsidence, the floodway of the 100 year floodplain, or lie within the Tri-County Airport Influence Area, should be redesignated to EPD (Environmental Protection District) or AD (Agricultural District) if the owners have not achieved master plan status or initiated any site development plans. Annexed properties will be requested to work out a phasing plan and/or development schedule. G. RURAL RESIDENTIAL AREAS There are six relatively large rural residential subdivisions within the Comprehensive Plan Study Area. These areas are comprised of large residential lots and are non-urban in character. Policies o Consideration for existing, expanded, or new rural subdivisions should be given. Specifically, the following policies should be followed for rural residential subdivisions which fall within the Comprehensive Plan Study Area: o Existing subdivisions should be respected and preserved. o New or expanded rural residential subdivisions, if undergoing approval processes in any of the adjacent counties, need to be reviewed and approved by the Town of Erie. Generally, subdivisions with ten (10) acre lots, or larger, and capable of supporting a septic tank or leaching field, will be considered favorably for approval. Each request, however, will be evaluated on an individual basis. 650083 16 o Should the Town of Erie expand and become adjacent to any existing or approved rural subdivisions, development plans that Erie may approve, need to respect the adjacent non-urban uses and allow for buffering where appropriate. H. OPEN SPACE, PARKS AND RECREATION AREA Within the Erie Comprehensive Plan Study Area there are opportunities for enhancing and expanding the open space systems and areas of fnd/or both Boulder County and the Town of Erie. Quality open space recreational amenities that integrate regional and local systems, will enhance residential and economic opportunities in the area. Policies o Areas proposed for annexation will be reviewed for parks, recreation areas and open space. Lakes which can be used as water detention or storage areas, visual amenities or possible recreation areas will be promoted. Scenic high points, and places with significant vegetation, wildlife, or unique landforms need to be preserved. o Some lands will be dedicated for open space as part of the exaction requirements of development. Additional properties deemed necessary or desirable as open space may be purchased either by The Boulder County Open Space Program, the Town of Erie, or other private or public entities. The property owners should be appropriately compensated for such open space acquisition. o Open space may encompass other uses such as water storage areas or preservation areas. Open space may also be obtained through density programs suitable for a due toenvironment especially al less constraints. o Credit for open space dedication may be at a ratio less that one to one, depending on the useability and character of the land. Examples of land that may not be credited for dedication at a one to one ratio would be areas of severe subsidence or the designated floodways of the 100 year floodplains. I. RESIDENTIAL LAND USES Goal Assure that residential areas within the community are desirable places to live and that areas proposed for annexation are compatible with the existing community. 880083 w.t / C, • L • W.. V ,.i y ,_-)-3,„, ;\` r,� \ e 3 / _1` .� _ V• mot- S� "^� J\�a 1,'. <; • "STAT H1G A 52 4 it it ,, I . I I � ill , I i -:. I I I I. J ii , :o / • 'AP • 0 ,' sly " ,,.: , r �)\.,\.:. tt.+wu5,t ,c.......„.. ,,,,,:,;.;. / I _ . - i 'i�'' .`h'^7 V — i .Y.. z WES?VIE PACIFI A �o - 'Gf� t .. / SEE OLO TOWNp N. f f %/E1� - i. ��SPER_q OI I`. 9 ,b,r w �i .. • tt ' b I ON PAcwic NA11410A i7 ly / '±-`,,,/, e .. � y / .J !� _ r `AV 1 t6,� E D CO,NTY GAD /+8/� ,� �� 2 IS0.s ELLS •.i RO 9 ��i 9� I — 1 Y I:/V" ^may i t` : Ell j - AD .' ::::—.1--, / �� " ..\%„ - .� ^ts . /7 7 w - :� a , , /1" C', rn P I 4 A- Nr"Ira L� .:I I 1 II • — F. • �P r '37'37;o J1. ' W. ti, �( I EP 1" 1, r.� _ NSW CUNT r H p y �,,�R�•—�_ -nom •,--� L .t I- .i � Cy I :C&ft Y�UtJ ., p � �TNO ,,, r Y rA �_ ,,, -Si .,lF 7-I s� w Aga �. � � /, -;,..„,/ / ',),,*04....,' r —. 4 I �� . .e.,E • v� �PR © W-4vi1O'� �� 41;114°00 R S ',..,__P-47 E --iii-,� � " I, - allimr) � I � �Z` 3 4 ie 1 ' _, ', _ 1 � � l�., i in i ,�/ � � f I . �� . le 1 LAND -USE and ZONING INVENTORY LEGEND: A LEGEND: u 1111COMP PLAN STUDY AREA ••, '• ■��■ URBAN SERVICE AREA RE-6 �121� ZONING �• �l�ll �1'�� ,1 --- ERIE CITY LIMITS Qo� �,i��'li ii!!.• °l4 1 .- � i ERIE COUNTY ZONING I =,.oli�ll'i• Tli'°islllklllll�lT 20N• O�WTAICT• J tiUILT/ VELOPEP CONKOt2M5 TO ZONING ®#► �iN'F��"1l1 BUILT/Vt,VELOt'EI9-9Ot;S NOT COMPOK'M • OLD TOWN DETAIL .. ,.,....,,w-.. VACANT/Opel Plamwg Corsuuanl +� TOWN OF ERIE 8OO8 King&Associates,Inc •� DATE; zo o 90 Madison.