HomeMy WebLinkAbout911381.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, CRS, 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 25th day of November, A.D. , 1991.
GG2 /� BOARD OF COUNTY COMMISSIONERS
ATTEST: AC � / !�// GCf/ln✓!7 WELD COUNT , C LORADO
Weld County Clerk to the Board
Gordo krm n
By: , , e ,,,L,4 , -.tom
Deputy Clerk to the Board Ge a Ken y, Pro-Tem
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APPROVED AS TO FORM: -
-.ELL-
Constance L. Harbert
��County Attorney C. W. Kirb"y ��
" / E i0ii
W. H. Webster
911381
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BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Richard Kimmel 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 a
municipality 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 to
the Board of County Commissioners. Erie's adopted goals and policies or the
recommendation of the 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 Judy Yamaguchi.
VOTE:
For Passage Against Passage
Richard Kimmel
Jean Hoffman
Tom Rulon
Don Feldhaus
Judy Yamaguchi
Bud Clemons
The Chairman declared the resolution passed and ordered that a certified copy,
along with the attached materials, be forwarded to the Board of County
Commissioners for further proceedings.
CERTIFICATION OF COPY
I, Sharyn Ruff, 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
November 19, 1991.
Dated the 2 th o vembe 1991.
Sharyn F. Ruff
Secretary
911381
RUGS]
-1
fet MEMORAnDum
Wilk Weld County Planning CommissionNovember 19, 1991
T° Date
Chuck Cunliffe
COLORADO From _
Erie's Comprehensive Plan
Subject: _
The Town of Erie has recently revised its Comprehensive Plan. Colorado Revised
Statutes, 31-23-208, requires a municipality 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 to the Board of County
Commissioners. Erie's adopted goals and policies or the recommendation of Erie's
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.
as 97 68!`
`__, TOWN OF ERIE
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n 542 ,it d 645 HOLBROOK P.O.BOX 100
ERIE,COLORADO 80516
n\� /n 828-3843
\\\ // 665-3555
` 1$74
November 8 , 1991
Weld County Department of Planning Services
915 10th Street
Greeley, CO 80631
Dear Mr. Cunliffe:
Enclosed is a new Erie Comprehensive Plan (Master Plan) . Please
review and present this to the proper Weld County authorities for
their approval.
Colorado Statue 31-23-206 could be read to infer that the counties
approval is necessary.
Given that certain counties, particularly Adams County, do not
approve or disapprove of municipal Comprehensive Plans, a failure
to respond in 30 days to our request for an approval, this plan
will be deemed approved by proper authorities.
Sincerely,
ifir/l*K `` �A. Hahn
���7r11]C11�� I
Town Administrator
120V 131991
MI€anty Pleimino
SAH: me 01 -, . - ih
POLICE DEPT. METRO 449-3156 LOCAL 828-3200 P.O.BOX 510 LONGMONT FIRE PROTECTION DISTRICT 666-4404
M O ERIE
As R,.� . xl,4O . TOWN OF ERIE ��
s,�
t o
t _645 HOLBROOK P.O.BOX 100
+ d Alit < --i fir'-, -iJ n• ERIE,COLORADO 80516
828-3843
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CI E, - 665-3555
December 2 , 1991
I , Marilyn Crust, Secretary to the Planning and Zoning Commission
for the Town of Erie, do hereby certify and attest that the
enclosed copy of the Erie Comprehensive Land Use Plan is a true
copy.
In witness whereof I have hereto set my hand for the Town of Erie,
Colorado, this 2nd day of December, A.D. 1991.
