HomeMy WebLinkAbout901268.tiff RESOLUTION
RE: APPROVE COMPREHENSIVE PLAN FOR THE TOWN OF HUDSON
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 Hudson has certified
to the Board the new Comprehensive Plan of the Town of Hudson, 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 Hudson, 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 Hudson, based upon its Comprehensive Plan, when the
County considers land use issues involving the area within the Hudson 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 Hudson 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 26th day of December, A.D. , 1990.
/
e BOARD OF COUNTY COMMISSIONERS
ATTEST: Lettilda4e4 WEL LINTY, COLORADO
Weld County Clerk to the Board .J�
Gene
llRR.. Brrantner, Chairman
Deputy Clerk to the Bo George Kennedy, Pro-Tem
APPROVED AS 0 FORM: (EXCUSED)
Constance L. Harbert
County Attorney C. W. Kirby
(EXCUSED)
Gordon E. Lacy
901268
BEFORE THE WELD COUNTY, COLORADO PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Jean Hoffman 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 Hudson's Comprehensive
Plan to the Board of County Commissioners. Hudson'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 Hudson's Comprehensive Plan
area.
Motion seconded by Judy Yamaguchi.
VOTE:
For Passage Against Passage
Richard Kimmel Bud Clemons
Ann Garrison
Jean Hoffman
Judy Yamaguchi
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 true copy of
the Resolution of the Planning Commission of Weld County, Colorado, adopted
on December 18, 1990, and recorded in Book No. XIII of the proceedings of
the Planning Commission.
Dated the 18ttb-o ecember, 1990
Sharyn F. Ruff
Secretary
90126d
MEMORAnDum
WilkTo Weld County Planning Commission non December 18, 1990
`
COLORADO From Chuck Cunliffe
subject: Hudson's 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 Hudson's Comprehensive Plan to the Board of County
Commissioners. Hudson's adopted 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 Hudson's Comprehensive Plan area.
S 1263
PHONE: (303) 536-9311
T011557 557 ASH STREET
P.O. BOX 351
J '\Aw r ' t HUDSON, COLORADO 80642
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COLORADO
December 4 , 1990
Board of County Commissioners
P. O. Box 758
Greeley, Colorado 80632
RE: 1990 Hudson Comprehensive Plan
Dear Commissioners:
The Town of Hudson is requesting that the Board of County
Commissioners review and certify the new Comprehensive Plan for
the Town of Hudson. The Hudson Planning Commission adopted the
new Plan and the Board of Trustees approved the new Plan on
October 24, 1990.
Eight copies of Hudson's new Comprehensive Plan have been
delivered to the Weld County Planning Department.
Thank you for your consideration.
Sincerely,
TOWN OF HUDSON, COLORADO
Board of Trustees
ser
cc: Chuck Cunliff, Weld County Planning
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1990 COMPREHENSIVE PLAN
Prepared By: D� j
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DESIGN STUDIOS WEST INC
afiJ Barbara A Cole &Associates 07,-3
Diversified Initiatives, Inc. ci+� 44
CONTENTS
Page
ACKNOWLEDGEMENTS iv
INTRODUCTION 1
The Purpose of the Plan 1
The Planning Process 1
About this Document 1
EXISTING CONDITIONS AND TRENDS 5
Summary 6
Population, Housing, and Income 8
Technical Services 10
Transportation 11
Natural Environment 12
Community Facilities and Services 14
Current Land Use 15
Land Use Potential 16
Growth Projections 18
Development Suitability 19
GOALS AND OBJECTIVES 22
Future Land Use 23
Technical Services 24
Economic Development 25
Transportation 27
Natural Environment 28
Community Services and Facilities 29
Housing 31
Town Character 32
FUTURE LAND USE 33
Future Land Use Plan 33
The Fiscal Impact of New Residential Development 38
IMPLEMENTATION 46
Plan Coordination and Implementation 46
Annexation Approach 47
Economic Development Strategy 51
Action Item Checklist 58
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Town of Hudson
1990 COMPREHENSIVE PLAN
Prepared For: Town of Hudson
557 Ash Street
Hudson, Colorado 80642
Prepared By: Design Studios West, Inc.