&,de 102 r•♦1�r inf 7 r U C�i ek,t l'C' fl, Aid A D A A 17 Policies o The highest density residential areas should be located close to the future community core or proposed Town Center area. o Residential neighborhoods should be protected from any land use activity involving an excessive level of noise, pollution or traffic volume, as well as major transmission and distribution lines. o Efforts should be made to maintain and conserve existing desirable residential areas and housing units in the Town of Erie. o A variety of living areas, housing types, and housing prices should be provided appropriate to the needs of the community. o Due to implications on community finances and image, only a small percentage of the new housing stock should be accommodated by mobile homes. Manufactured housing able to meet or exceed the Town's building codes are allowed. o Efforts should be made to upgrade the existing residential area of "Old Town Erie" through the development of parks, the paving of streets, and the provision of sidewalks. The rehabilitation of deteriorating housing units, and the removal of unsafe and dangerous structures should occur. o The density of new residential developments should be keyed to such factors as topography, accessibility, proximity to public facilities and services, and the desired character of the Town of Erie. o Residential densities in newly annexed areas should average 1 to 4 dwelling units per acre on a gross density. Varying densities on a net acreage basis, from single-family units (detached), to multiple-family units (attached), are to be encouraged. J. NON-RESIDENTIAL LAND USES Goal Provide a positive political and regulatory environment which will be conducive to attracting a variety of new employment opportunities in keeping with the desired character of the Town of Erie. Policies o An adequate amount of land should be subdivided in sufficiently large parcels and offered for development purposes. CJ U83 18 o The community should encourage the location of only those employment opportunities which will not create pollution problems or significantly detract from the area's environmental amenities. These activities should be financial and visual assets to the community. o Heavy industries should be encouraged to locate adjacent to the present landfill sites and near the active railroad line and major streets such as the intersection of Weld County Road 8 and I-25. Appropriate and adequate landscape treatment and graduation of uses from residential areas and adjacent roadways should be encouraged. K. NEW TOWN CENTER The proposed Town Center, located on Isabelle Road west of and/or adjacent to Northeast County Line Road, provides an opportunity for economic development within the Town's boundaries. This area will provide a strong focal point within the Town, linking the Old Town and the Erie Air Park Subdivision with new growth areas. Policies o Development of the Town Center should be considered carefully, with a thorough review by the Town. For consideration, a plan within the Town Center should provide a mixture of commercial and office uses, especially uses which would create a focal employment and/or retail center for the Town. o Because of the critical nature of this area, the Town should favor projects anchored by committed tenants, and not to speculative buildings. o Special design review should be required in order to maintain an architectural character compatible with the Old Town Center and the rural village concept. o Property owners with land in this area affected by subsidence should carry out all necessary geotechnical studies prior to or as a part of further zoning or site planning efforts. o A fiscal impact analysis will be required to show a positive impact on the Town, school district, and other service districts. o A market study will be required to prove existing demand, show building and development schedules, and indicate commitment of anchor tenants. o The Town may wish to consider financial incentives to attract major stores and businesses to the Town Center. These may include tax abatements, improvement districts or other special districts, issuance of industrial bonds, or other measures. 880083 19 o The Town's existing business areas should be encouraged to redevelop, rehabilitate, and improve existing structures. The Town should consider programs to assist the property owners and merchants. VII. Resource Development Goal Develop an understanding of the potential for the implications of; and the means of controlling and/or benefiting from resource development activities in the area, such as gravel extraction, oil and gas, or other natural resources. Policies o Undertake a detailed analysis of possible resource development activities in the area and the financial, social, and environmental implications of such activities on the community. o Develop an understanding of the tools available to the Town of Erie to control and/or benefit from resource development activities within a two to three mile radius around the community. o Formulate a resource development plan and policy for Erie which sets down