C
tj,A. ,ergMa C st, Secreta y to the
Planning and Zoning Commission
0i c* , ;,
POLICE DEPT. METRO 449-3156 LOCAL 828-3200 P.O.BOX 510 LONGMONT FIRE PROTECTION DISTRICT 666-4404
TOWN OF ERIE
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1874
COMPREHENSIVE PLAN
Prepared by:
Commissioner Timothy Deringer
Commissioner George Sullivan
Commissioner Lorraine David
Commissioner Byron Keesling
Commissioner Victor Smith
Commissioner Craig David
Chairman Greg Mitchell
James Hepp
tr-A1347m4
This Comprehensive Plan for the Town of Erie, Colorado, was
approved by the Planning and Zoning Commission on November 21 ,
1991 , by the Resolution 91-02 . It is in compliance with CRS 31-
23-206 , 31-23-207 , and 31-23-208 , and had adequate public review
before approval. This Comprehensive Plan supersedes all previous
Comprehensive Plans .
G g tchell, Chairman
Planning and Zoning Commission
/� fr
Z
Da e
Attest:
97e_4,1�, ����Marn Cr,�tst, ecretary to the
Plang end Zoning Commission
// --Z/— 9/
Date
I
I
QUOTE FROM WILLIAM REILLY
FROM
IN THE WAKE OF THE '='OUR= ST
"Even the most sophisticated methods of planning and controlling
land cannot protect a public that does not know what it wants. . .
We should define what is unique, special, or most valued about a
place and seek positively to conserve and enhance those qualities .
The principle advantage of having, or believing that you have, a
place that is special is that planning can begin from an agreed-
upon point of reference. Consensus, always elusive in land use
planning, is more attainable when special qualities have been
commonly recognized. "
ERIE COMPREHENSIVE LANI) USE PLAN
MASTER PLAN
I. PREFACE 6 INTRODUCTION
This document is the Town of Erie's master plan, comprehensive
plan, and map to guide the community and private land owners. This
plan is intended to be used as a guide for Town and landowner
decisions with respect to zoning, annexations, economic development
and land use.
The Erie Comprehensive Plan Map designates a study area for
planning purposes bordered by Weld County Road 11 on the east,
Highway 287 on the west, Highway 52 on the north, and the proposed
W-470 alignment on the south.
It is the intent of the Town of Erie to set forth in this
document certain policies which are judged to enhance the Town.
These policies are general and not presented with such words as
must or shall to a purpose of not unreasonably abridging or
forestalling any particular land use. While compliance or
noncompliance with the individual policies set forth in this
document are criteria by which any proposal or project is to be
judged, the actual application of these policies should be suited
to the individual circumstance.
As developments encompass elements which are both beneficial
and detrimental, the Town should seek enhancement of the beneficial
aspects and mitigation of the detrimental. The decision, within
applicable ordinances, as to the overall impact of the development
must be made by the appropriate governmental bodies and agencies.
1
II POLICIES
Characteristics that Erie wishes to project and enhance
through it's policies are:
1. appropriate zone densities, generally low to moderate
2 . significant open space retention and utilization
3 . respect for rural land uses and life styles
4 . preservation of an historic downtown area
5. unification of the area, that it is perceived to be a
distinct community separate from it's neighbors
Regulations, policies, and requirements to accomplish these
characteristics should be undertaken by the Town.
Policies believed to be efficacious toward preserving and
presenting those characteristics are:
A. IDENTITY
Through the use of zoning, planned unit development,
review,annexation agreements and any other technique, Erie
should encourage the private sector to articulate a community
where the inter-relation of uses are to be compatible and
convenient.
Erie should pursue an aggressive annexation policy to
preserve itself as a viable community with those desirable
characteristics.
The Town should promote desirable characteristics
through it's public works projects, and encourage suitable
projects in the private sector.
There should be an avoidance of any design standard
enforced by the Town beyond what is reasonably necessary for
public safety and abatement of nuisance.
2
B. ENVIRONMENTAL
SUBSIDENCE
Areas within subsidence influence areas should be used
for open space, agricultural activities, and other nonurban
uses.
Consideration for uses within subsidence influence areas
should be accompanied by geotechnical study with appropriate
conclusions.
FLOODPLAINS
Permanent structures should be discouraged within the 100
year floodplain limits.
Floodplain improvements such as channelization or control
should be sought to lessen possible impacts of flooding.
The floodplain areas of Boulder Creek and Coal Creek
offer significant opportunities for recreation and open space.