1425 Market Street, Suite 100
Denver, Colorado 80202
(303) 623-3465
With: Barbara A. Cole & Associates
Diversified Initiatives, Inc.
5021 Juniper, 1B
Littleton, Colorado 80123
(303) 730-0397
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Page
REFERENCE SUPPLEMENT 60
History 60
Population, Housing, and Income 62
Technical Services 69
Transportation 72
Natural Environment 74
Community Facilities and Services 83
Current Land Use 84
Land Use Potential 88
Growth Projections 92
Community Survey 96
Model of Fiscal Impact Analysis • 102
APPENDICES
Appendix A: Sample Petition for Annexation A-1
Appendix B: Glossary B-1
o r'1“51
it
LIST OF ILLUSTRATIONS
Page
MAPS
1 Regional Context 2
2 Development Suitability 21
3 Future Land Use 37
4 Hudson Enterprise Zone 68
5 Environmental Composite 82
6 Existing Land Use - Town of Hudson 87
FIGURES
1 Planning Process 4
2 1920 - 2000 Population - Town of Hudson 9
3 Future Land Use Concept 33
4 Plan Coordination and Implementation 46
5 1980 and 1987 Age Distribution - Town of Hudson 63
6 Geologic Cross Section - Hudson Vicinity 75
7 Recharge Areas of the Laramie - Fox Hills 77
Formation
TABLES
1 Future Land Use - Town of Hudson 36
2 Sample Residential Development Proposals 38
3 Housing Units by Type - Town of Hudson 64
4 Employment by Sector 65
5 1987 Northern Front Range Annual Average Wages 67
6 Six-Cities Water Study - Water Demand Projections 69
7 Water and Sewer Needs - Town of Hudson 70
8 1988 Average Daily Traffic 72
9 Current Land Use - Town of Hudson 86
10 Potential Area Land Development 89
11 Estimated Development Potential by Land Use 90
- Town of Hudson
12 Population Trends for Hudson 93
iii o'nf°�,w31
V .
ACKNOWLEDGEMENTS
BOARD OF TRUSTEES
Robert D. Masden, Mayor
Arlyn Plucker
Gilbert Waldron
Judith Parker
Kathryn Whisenant
Gerald Haffner
PLANNING COMMISSION
Mike Patterson, Chairman •
Terry Heckard
Paul Gorshkoff
Ed Rossi
Kim Swarts
PLANNING TEAM
Design Studios West, Inc.
Barbara A. Cole (Barbara A. Cole and Associates, Diversified Initiatives, Inc.), Community,
Economic and Downtown Development Consultant
The planning team expresses appreciation of all who gave their assistance, comments, and
expertise to complete the Hudson Comprehensive Plan, including:
Robb Fuller, Town Administrator
Shirley E. Robertson, Hudson Town Clerk
Judy McGill, Hudson Deputy Town Clerk
Don Sandoval, Department of Local Affairs
J.L. Sears and Associates
Department of Local Affairs
Colorado Municipal League
Weld County Department of Planning Services
Burlington Northern Railroad
Colorado Department of Highways
Hudson Sanitation District
Colorado Division of Wildlife
Weld County Assessors Office
Weld County RE3J School District
State Board of Education
Engineering Professionals, Inc.
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INTRODUCTION
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INTRODUCTION
THE PURPOSE OF THE PLAN:
The purpose of Hudson's 1990 Comprehensive Plan is to help community leaders make day-
to-day decisions which will guide desirable physical and economic development of the Town.
The Plan provides realistic goals, effective objectives, and specific strategies for
implementation of a future land use plan. Zoning ordinances, subdivision regulations,
annexation procedures, building codes, and annual budgets will be developed or modified after
approval of the Plan.
While the Plan is an official document, it represents the community's vision of its future
development and, therefore, must be amended and revised as need arises over the years.