reasonable terms and conditions by which resource development activities might be determined to be compatible with State legislation on the extraction of mineral resources. o Development in areas which contain commercially feasible deposits of sand, gravel, and quarry aggregate, should not occur until the deposits are extracted or, when it can be, shown that the extraction would cause serious adverse impacts on existing development. VIII. Design Quality Due to the importance of protecting the image, character, and liveability of the Town of Erie, it will be necessary that all future nonresidential developments and multiple family projects other than single-family detached houses follow the Planned Unit Development process. This will allow the Town to analyze and act upon such requests from the standpoint of their impact on neighborhoods, traffic, visual character, overall environment, etc. This approach is of critical importance to the future of the community. Due to its importance, the owners of all existing zoned, but undeveloped, commercial and industrial lands should be required to go through the PUD process before development could be undertaken. This approach would benefit from the formulation, and ultimate adoption by the Town, of specific commercial and industrial planning and design guidelines. 880083 20 IX. Economic and Demographic Overview The Economic and Demographic Overview indicates that the Town of Erie will grow at a moderate pace during the next 20 to 25 years. The importance of this study is that it provides a guideline through which individual development plans can be judged. The numbers presented in this study are not static; they are simply the best prediction of the pace of growth for the community. The forecasts may change if the Town of Erie is able to capture a greater share of the regional demand. Policies o Population, household, employment, and acreage forecasts should be updated periodically. o The demand for zoned acreage should be used as a rough guideline to review market studies included as part of individual development proposals. o The Town should use the demand acreage totals as a tool for managing the inventory of zoned acreage. Excess supply may depress land prices, making development infeasible and incurring greater public costs for services. An insufficient supply, on the other hand, may inflate prices, making development too expensive for the market to bear. o The Town should review existing undeveloped zoned land which possesses environmental constraints. The Economic and Demographic Overview can also serve as a basis for weighing priorities in the Town's Capital Improvements Budget. Various improvements may be judged by the marketability of the competing areas. o Capital Improvements should be carefully planned and staged to manage growth and to coincide with realistic market absorption and developers' commitments to assist in economic development. o Existing zoning may be inappropriate and should be considered for rezoning due to environmental, market, service, and other factors. X. Implementation Recommendations Goal Formulate, adopt, and utilize a comprehensive plan implementation program and strategy as the means of realizing the community's long range plan. Policies o Upon adoption of the updated land use plan and policies, immediate and/or timely steps should be taken to amend the Town's zoning and subdivision regulations. 88 983 21 o All future zoning approvals should be in conformance with the Town's adopted land use plan and policies. o In order to strengthen the sense ft , to have allf the heErie cty, she s should be taken at the appropriate existing and future Town of Erie located in one school district - the St. Vrain Valley School District RE-1J. o Land use or annexation proposals which differ asignificantly from d the Comprehensive Plan viceeconsiderati ns are amendments to the plan before ser entertained by the Town. XI. References and Source Material Barry, G. , T. Teague, D. Young, and D. Zelensky. Master Recreation and 0 en S ace Plan Erie Colorado. 1978. Boulder Count Com rehensive Plan Vol. I. Boulder County, 1978; Amendments, 1983. Boulder County Zoning Map. Boulder County, Colorado, Land Use Department, 1985. Cit of Thornton Com rehensive Plan Planned Urbanization Area. City of Thornton, nd. Cit of Westminster Polic Document Urbanization Area/influence Area. City of Westminster, nt Erie - Anal sis of Com e nsive Plan.Boulder, Colorado and Denver, Colorado, 1977. of Colorado. an Flood Hazard Anal sis Coal Creek and Rock Creek ekoiBoul lder and Weld Counties. U.S. Department of Agriculture Service. Denver, Colorado, 1976. Flood Insurance and Urban Development,ceMa of Boulder Count U.S. Department of Housing ence Geolo Hazard yArea Coloradof Potential County Department Areas tment of WeldCoun The Planning Services, 1978. Lafa ette Planned Urbanization Area (Amended). City of Lafayette, 1987 . Land Use and Street Plan Town of Erie Colorado. Town of Erie, Colorado, 1979. Master Plan. Left Hand Water Supply Company, 1977; Revised, 1986. 