Paths, trail systems and other such unifying uses should be
encouraged along with any general recreational use.
VEGETATION AND WILDLIFE
Areas along water bodies and water courses, including
irrigation ditches and canals, offer environments in which
certain vegetation and wildlife prosper and as such should be
preserved.
Injurious adjacent uses should be discouraged.
Development as may be allowed should not be obtrusive.
HIGH POINTS AND VIEW CORRIDORS
Several high points offer spectacular views of the front
range. High points should be preserved as open space or as
public access.
View points, such as may be found along water courses,
high points, lake edges, etc. , should be preserved.
3
F'�..I €7 _.t 9
RESERVOIRS, LAKES, CREEKS, AND PONDS
Bodies of water offer recreational opportunities and
relief to the landscape and their preservation is desirable.
The construction of additional water bodies is desirable,
especially as may be used for water storage.
Any activity which is detrimental to the quality of any
water which is within or flows through the study area of this
document should be discouraged and objected to whether that
activity is within the study area or not.
OPEN SPACE
The Town should take steps to preserve buffers between
the currently developed portion of the Comprehensive Plan Area
and those areas where the development of industry and
incompatible forms of commerce is likely and is planned to
happen.
Open space may encompass other uses, such as water
storage.
CONSERVANCY
Any activity or land use which conserves the resources of
the Town of Erie and the study area of this document should be
supported by the Town.
C. ECONOMIC
MINING
A restricted buffer of a certain diameter is desirable
around any mine shaft portal,active or inactive. The means of
restriction should be compatible with the diameter of the
buffer to ensure a reasonable margin of safety. Operational
resource extraction should be buffered or reflect transitional
land uses.
Resource extraction should not be supported without a
comprehensive plan including guaranteed reclamation,
compliance with applicable statutes and ordinances and
appropriate governmental agencies, an allowance of post
closure development, and a surety of public safety.
4
cal .:. e7-i
LANDFILLS
Landfills should be situated on soils appropriate for
that use.
Effective screening and/or buffering may be appropriate.
Technical review by those with appropriate credentials
should accompany any land use application concerning
landfills.
AIRPORT
Potential development limitations should be checked
within the airport influence area. Particular attention should
be paid to areas adjacent to the airfield boundaries and the
extended runway areas.
Improvements should be sought only to the degree that
services to a certain maximum size aircraft are enhanced.
Compliance with Federal Aviation Administration
regulations should be a prerequisite to any development
affecting the airport.
RETAIL, COMMERCIAL, & INDUSTRIAL
The Town should, as is within it's resources and will,
encourage those enterprises seen as bringing substantial
benefits to the Town of Erie. This may include financial
incentives such tax abatement, improvement districts,
industrial bonds, etc.
There should be a preference to development which will
not create pollution or environmental problems, or detract
from the communities amenities.
Erie should provide a positive political and regulatory
environment for economic development.
A sufficient, but not encumbering, inventory of suitably
zoned developable land should be maintained.
5
C;;Ag
D. DEVELOPMENT
New development should be undertaken in such a way that
it is financially, socially, and aesthetically pleasing to the
community.
Areas within the Comprehensive Plan Study Area but
outside the current urban service area should be allowed to
develop alternate services as required by the specific
development.
The urban service area should expand only as economically
feasible and as infrastructure allows.
Developers of new areas should equitably participate in
the provision of needed public facilities through the
dedication of land for such public purposes as schools, parks,
fire stations, open space, etc. and the construction of needed
public facilities such as streets, sewer and sewage disposal
systems, water supply and distribution systems, parks, etc.
New development should pay it's own way and not be a
burden on the current residents of Erie.
Preference should be given to development proposals for
land uses which are able to document a positive fiscal balance
or support of other intrinsic value for the Town.
E. INTER-GOVERNMENTAL
Erie should encourage adjoining political entities to
continue, develop, and strengthen policies aimed at not
allowing urban type development outside of incorporated areas,
preserving agricultural lands, and maintaining open space.