Indeed, the Town was inspired to revise the 1978 Hudson Comprehensive Plan in anticipation
of growth demands from construction of a new international airport nine miles south of
Hudson, construction of a toll highway (E-470), and from a general upswing in the economy.
THE PLANNING PROCESS:
The Hudson Town Board, planning consultants, and Town residents processed a community
questionnaire, held public meetings and worked through an economic development strategy
session to develop initial goals and concepts for the Plan. Indeed, a major focus of these
initial stages was "problem definition": What is Hudson like now? In the past? What should
Hudson be in the future?
Economic and environmental factors were also examined to determine physical and financial
guidelines for growth. The Plan is comprehensive in that it looks at all aspects of the
community: housing, technical services, environmental, etc. A three-mile study area was
selected in anticipation of possible annexation proposal requirements.
The Plan will enable Hudson to anticipate the scope of decisions which will need to be made to
maintain and improve the quality of life as the Town grows and changes (see Figure 1).
ABOUT THIS DOCUMENT:
The Plan is organized into four parts: existing conditions and trends, goals and objectives,
future land use plan, and implementation. A reference supplement provides the detailed
background information and issues behind the development of the Plan. In addition, there are
appendices to assist in the use of the document: a sample petition for annexation, and a
glossary.
EXISTING CONDITIONS AND TRENDS:
By describing and understanding the existing conditions and trends in and around Hudson, the
Town can identify the issues which the goals and objectives must address. Population,
housing, and income; technical services; transportation; the natural environment; community
facilities and services; and land use are all areas under consideration. The summary of the
community survey, provided in the reference supplement, reveals the issues of interest to the
Town's residents. These issues were incorporated into the goals and objectives of the Plan.
9
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COMPREHENSIVE PLAN
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Regional Context ''-„
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Growth projections and development suitability assessments, based on the existing conditions
and trends, then help to determine the future socio-economic characteristics, land use
opportunities and constraints, and future service needs of Hudson as it grows.
GOALS AND OBJECTIVES
The goals and objectives of the Plan serve as the basis for the future land use plan and
implementation strategies. The goals are the general and timeless objectives of the Town.
The objectives direct the course of action to be followed to achieve the goals.
FUTURE LAND USE PLAN
The future land use plan represents the vision of Hudson, of "what it wants to be when it
grows up". Although the physical area defined by the Plan is larger than what the Town may
annex, the goals, objectives, and Plan cumprise an important document illustrating Hudson's
position towards development in the area. The Plan will be a useful tool for influencing
development decisions both in and around Hudson.
IMPLEMENTATION
There are several approaches available to the Town in order to implement the future land use
plan. The scope of this document includes an annexation approach to acquiring land for
development and an economic strategy for attracting development. Other implementation
techniques which would follow after approval of the Plan include a Capital Improvements
program and revision of zoning and subdivision ordinances.
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Figure 1
PLANNING PROCESS
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AND PROBLEMS `roc
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DEVELOPMENT �� •
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PROJE/ E ANALYZE
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6. LAND USE PLAN
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AMENDMENTS
•DEVEL •PLANNING
REVIEW PROCESS COMMISSION
*REGULATORY ADOPTS
DEVICES
•CAPITAL 3 •TRUSTEES
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*ECONOMIC pfd •COUNTY CLERK
DEVELOPMENT /.p FLE8
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•ANNEXATION
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EXISTING CONDITIONS AND TRENDS
0012411I
The following chapter summarizes the community research phases of the
planning process (see Figure 1). More detailed data and analysis can be
found in the REFERENCE SUPPLEMENT chapter of this document under
the same section headings. It is from these considerations, growth
projections, and development suitability conclusions that the subsequent
parts of the Plan developed.
The Town leaders may refer to these pages in their day-to-day decisions.
As conditions change, the Plan should be modified to address new issues.