880083 22 Project Formulation Study - Coal Creek Basin, Vol. I. , Summary, Conclusions, and Recommendations. Rocky Mountain Consultants, Inc. , 1974. St. Vrain Valley School District. Map. St. Vrain Valley School District, nd. Soil Survey of Boulder County Area, Colorado. United States Department of Agriculture, Soil Conservation Service, 1975. Town of Erie - Zoning Map. Town of Erie, 1987. Tri-County Airpark. Aerial Photo. Denver Regional Council of Goverments, 1984. 201 Wastewater Facilities Plan, Erie Water and Sanitation District. Ray and Associates, Inc. , 1976. Weld County Comprehensive Plan. Weld County Colorado, 1987. Weld County Mineral Resources Extraction Plans, Vol. II. Weld County Planning, 1975. Weld County Mineral Resource Study, Vol. 1. Weld County Planning, 1975. 138G083 23 XII. APPENDIX A - MARKET STUDY I. Population and Household Growth Introduction In this section, the population and household growth in the Town of Erie and the Erie Comprehensive Plan Study Area are forecasted through 2010. These forecasts are based upon population estimates and forecasts produced by the Larimer Weld Regional Council of Governments (LWRCOG), the Denver Regional Council of Governments (DRCOG), Boulder and Weld Counties. This information is then used to produce forecasts of the total number of dwelling units that will be in demand in the town and the study area. This brief overview will be used in a subsequent section of this report to determine an appropriate amount of zoned acreage for Erie and the study area. Population Growth The Town of Erie contained 1,399 persons in 1985 (See Table 1). From 1980 to 1985, the town had a small amount of growth, with an average yearly increase of 15 persons, or 2.2%. Through 2010, the town is forecasted to grow to a total population of 2,526, which represents an yearly average of 45 persons or 2.4%. The most rapid period of growth is forecasted to occur between 2000 and 2010. The Comprehensive Plan Study Area contains approximately 42 square miles. The total population within the study area is roughly 3 times as large as the town's. Through active annexation, Erie itself could capture a greater portion of the study area growth. In 1985, the study area is estimated to contain a total population of 3,862. This total will nearly double by 2010, increasing to 7,046. The study area's annual growth will average 127 persons or 2.0%. Like Erie, the study area will show its most rapid growth following the turn of the century. Household Growth The total number of households has been forecasted based upon the household sizes in the 1970 and 1980 censuses and 1985 estimates from DRCOG and LWRCOG. In 1985, the total number of households in Erie was estimated to be 483, with an average size of 2.89 persons per household (Table 2). This represents a slightly larger average than the 2.86 in the 1980 census. However, the average has declined from 3.23 in 1970 and is forecasted to decline slightly in the future, following national trends towards smaller households. By 2010, an average household size of 2.75 is forecasted. 68008@ 24 TABLE 1 ERIE STUDY AREA POPULATION FORECASTS A. Total Population 1970 1980 1985 1990 2000 2010 ERIE 1,090 1,254 1,399 1,597 2,018 2,526 STUDY AREA 3,239 3,862 4,247 4,701 5,805 7,046 B. Average Annual Growth 1970-1980 1980-1985 1985-1990 1990-2000 2000-2010 ERIE 16 1.4% 29 2.2% 40 2.7% 42 2.4% 51 2.3% STUDY AREA 384 4.2% 269 2.3% 258 2.0% 326 2.1% 351 2.0% Note: Annual averages rounded to nearest whole number. Numbers may not add up due to rounding. Source: U.S. Census, Denver Regional Council of Governments (DRCOG), Weld County, Boulder County, Larimer-Weld Regional Council of Governments (LWRCOG), King & Associates, Inc. 880089 25 TABLE 2 ERIE STUDY AREA HOUSEHOLD FORECASTS A. Total Households 1970 1980 1985 1990 2000 2010 ERIE 337 438 483 561 720 918 STUDY AREA 1,002 1,349 1,470 1,649 2,074 2,562 B. Average Annual Growth 1970-1980 1980-1985 1985-1990 1990-2000 2000-2010 ERIE 10 2.7% 9 2.0% 16 3.0% 16 2.5% 20 2.5% STUDY AREA 35 3.0% 24 1.7% 36 2.3% 43 2.3% 49 2. 1% Note: Annual averages rounded to nearest whole number. Numbers may not add up due to rounding. Source: U.S. Census, DRCOG, Weld County, Boulder County, LWRCOG, King & Associates, Inc. 8&MJ08. 