The Town of Erie should attempt to ensure that the the
study area of this document is not encroached on or further
eroded by annexation to other municipalities.
6
(14 r;a
DISTRICTS
A policy of coordination and cooperation should govern
relations with the existing districts, Mountain View Fire
Protection, Erie Sanitation, and Left Hand Water.
The Town should require that proposed annexations provide
raw water supplies to the Town of Erie, including the
dedication of underground and all other water rights.
The establishment of new districts, whether for water and
sewer services, or special districts should be carefully
monitored and coordinated so that control over future land
uses and the location and timing of development may be
maintained by the Town.
The Town should discourage the formation of metropolitan
districts.
The Town should only approve districts to provide
infrastructure, improvements, and services to developments
which will be annexed to the Town.
The Town should only approve districts with a goal of
dissolution with a predisposition toward the Town of Erie
accomplishing those services.
ANNEXATION
The Town of Erie should consider all of the land area
designated as the study area as possible additions to the area
within the Town's boundaries.
In lieu of annexation, the Town should pursue other
avenues to faciliate the policies and goals set forth in this
document.
A prerequisite to any actual annexation should be the
landowner's willingness to be annexed.
7
F. TRANSPORTATION
Any thoroughfare which would support any significant increase in
motor traffic through old Town or the Airpark should be
discouraged.
Only one major east-west thoroughfare should be allowed to be
constructed through the study area defined by this document. Based
on existing infrastructure and right of way, this thoroughfare
should be a continuation of Isabelle Road to Weld County Road 8 .
The Town of Erie should support alternative transportation modes.
8
cIl ..e7- 4
III GROWTH AREAS
A. ECONOMIC
Areas for economic development, whether commercial,
industrial, or retail, should be encouraged along the four highways
which bound this documents study area and along County Line Road
and along one possible future east-west thoroughfare. In keeping
with general economic principles, these types of activities should
cluster at intersections and other advantageous locations along
those thoroughfares.
Economic development within the currently developed areas of
the Town of Erie should tend toward service and retail oriented
development in the downtown area of Old Erie and airport related
development in that portion of the Airpark.
In general, economic development is to be shown preference
over residential development.
B. NON - URBAN
Areas outside of the currently developed portions of the study
area, including the current six subdivisions, and not along the
major thoroughfares suited for economic development should be
preserved in rural residential, agricultural, and other appropriate
zone districts. Where such areas are not annexed, the Town should
pursue appropriate policies to continue such areas in low density
and low impact uses.
C. RURAL RESIDENTIAL
There are presently six relatively large rural residential
subdivisions within the study area, Westview Estates, Ranch Eggs,
Parkland, Carmacar, Brownsville, and Canfield. These areas are
comprised of large residential lots and are non-urban in character.
These existing subdivisions should be respected and preserved. New
or expanded subdivisions should be reviewed by the Town of Erie.
Generally, subdivisions with lots a minimum of five acres in size
should be considered favorably, and larger lots are preferable.
9
D. RESIDENTIAL
The higher density residential areas should be located close
to the present community core. While high density is to be avoided,
efforts should be made to make use of presently available sites
already platted and zoned for residential use.
Preference should be shown to residential development which is
accompanied by economic development.
10
nit
IV ECONOMICS AND DEMOGRAPHICS
A. INTRODUCTION
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
by which individual development plans may be judged. The numbers in
this study are not static; they are simply the best prediction of
the pace of growth for the community.
B. POPULATION & HOUSEHOLD GROWTH
Population and household growth in the Town of Erie and the
Erie Comprehensive Plan study area are forecast through 2010. These
forecasts are based upon population estimates produced by the
Larimer Weld Regional Council of Governments and the Denver
Regional Council of Governments. This information is then used to
forecast the total number of dwelling units that will be in demand
in the Town and study area.
Through 2010 the Town is forecast to grow to a total
population of 2 , 526, which represents an annual average of 45
persons or 2 . 4%. The most rapid period of growth is predicted to
occur between 2000 and 2010.