9C4 ...�e'�j 3
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SUMMARY
The Town of Hudson is located in south-central Weld County approximately 30 miles
northeast of downtown Denver. On Interstate 76, Hudson is served by an interchange onto
State Highway 52 (Main Street). Although surrounded by farmlands and other agriculturally
related industries, the Town is a "bedroom community" for persons employed in the Denver
and Brighton areas (See Map 1, page 2). The nearly 900 residents enjoy the attractive small
town atmosphere and rural setting, and wish to maintain these desirable Town qualities as
Hudson grows.
Hudson is slowly but steadily growing. The Town would like to continue to be a family-
oriented community. Schools are nearby and of high caliber. Over the last ten years, there
has been an increase in the number of persons of child-bearing age (between 18 and 44 years
old). The per capita income is moderate. Property values have declined, as they have
regionally, and there is a high rate of rt:ntal occupancy. Surrounding properties are
exclusively agricultural; indeed, they are federally classified as prime or potentially prime
farmlands. The combination of proximity to the Denver Metro area for jobs, affordability,
and qualities of small-town rural life present Hudson as a very desirable area to new families.
Recent plans by Denver to build a new international airport approximately nine miles directly
south of Hudson also pose some opportunity for the Town to grow. The greatest impact of the
airport will most likely occur after the year 2005 and not before 1995. General recovery and
improvement of the regional economy may also stimulate growth.
The Town of Hudson's biggest obstacle to growth is water (a problem shared by most of the
local communities and much of the State). A current problem is the presence of nitrates in the
Hudson water system, a condition arising from the fertilization of surrounding agricultural
lands. The Town is actively committed to pursuing a safe, affordable, and adequate supply of
water. New development will be required to pay its own way to support expansion of
improved technical services. The inclusion of the Town into the Northern Colorado Water
Conservancy District will provide greater opportunity to obtain adequate water.
Should the Town begin to grow as various growth scenarios predict, the transportation network
will most directly influence its growth patterns. The Burlington-Northern Railroad, Interstate
76, and State Highway 52 divide the Town into three development areas in the future land use
plan:
1. Residential neighborhood expansion south of Main Street and east of the railroad.
2. Commercial/service along Highway 52:
a. Highway commercial/service around the I-76 interchange.
b. Main Street commercial east of the railroad to serve Hudson residents.
c. Strip commercial east of Town to serve the larger Hudson area.
3. Industrial/warehouse along the railroad.
The historic Town grid and section-line county road system suggest a linear pattern of future
local and collector transportation routes.
4 '3) c,
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Hudson's anticipated moderate growth will require little annexation. Existing vacant or
otherwise undeveloped land within the current Town limits could accommodate much of the
anticipated residential, commercial, and industrial demand. It is important, however, that the
future land use plan encompass a larger area than the Town's growth may demand, in order to
mitigate any potential negative impact of growth in surrounding land areas. The expressed
future land use goals, objectives and plan will be taken into consideration by Weld County's
review of any proposed development in the area. Thus, the Plan can encourage the most
desirable and beneficial land uses in and around Hudson and ensure the Town's present
desirable small town qualities.
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POPULATION, HOUSING, AND INCOME
The socio-economic profile of Hudson describes the population, housing, income, and job
characteristics of the community. For the Plan to best address the needs of the community,
there must be a clear understanding of the community and socio-economic issues facing the
Town.
SUMMARY CONSIDERATIONS:
POPULATION
1. The town population of 900 is slowly but steadily increasing (see Figure 2).
2. The population is predominantly family-oriented.
HOUSING
1. The majority of homes are single-family (88% of residential units).
2. The number of mobile home units has been increasing faster than any other housing
type.
3. Housing values have been decreasing as part of a general Metro-wide trend (1987
average value: $55,000).
JOBS AND INCOME
1. Most Hudson residents commute to work in the Denver Metro area for professional,
service, and govemment jobs. Hudson is a residential community relying on jobs
elsewhere.
2. Agricultural and manufacturing businesses remain important employment sources in
Weld County, but less so than in the past.
3. Local employment sources are limited to some service, retail, and small manufacturing
businesses.