26 The total number of households in Erie in 1985 is estimated to be 483. In 2010, this total is forecast to increase to 918 an average annual increase of 17, or 2.6%. In the study area, the total number of households is forecast to increase from 1,470 in 1985 to 2,562 in 2010. The annual increase will average 44 households, or 2.2%. Demand for Housing Units in Erie The household forecasts provide the basis for forecasts of demand for housing units in Erie and the study area. The 1980 Census indicated that approximately 79% of the homes in Erie are single family units, 3% are duplexes, and the remaining 18% are attached or multi-family units. This breakdown is assumed to remain constant for all future years. The resultant dwelling unit demand forecasts are shown in Table 3. According to these forecasts, the total demand for single family units in Erie in 1985 was 382. This total is forecast to increase to 725 in 2010. The total increase in demand across the study period is 343, an average of 14 units per year. Demand for duplex units will increase from 14 in 1985 to 27 in 2010 and the demand for attached and multi-family will increase from 87 to 166. In the study area, the estimated total number of single family units in 1985 was 1,161. In 2010, the total is forecast to be 2,024, an average yearly increase of 35 units. More data are available for single family dwellings, which represent the largest share of housing units in the study area. A market study produced in 1986 by Market Profiles indicates that a marketable project in the Erie area would have the following breakdown of single family units: Product Type Density Percent of Total Units Custom Lot 1.0 DU/Ac 6.7% Mature Family Move-up 1.5 DU/Ac. 13.3% Mature Family 2.0 DU/Ac. 13.3% Growing Family Move-up 2.5 DU/Ac. 16.7% Growing Family 3.0 DU/Ac. 16.7% Young Married Move-up 3.5 DU/Ac. 16.7% Young Married 4.0 DU/Ac. 16.7% Using these assumptions, the single family demand can be broken down into the demand for homes at various densities (Tables 4 and 5). These tables also indicate which Erie zone district would best accommodate the particular category of dwelling unit. Generally, the Erie market will continue to be comprised of low-density tract housing, primarily falling within the 1 to 3.5/ac. density range. Hence, most of the demand will be for land zoned RE-10, with smaller amounts zoned SR and RE-6 or RE-7. Because land in the Erie area is relatively less expen- sive than elsewhere in the metro region, larger lots are more B80083 27 affordable. The small town setting that Erie provides is also better suited for these products than for higher-density housing. 880083 28 TABLE 3 ERIE STUDY AREA HOUSING UNIT DEMAND FORECASTS A. Total Units 1970 1980 1985 1990 2000 2010 ERIE Single Family 266 346 382 443 569 725 Duplex 10 13 14 16 21 27 Attached/MF 61 79 87 102 130 166 TOTAL 337 438 483 561 720 918 STUDY AREA Single Family 792 1,066 1,161 1,303 1,638 2,024 Duplex 29 39 43 48 60 74 Attached/MF 181 244 266 298 376 464 TOTAL 1,002 1,349 1,470 1,649 2,074 2,562 B. Average Annual Growth 1970-1980 1980-1985 1985-1990 1990-2000 2000-2010 ERIE Single Family 8 2.7% 7 2.0% 12 3.0% 13 2.5% 16 2.5% Duplex 0 2.7% 0 1.5% 0 2.7% 1 2.8% 1 2.5% Attached/MF 2 2.6% 2 1.9% 3 1.2% 3 2.5% 4 2.5% TOTAL 10 2.7% 9 2.0% 16 3.0% 16 2.5% 20 2.5% STUDY AREA Single Family 27 3.0% 19 1.7% 28 2.3% 34 2.3% 39 2. 1% Duplex 1 3.0% 1 2.0% 1 2.2% 1 2.3% 1 2. 1% Attached/MF 6 3.0% 4 1 .7% 6 2.3% 8 2.4% 9 2.1% TOTAL 35 3.0% 24 1.7% 36 2.3% 43 2.3% 49 2.1% Note: Annual averages rounded to nearest whole number. Numbers may not add up due to rounding. Source: U.S. Census, DRCOG, Weld County, Boulder County, LWRCOG, King & Associates, Inc. 880083 29 TABLE 4 TOWN OF ERIE SINGLE FAMILY HOUSING UNIT DEMAND A. Total Units by Product Type 1970 1980 1985 1990 2000 2010 1/Ac (SR) 18 23 25 30 38 48 1.5/Ac (RE-10) 35 46 51 59 76 97 2/Ac (RE-10) 35 46 51 59 76 97 2.5/Ac (RE-10) 44 58 64 74 95 121 3/Ac (RE-10) 44 58 64 74 95 121 3.5/Ac (RE-10) 44 58 64 74 95 121 4/Ac (RE-7 or RE-6) 44 58 64 74 95 121 TOTAL 266 346 382 443 569 725 B. Total Growth 1970-1980 1980-1985 1985-1990 1990-2000 2000-2010 1/Ac (SR) 5 27.8% 2 8.7% 5 20.0% 8 26.7% 10 26.3% 1.5/Ac (RE-10) 11 31.4% 5 10.9% 8 15.6% 15 28.8% 21 27.6% 2/Ac (RE-10) 11 31.4% 5 10.9% 8 15.6% 15 28.8% 21 27.6% 2.5/Ac (RE-10) 14 31.8% 6 10.3% 10 15.6% 21 28.4% 26 27.4% 3/Ac (RE-10) 14 31.8% 6 10.3% 10 15.6% 21 28.4% 26 27.4% 3.5/Ac (RE-10) 14 31.8% 6 10.3% 10 15.6% 21 28.4% 26 27.4% 4/Ac (RE-6/7) 14 31.8% 6 10.3% 10 15.6% 21 28.4% 26 27.4% TOTAL 80 30.1% 36 10.4% 61 16.0% 126 28.4% 156 27.4% Note: Numbers may not add up due to rounding. Source: U.S. Census, DRCOG, Weld County, Boulder County, LWRCOG, King & Associates, Inc. 65'0085 30 TABLE 5 ERIE STUDY AREA SINGLE FAMILY HOUSING UNIT DEMAND A. Total Units by Product Type 1970 1980 1985 1990 2000 2010 1/Ac (SR) 53 71 77 87 109 135 1.5/Ac (RE-10) 106 142 155 174 218 270 2/Ac (RE-10) 106 142 155 174 218 270 2.5/Ac (RE-10) 132 178 194 217 273 337 3/Ac (RE-10) 132 178 194 217 273 337 3.5/Ac (RE-10) 132 178 194 217 273 337 4/Ac (RE-7 or RE-6) 132 178 194 217 273 337 TOTAL 792 1,066 1,161 1,303 1,638 2,024 B. Total Growth 1970-1980 1980-1985 1985-1990 1990-2000 2000-2010 1/Ac (SR) 16 33.9% 6 8.5% 10 13.0% 22 25.3% 26 23.9% 1.5/Ac (RE-10) 36 34.0% 13 9.2% 19 12.3% 44 25.3% 52 23.9% 2/Ac (RE-10) 36 34.0% 13 9.2% 19 12.3% 44 25.3% 52 23.9% 2.5/Ac (RE-10) 46 34.8% 16 9.0% 23 11.9% 56 25.8% 64 23.4% 3/Ac (RE-10) 46 34.8% 16 9.0% 23 11.9% 56 25.8% 64 23.4% 3.5/Ac (RE-10) 46 34.8% 16 9.0% 23 11.9% 56 25.8% 64 23.4% 4/Ac (RE-6/7) 46 34.8% 16 9.0% 23 11.9% 56 25.8% 64 23.4% TOTAL 274 34.6% 95 8.9% 142 12.2% 335 25.7% 586 23.6% Note: Numbers may not add up due to rounding. Source: U.S. Census, DRCOG, Weld County, Boulder County, LWRCOG, King & Associates, Inc. 880083 31 II. Employment Forecasts Employment Categories The total employment of a community consists of two primary categories. The first category is basic employment, which is defined as employment in export activities, selling goods and services outside of the region. Basic employment is one measure of the strength of a local economy, as these jobs bring outside money into the economy. This employment category grows independently of the population. The more basic employment a community has, the more the community may be economically independent, having a strong local economy. Without it, a community will remain primarily a bedroom community, from which the residents drive to their jobs in other communities. The second category is non-basic employment, also known as support or local employment. This category primarily consists of employment in the retail; finance, insurance, and real estate (FIRE); and service sectors. Government employment may fall into either category; state and federal employment may qualify as basic in that they bring money into the local economy from outside sources. The total number of support jobs is generally tied to the population growth, as these are positions which directly serve the community's population. Non-basic Employment In this report, the emphasis is on the growth of service employment. Government employment in Erie is primarily local, so this category is included. The growth of basic employment cannot be readily predicted. Its growth is dependent on the efforts of a community to attract export industries. A strong economic development agency, chamber of commerce, and town board are necessary, especially for a community which is not well known for economic growth opportunities. In 1983, total Denver regional population was 1,696,350. During that year, total retail employment was 149,300; total FIRE equalled 62,600; total services, 192,200; and government, 134,500. Using these numbers, the following multipliers emerged: retail employment equals population times .088; the multiplier for FIRE equals .037; , for services, . 113, and for government, .079. The total support employment estimates for Erie and the study area are shown in Table 6. Total demand for non-basic employment for the town of Erie is estimated to be 449 in 1985, and is forecasted to be 812 in 2010. The yearly increase will average 15. Within the study area, the total will increase from 1,364 to 2,262 during the same interval. Erie, the best location for these population-serving offices and retail centers, will most likely capture the majority of these jobs. In fact, Erie has the opportunity to become an employment center for all of southwestern Weld 880033 32 County. The other communities in the area, Firestone, Frederick, and Dacono, are located between the metro Denver market and the Greeley market. Neither is particularly convenient and Erie, by providing retail, finance offices, insurance offices, and other services, may capture the business from these other towns. For this reason, a tertiary market area has been included in this analysis. This area includes all of Census Tract 20 in Weld County, which includes the three towns mentioned above. The total population forecast for the tertiary area is shown in Table 7. By including this area, the demand for goods and services in Erie would increase dramatically. Total demand for service jobs is roughly three times as large as the study area. The total demand in the tertiary area will increase from 4,063 in 1985 to 6,649 in 2010, an average increase of 103 jobs per year. Basic Employment As mentioned previously, forecasting demand for basic employment is difficult, as the amount of basic employment may grow independently of population. Its growth is a function of the attractiveness of the area to basic industries, which could be strongly influenced by the effort the town makes towards economic development. The attractions which Erie offers, including its coal and oil resources, railway connections, airport, potential interchanges with the 470 beltway, and its access to the I-25, I-70, and the international airport, could make it a good location for future growth of basic industries. The attraction of basic employment has spinoff, or secondary, effects on the town's economy. In addition to the added tax base and added employment, the presence of industry increases the monetary flows in the town. The income generated by these industries benefits all parts of the local economy, in the forms of greater retail expenditures, investment in local financial institutions, and investment in business expansion. This creates a growth cycle, as the increased spending induces more residential growth and more support employment. Hence, the