The study area contains approximately 42 square miles with a
total population roughly 3 times that of the Town's. Population is
expected to reach 7, 046 by 2010. This represents an annual growth
of 127 persons or 2 .0%. Like Erie, the study area will exhibit it's
most rapid growth following the turn of the century. Obviously,
annexation policies will affect these populations and rates and
rates of growth.
In 1985, the total number of households in Erie was estimated
to be 483 , with an average of 2 . 89 persons per household. This is
forecast to decline slightly in the future, following national
trends toward smaller households. By 2010, the average household
size is predicted to be 2 .75 persons. The number of households
should total 2 , 562 in 2010, an average annual increase of 2 .2%.
Household forecasts provide the basis for anticipating 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 dwellings, 3% are duplexes, and the remaining 18% are
attached or multi-family units.These percentages are assumed to
remain constant for all future years. The total demand for single
family units in Erie is predicted to increase to 725 in 2010.
Demand for duplexes will increase to 27 and demand for multi-family
units will increase to 166 by the year 2010.
11
TOTAL POPULATION
1970 1980 1985 1990 2000 2010
ERIE 1, 090 1,254 1, 399 1, 597 2 , 018 2, 526
STUDY 3 , 239 3 , 862 4 ,247 4, 701 5, 805 7 , 046
AREA
AVERAGE ANNUAL POPULATION GROWTH
1970- 1980- 1985- 1990- 2000-
1980 1985 1990 2000 2010
ERIE 1.4% 2 . 2% 2 .7% 2 .4% 2 . 3%
ERIE 16 29 40 42 51
STUDY 4 .2% 2 . 3% 2 . 0% 2 . 1% 2 . 0%
AREA
STUDY 384 269 258 326 351
AREA
Source: U. S. Census
Denver Regional Council of Governments
Weld County
Boulder County
Larimer-Weld Regional Council of Governments
King & Associates, Inc
Erie Planning & Zoning Commission
12
01 't "7O
TOTAL HOUSEHOLDS
1970 1980 1985 1990 2000 2010
ERIE 337 438 483 561 720 918
STUDY 1002 1349 1470 1649 2074 2562
AREA
AVERAGE ANNUAL HOUSEHOLD GROWTH
1970- 1980- 1985- 1990- 2000-
1980 1985 1990 2000 2010
ERIE 2 .7% 2 . 0% 3 . 0% 2 .5% 2. 5%
ERIE 10 9 16 16 20
STUDY 3 . 0% 1.7% 2 . 3% 2 . 3% 2 . 1%
AREA
STUDY 35 24 36 43 49
AREA
Source: U. S. Census
Denver Regional Council of Governments
Weld County
Boulder County
Larimer-Weld Regional Council of Governments
King & Associates, Inc
Erie Planning & Zoning Commission
13
em it 7-e?
More data are available for single family dwellings. A market
study produced in 1986 by Market Profiles indicates that a
marketable project in Erie would have the following breakdown of
single family units:
PRODUCT TYPE UNITS DENSITY PERCENT OF TOTAL
custom lot 1. 0 DU/Ac. 6.7%
mature family 1. 5 DU/Ac. 13 . 3%
moveup
mature family 2 . 0 DU/Ac. 13 . 3%
growing family 2 .5 DU/Ac. 16.7%
moveup
growing family 3 .0 DU/Ac. 16.7%
young married 3 . 5 DU/Ac. 16.7%
moveup
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. 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-l0, with smaller
amounts zoned SR and RE-6 or RE-7 . Because land in the Erie area is
relatively less expensive than elsewhere in the metro region,
larger lots are more affordable. The small town setting that Erie
provides is also better suited for these products than for higher
density housing.