4. Improved water, roads, job opportunities, and community services and facilities, are
important to attracting new families and new businesses.
BUSINESS CLIMATE
1. Reflecting a State-wide trend, the economy is generally depressed and economic
opportunities are limited.
2. Newly designated Enterprise Zone areas offer excellent incentives for new businesses to
locate and old businesses to expand in the Hudson area.
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Figure 2
1920-2000 POPULATION-TOWN OF HUDSON
1177
1200— ions Census data
1100— Estimate from 1978 Plan (1973: 858.1975: 883, 1977: 750) 011
.� Division of Local Goverment. II
1000— Demography Section,revised 1987 figures 8114 III
900— \ _II I
800— 897
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1 800 618 I
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1920 1930 1940 1980 1980 1970 1980 1990 2000
year
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TECHNICAL SERVICES
Technical services improvements for the Town of Hudson are imperative to its adequately
serving the existing population, and to attract growth. Water quality and quantity are probably
the most determining factors in the Town's future. The water issues are of immediate concern
to the Town and it's current residents, as indicated in the community survey.
SUMMARY CONSIDERATIONS:
WATER
1. Hudson currently lacks adequate safe water, but the Town is committed to improving the
quality and quantity of water in Hudson.
2. As in most municipalities, there are limited financial resources to upgrade the existing
services or to develop additional, appropriate resources (see NATURAL
ENVIRONMENT, Water).
3. Husdon is an active member of a six-city water study which may result the creation of an
area water district responsible for providing new sources of municipal water.
SANITATION TREATMENT
1. The existing system favors growth to the north and northwest; the Sanitation District
may need revising in order to serve more desirable growth areas to the south and
southeast.
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TRANSPORTATION
The Town of Hudson is located along three major transportation corridors: the Burlington
Northern Railroad, Interstate 76, and State Highway 52. The railroad and highway bisection
of the Town, lack of paved, through roads, and absence of mass transit service pose specific
considerations for potential growth in Hudson.
SUMMARY CONSIDERATIONS:
RAILROAD
1. The Hudson Fire District has three fire stations, one on each side of the tracks, to serve
the respective sides of the community and a third one located in nearby Lochbuie.
2. There is a largely undeveloped opportunity for industrial/warehouse development along
the rail corridor.
HIGHWAYS
1. The Highway 52 overpass connecting the west and east sides of the Town is a pedestrian
hazard.
2. Noise from the interstate disturbs existing residences on the south along both sides of the
highway, though businesses enjoy the interstate exposure.
ROADS AND STREETS
1. Unpaved roads and streets discourage future development.
2. The intersection of Dahlia, Cedar, Highway 52, and Hudson Drive is inadequately
defined and controlled.
MASS TRANSIT
1. The Town is not serviced by regional bus service or public transit.
2. There is a need for a more officially endorsed and advertised carpool program for
commuters to the Denver Metropolitan area, through many Town residents voluntarily
initiate carpooling now.
3. There is non-scheduled mini-van service to Prairie View.
AIRPORT
1. There will be some future growth impact from the new Denver airport, including
improved airport access, potentially increased traffic and general development in the
area.
2. Platte Valley Airport is located a few miles north of town within the Hudson Enterprise
Zone.
0.A'r l 9
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NATURAL ENVIRONMENT
The natural environment of the Hudson area poses both opportunities for and constraints to
development.
SUMMARY CONSIDERATIONS:
WATER
1. All waterways, including canals, reservoirs, and creeks, represent areas of potentially
sensitive wildlife habitats and recreational open space corridors.
2. The Neres Canal and other irrigation ditches pose obstacles to development of through
roads without bridging.
3. Paving or covering over important recharge areas with an impervious layer will prevent
proper replenishment of diminishing groundwater supplies for municipal, industrial, and
agricultural use.
4. Storm runoff in construction areas and in some developed areas may cause silt, oil, and
other materials to penetrate into and contaminate groundwater supplies.