economic development effort may greatly benefit Erie, turning it into the employment hub for the small communities in the region. €80083 33 TABLE 6 ERIE STUDY AREA DEMAND FOR NON-BASIC EMPLOYMENT A. Total Jobs 1970 1980 1985 1990 2000 2010 ERIE Retail 96 110 123 141 178 222 FIRE 22 25 28 32 40 51 Services 148 171 190 217 274 344 Government 84 97 108 123 155 195 TOTAL 350 403 449 513 647 812 STUDY AREA Retail 285 340 374 414 511 620 FIRE 65 77 85 94 116 141 Services 441 525 578 639 789 958 Government 249 297 327 362 447 543 TOTAL 1,040 1,239 1,364 1,509 1,863 2,262 TERTIARY AREA (Inc. CT 20) Retail 658 995 1,114 1,227 1,515 1,823 FIRE 149 226 253 279 344 414 Services 1,016 1,538 1,721 1,897 2,341 2,817 Government 575 871 975 1,074 1,325 1,595 TOTAL 2,398 3,630 4,063 4,477 5,525 6,649 Lt3G083 34 TABLE 6 (CTD.) B. Annual Average Growth 1970-1980 1980-1985 1985-1990 1990-2000 2000-2010 ERIE Retail 1 1.4% 3 2.3% 4 2.8% 4 2.4% 4 2.2% FIRE 0 1.3% 1 2.3% 1 2.7% 1 2.3% 1 2.5% Services 2 1.5% 4 2.1% 5 2.7% 6 2.4% 7 2.3% Government 1 1.4% 2 2.2% 3 2.6% 3 2.3% 4 2.3% TOTAL 5 1.4% 9 2.2% 13 2.7% 13 2.3% 17 2.3% STUDY AREA Retail 6 1.8% 7 1.9% 8 2. 1% 10 2. 1% 11 2.0% FIRE 1 1.7% 2 2.0% 2 2.0% 2 2.1% 3 2.0% Services 8 1.8% 11 1.9% 12 2.0% 15 2.1% 17 2.0% Government 5 1.8% 6 1.9% 7 2. 1% 9 2. 1% 10 2.0% TOTAL 20 1.8% 25 1.9% 29 2.0% 35 2.1% 40 2.0% TERTIARY AREA (Inc. CT 20) Retail 34 4.2% 24 2.3% 23 2.0% 29 2.1% 31 1.9% FIRE 8 4.3% 5 2.3% 5 2.0% 7 2.1% 7 1.9% Services 52 4.2% 37 2.3% 35 2.0% 44 2.1% 48 1.9% Government 30 4.2% 21 2.3% 20 2.0% 25 2. 1% 27 1.9% TOTAL 123 4.2% 87 2.3% 83 2.0% 105 2.1% 112 1.9% Note: Annual averages rounded to nearest whole number. Numbers may not add up due to rounding. Source: U.S. Census, DRCOG, Weld County, Boulder County, LWRCOG, King & Associates, Inc. 88008@ 35 TABLE 7 ERIE STUDY AREA TOTAL POPULATION INCLUDING WELD COUNTY CENSUS TRACT 20 A. Total Population 1970 1980 1985 1990 2000 2010 ERIE 1,090 1,254 1,399 1,597 2,018 2,526 STUDY AREA 3,239 3,862 4,247 4,701 5,805 7,046 TERTIARY AREA 7,472 11,309 12,656 13,948 17,211 20,716 B. Annual Average Growth 1970-1980 1980-1985 1985-1990 1990-2000 2000-2010 ERIE 16 1.4% 29 2.2% 40 2.7% 42 2.4% 51 2.3% STUDY AREA 62 1.8% 77 1.9% 91 2.1% 111 2.1% 124 2.0% TERTIARY AREA 384 4.2% 269 2.3% 258 2.0% 326 2. 1% 351 1.9% Note: Annual averages rounded to nearest whole number. Numbers may not add up due to rounding. Source: U.S. Census, DRCOG, Weld County, Boulder County, LWRCOG, King & Associates, Inc. 880083 36 III. Factors Influencing Demand This study has assumed an historical, hence conservative, perspective on future growth in the Erie Comprehensive Plan area. However, there are other factors and influences which could substantially expand Erie's potential for growth. The market demand for additional land could hold a much greater future for Erie than the past would indicate. These factors are: 1. W-470 final alignment, interchange location, and timing. 2. Airport (Tri-County Airport) expansion and feasibility as a general aviation airport. 3. Ability of the two landfills to expand, compete favorably in the metropolitan marketplace, and be a compatible neighbor with the Town. 4. The extent of oil and gas exploration or other viable extraction capability of sand and gravel. 5. Ability of Erie to attract high quality/high tech uses or other free-standing industrial plants such as the existing farm equipment manufacturing plant. 6. Ability of the Erie Water and Sanitation District to pursue developers aggressively through competitive pricing and the expansion of its supply of water. 7. The market for retirement and/or luxury homes as part of the "greater Boulder/north metro area." These factors could substantially expand the market for growth in the greater Erie area and be reasons for the community taking a bold, aggressive, future-oriented policy toward growth and development. These factors, plus the Town's attitude toward growth and pursuit of an active economic development policy, could easily double projected demand for zoned acreage as described in the next section. 850083 37 IV. Demand for Zoned Acreage Residential Acreage Tables 3 and 4 showed the total dwelling unit demand forecasts in the Erie market. In this section, the demand will be converted to demand for residential acreage. The densities shown in Table 4 are multiplied by the number of units in that category. Table 8 shows the resultant acreage demand, compiled by zone district. Most of the product types shown in Table 4 would be built in the RE-10 zone, with smaller amounts in SR and either RE-6 or RE-7. For the town of Erie, the total demand for acreage in SR is forecast to be 48 in 2010. For RE-6 or RE-7, the total for 2010 is 30 acres and for RE-10 236.5 acres. The total demand for duplex units has been converted to acreage by assuming an average density of 7 dwelling units per acre. The resultant 2010 demand is 3.9 acres, which could be handled by any of the MF