14
HOUSING UNIT DEMAND FORECASTS
ERIE 1970 1980 1985 1990 2000 2010
SINGLE 266 346 382 443 569 725
FAMILY
DUPLEX 10 13 14 16 21 27
ATTACHED 61 79 87 102 130 166
MF
TOTAL 337 438 483 561 720 918
STUDY
AREA 1970 1980 1985 1990 2000 2010
SINGLE 792 1066 1161 1303 1638 2024
FAMILY
DUPLEX 29 39 43 48 60 74
ATTACHED 181 244 266 298 376 464
MF
TOTAL 1002 1349 1470 1649 2074 2562
Source: U. S. Census
Denver Regional Council of Governments
Weld County
Boulder County
Larimer-Weld Regional Council of Governments
King & Associates, Inc
Erie Planning & Zoning Commission
15
HOUSING UNIT AVERAGE ANNUAL GROWTH
1970- 1980- 1985- 1990- 2000-
ERIE 1980 1985 1990 2000 2010
Single Family 2 . 7% 2 .0% 3 . 0% 2 .5% 2 .5%
Duplex 2 .7% 1. 5% 2 .7% 2. 8% 2 . 5%
Attached/MF 2 . 6% 1. 9% 1. 2% 2 .5% 2 . 5%
Total 2 .7% 2 . 0% 3 . 0% 2 .5% 2 .5%
1970- 1980- 1985- 1990- 2000-
STUDY AREA 1980 1985 1990 2000 2010
Single Family 3 . 0% 1. 7% 2. 3% 2 .3% 2 . 1%
Duplex 3 . 0% 2 . 0% 2 .2% 2 . 3% 2 . 1%
Attached/MF 3 . 0% 1.7% 2 . 3% 2 . 4% 2 . 1%
Total 3 . 0% 1.7% 2 . 3% 2 . 3% 2 . 1%
Source: U.S. Census
Denver Regional Council of Governments
Weld County
Boulder County
Larimer-Weld Regional Council of Governments
King & Associates, Inc
Erie Planning & Zoning Commission
16
HOUSING UNIT AVERAGE ANNUAL GROWTH
1970- 1980- 1985- 1990- 2000-
ERIE 1980 1985 1990 2000 2010
Single Family 8 7 12 13 16
Duplex 0 0 0 1 1
Attached/MF 2 2 3 3 4
Total 10 9 16 16 20
1970- 1980- 1985- 1990- 2000-
STUDY AREA 1980 1985 1990 2000 2010
Single Family 27 19 28 34 39
Duplex 1 1 1 1 1
Attached/MF 6 4 6 8 9
Total 35 24 36 43 49
Source: U.S. Census
Denver Regional Council of Governments
Weld County
Boulder County
Larimer-Weld Regional Council of Governments
King & Associates, Inc
Erie Planning & Zoning Commission
17
1 _, 7
SINGLE FAMILY HOUSING UNIT DEMAND
Total Units by Product Type
1970 1980 1985 1990 2000 2010
1/Ac 18 23 25 30 38 48
SR
1. 5/Ac 35 46 51 59 76 97
RE-10
2/Ac 35 46 51 59 76 97
RE-10
2. 5/Ac 44 58 64 74 95 121
RE-10
3/Ac 44 58 64 74 95 121
RE-10
3 . 5/Ac 44 58 64 74 95 121
RE-10
4/Ac 44 58 64 74 95 121
RE-6
Total 266 346 382 443 569 725
Source: U.S. Census
Denver Regional Council of Governments
Weld County
Boulder County
Larimer-weld Regional Council of Governments
King & Associates, Inc
Erie Planning & Zoning Commission
18
nil - 1
SINGLE FAMILY HOUSING UNIT TOTAL GROWTH
1970- 1980- 1985- 1990- 2000-
ERIE 1980 1985 1990 2000 2010
1/Ac 5 2 5 5 10
1. 5/Ac 11 5 8 15 21
2 . 0/Ac 11 5 8 15 21
2 . 5/Ac 14 6 10 21 26
3 . 0/Ac 14 6 10 21 26
3 . 5/Ac 14 6 10 21 26
4 . 0/Ac 14 6 10 21 26
Total 80 36 61 126 156
1970 1980 1985 1990 2000
ERIE 1980 1985 1990 2000 2010
1/Ac 27 .8% 8.7% 20. 0% 26. 7% 26. 3%
1. 5/Ac 31.4% 10. 9% 15. 6% 28.8% 27 . 6%
2 . 0/Ac 31. 4% 10.9% 15. 6% 28 . 8% 27 . 6%
2 . 5/Ac 31.8% 10. 3% 15. 6% 28 .4% 27 .4%
3 . 0/Ac 31. 8% 10. 3% 15. 6% 28.4% 27 .4%
3 . 5/Ac 31.8% 10. 3% 15. 6% 28 .4% 27. 4%
4 . 0/Ac 31.8% 10. 3% 15. 6% 28.4% 27 .4%
Total 30. 1% 10.4% 16. 0% 28.4% 27.4%
Source: U. S. Census
Denver Regional Council of Governments
Weld County
Boulder County
Larimer-Weld Regional Council of Governments
King & Associates, Inc
Erie Planning & Zoning Commission
19
fill - 477! 4
C. 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; that is 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. Without it, a community will remain primarily a
bedroom community, from which 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
retail employment; 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 population
growth, as these are positions which directly serve the community's
population.
BASIC EMPLOYMENT
Forecasting demand for basic employment is difficult, as the
amount of basic employment may grow independently of the
population. It's growth is a function of the attractiveness of the
area to basic industries, which could be strongly influenced by the
effort the town makes toward economic development. The attractions
which Erie offers, including it's coal and oil resources, railway
connections, airport, and access to I-25, could make it a good
location for future growth of basic industries.
20
ct9
NON-BASIC EMPLOYMENT
Total demand for non-basic employment for the Town of Erie is
estimated to be 449 in 1985, and is forecast to be 812 in 2010. The
annual increase will average 15. Within the study area, the total
will increase from 1, 364 to 2 ,262 during the same interval.
Erie has an opportunity to become an employment center for
southwestern Weld County. The other communities in the area,
Frederick, Firestone, and Dacono, are located between the metro
Denver market and the Greeley market. Neither is particularly
convenient and Erie may capture business from these other towns.
For this reason, a tertiary market area has been included in this
analysis. The area includes all of Census Tract 20 in Weld County,
which includes the three towns mentioned above.
21
Ck1 'rRy
DEMAND FOR NON-BASIC EMPLOYMENT
ERIE 1970 1980 1985 1990 2000 2010
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 1970 1980 1985 1990 1995 2000
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 1040 1239 1364 1509 1863 2262
TERTIARY AREA 1970 1980 1985 1990 1995 2000
RETAIL 658 995 1114 1227 1515 1823
FIRE 149 226 253 279 344 414
SERVICES 1016 1538 1721 1897 2341 2817
GOVERNMENT 575 871 975 1074 1325 1595
TOTAL 2398 3630 4063 4477 5525 6649
Source: U.S. Census
Denver Regional Council of Governments
Weld County
Boulder County
Larimer-Weld Regional Council of Governments
King & Associates, Inc
Erie Planning & Zoning Commission
22
Cz.7 . ,.
D. FACTORS INFLUENCING DEMAND
This study has assumed a conservative perspective on future
growth in the Erie Comprehensive Plan area. However there are other
factors which could substantially expand Erie's potential for
growth. These factors are:
1. W-470 alignment, interchange location, and timing
2 . 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
to Erie.
4 . The extent of oil and gas exploration or viable extraction
of sand and gravel.
5. Ability of Erie to attract high quality / high tech uses or
other free standing industrial plants.
6. Ability of the Erie Water and Sanitation District to pursue
developers aggressively through competitive pricing and its'
expansion.
7 . The market for retirement and/or luxury homes as part of
the "greater Boulder/north metro area" .
8 . The Northern Colorado Water Conservancy District pipeline
serving Erie.
9. The ability of Erie to maintain low cost living.
10. The ability to implement a paving project.
11. The continuance of a policy of governmental non-
interference in the reasonable pursuit of property and
enterprise.
12 . The maintenance of basic American values.
23
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