zones. The attached/ multi-family category could also fit into any of these zones. Using an assumed average density of 15 units per acre, a total 2010 multi-family acreage demand of 11.1 acres is forecast for Erie. The total Erie residential acreage demand will be 325.5, an increase of 156.2 acres from 1985. The total residential demand for the study area in 2010 will be 919.4 acres, an increase of 392.1 acres over the 1985 total. The largest share is anticipated to be in the RE-10 zone, which is forecasted in 2010 to total 658.4 acres. Conversion of net to gross acres is discussed below. B. Non-Residential Acreage To convert service employment totals to acreage, the following assumptions were used. The employee to square feet numbers were based upon industry averages. The square footage to acres conversion factors are based upon average floor area ratios (FARs) used on projects throughout the metro area. 1. Retail: Employment to square feet: 400 sq. ft./employee Square footage to acres: 10,000 sq. ft./acre 2. Service, FIRE, and Government: Employment to square feet: 250 sq. ft./employee Square footage to acres: 13,000 sq. ft./acre The non-residential acreage figures in Table 9 show the results of these calculations. For the town of Erie itself, the total demand for non-residential acres will increase from 10.0 in 1985 to 20.2 in 2010. 8S00233 38 TABLE 8 ERIE STUDY AREA DEMAND FOR RESIDENTIAL ACREAGE 1970 1980 1985 1990 2000 2010 ERIE SR 18.0 23.0 25.0 30.0 38.0 48.0 RE-10 85.7 112.8 124.7 144.2 185.5 236.5 RE-6/7 11.5 14.3 15.8 18.3 23.5 30.0 Duplex (MF) 1.4 1.9 2.0 2.3 3.0 3.9 Multi-Family (MF) 4. 1 5.3 5.8 6.8 8.7 11. 1 Total Res. Acres 120.7 157.3 173.3 201.6 258.7 329.5 STUDY AREA SR 53.0 71.0 77.0 87.0 109.0 135.0 RE-10 258.2 347. 1 378.5 424.1 532.5 658.4 RE-6/7 32.8 44.3 48.0 54.3 68.5 84.5 Duplex (MF) 4. 1 5.6 6. 1 6.9 8.6 10.6 Multi-Family (MF) 12. 1 16.3 17.7 19.9 25. 1 30.9 Total Res. Acres 360.2 484.3 527.3 592.2 743.7 919.4 Source: King & Associates, Inc. 880083 39 TABLE 9 ERIE STUDY AREA DEMAND FOR NON-RESIDENTIAL ACREAGE 1970 1980 1985 1990 2000 2010 ERIE Retail 3.8 4.4 4.9 5.6 7.1 8.9 Services 2.8 3.3 3.7 4.2 5.3 6.6 Office 2.0 2.3 2.6 3.0 3.8 4.7 (Govt. & FIRE) TOTAL 8.6 10.0 11.2 12.8 16.2 20.2 STUDY AREA Retail 11.4 13.6 15.0 16.6 20.4 24.8 Services 8.5 10.1 11. 1 12.3 15.2 18.4 Office 5.8 7.2 7.9 8.8 10.8 13.2 (Govt. & FIRE) TOTAL 25.7 30.9 34.0 37.7 46.4 56.4 TERTIARY AREA Retail 26.3 39.8 44.6 49. 1 60.6 72.9 Services 19.5 29.6 33. 1 36.5 45.0 54.2 Office 13.9 21. 1 23.6 26.0 32.1 38.6 (Govt. & FIRE) TOTAL 59.7 90.5 101.3 111.6 137.7 165.7 Source: King & Associates, Inc. 40 When the entire study area is considered, the 2010 demand increases to 56.4 acres and when pursuing the development activity rtiary rllinsthe5 7 acres. Thus, by activel north metro/ southern Weld area, Erie could capture a significant portion of this non-residential acreage. If Erie captures the maximum level of growth, the market area will create a demand for more than 70 acres of retail, allowing or onecom- munity of either two community-size shopping centers center and three neighborhood centers. Community centers generally contain 2 acres anchored one centertwo d can department/general merchandise stores. A neighborhood range from just a few aarei up ocertor 20. These centers are frequently anchored by g Y store. ice In addition to the retail growth, the service ands o and ffuice csesdwill generate demand for 100 acres. The space ll either a downtown- type business area,featurin ing small set backs andlay d a dense streetscape, or a campus-type include large setbacks and extensive landscaping. In addition to these acreages, a supply of industrial ground is necessary for the basic employment growth. The land along the railroad tracks and near the airport could make an attractive environment for industrial uses. The amount of landscaping and design treatment for the industrial areas will vary according to the individual user. A flexible approach to zoning standards will help attract the largestas a number of uses to the Erie A500 single companyindustrial require user useveral Kodak or other free-standing Fortune hundred acres. ive lan uld o 45 demand f8r acrerossage acresthin dependingoonrlandsuse intensitiesrange from 1,453 increasing to s3,018e g increasing basic employment, and changes in Assumingmarket about twice commercial market patterns (see Table 10). as much land r be supply, utilities, and for ment to take availability,nEriecmight factors iip of ownership,haing nP , anticipate having between 2,900 and 6,000 acres available for develop- ment by the year 2010. 880083 41 TABLE 10 LAND USE DEMAND SUMMARY 2010 High-Side Low-Side Estimates* Estimates** Net Acres Gross Acres Gross Acres Residential 920 1,140 2,280 Commercial Retail 70 86 172 Office/Service 93 115 230 Industrial 90 112 336 TOTAL 1,173 1,453 3,018 * historic ** including positive growth factors -Source: King & Associates, Inc. 880'085 Hello