5. Paving of natural drainage areas may result in an increase in runoff velocity.
6. Surface water is subject to effluent discharged upstream and, therefore, is of poor quality
for domestic use; the Town's junior water rights, moreover, limit the potential of such
waters to be a municipal water source.
CLIMATE
1. The local climate is important to site layout, building types, and materials selection in
development projects.
MINERAL RESOURCES
1. Hudson is located in a region with proven or potential petroleum, coal, sand and gravel,
and natural gas resources.
SOILS
1. The soils which underlie the Town of Hudson are generally acceptable for urban
development.
2. Poorly drained, erosive, and weak soils are found in the area, requiring some mitigation
of impact from development.
AGRICULTURE
1. Hudson is located in one of the most productive agricultural regions in the nation.
2. The maintenance of the agricultural character of the county is an expressed goal of the
Weld County Comprehensive Plan.
WILDLIFE
1. The most important wildlife habitat is riparian woodland along canals, and smaller
drainages, cattail marshes, and water bodies.
2. Banner Lakes, four miles east of Hudson, is a State Wildlife Area and a local
recreational resource.
3. Barr Lake, located approximately 15 miles southwest of Town is a Colorado State Park.
Significant wildlife refuge and waterfowl habitat surrounds the Reservoir. In addition,
Barr Lake is a regional recreational resource providing fishing, boating and hiking
opportunities.
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COMMUNITY FACILITIES AND SERVICES
Community facilities and services are important features of Hudson that contribute to resident
satisfaction. Parks, police, medical care, schools, library, and Town hall also contribute to the
quality of life attractive to new development.
SUMMARY CONSIDERATIONS:
PARKS AND RECREATION
1. The Town is currently committed to developing a community park north of Highway 52.
LAW ENFORCEMENT
1. The contracted police protection from the Weld County Sheriff's Department provides
patrolling and citations (accountable to the Town).
2. Property protection and control of drug and alcohol related activities are of concern to
the Town residents, as they are everywhere.
HEALTH SERVICES
1. There is proven limited demand for a local clinic.
2. There are clinics within 9 miles, hospitals 13 miles and 35 miles away. The Town of
Hudson is served by Flight for Life; and excellent medical units within the local Fire
Department.
3. The Salud Clinic is now operating in Hudson 3 days a week.
4. A full service primary care hospital facility is located in Brighton, 13 miles away.
5. Residents desire a drugstore in Town.
EDUCATION
As is the case in many rural communities in Weld County, Husdon is served by a consolidated
school district. Hudson Elementary School K-6 with 385 students, and Weld Central
Junior/Senior High School with 550 students. Weld Central Junior/Senior High School is
located approximately 7.5 miles east of Town.
S e 26
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CURRENT LAND USE
Land use is defined by the particular activity or function that occupies a tract of land. The
broad categories for such use are: residential, commercial, service, industrial, transportation,
public and quasi-public, parks/recreation and open space, agricultural, and vacant over time.
Hudson has evolved a land use pattern or development scheme. The types, amounts,
intensities, and compatibility of the individual uses within this pattern determine the character
and livability of the Town. Unoccupied land which is available and suitable for development
can be used to continue the present scheme, or to develop an entirely new pattern.
SUMMARY CONSIDERATIONS:
LAND USE PATTERN
1. The Town of Hudson was developed with a gridiron street and road system that is
characteristic of small, eastern Colorado towns.
2. The railroad and interstate run diagonally through the Town, creating oddly shaped land
parcels as they interface with the north-south street system.
3. Highway 52 and I-76 stimulate strip roadway commercial/industrial development.
COMPATIBLE USES
1. Commercial businesses have located near the transportation corridors where there is easy
access by automobile and good visibility.
OTHER USES
1. There is some mobile home development in Hudson.
2. Industrial uses are currently dispersed through the Town.
3. Some commercial businesses are located on railroad property, and thus are out of Town
jurisdiction.
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LAND USE POTENTIAL
It is important to look at the likely future growth and land use demands of Hudson in order to
develop realistic goals and objectives for the Town. Some future events are predictable
because of external factors (e.g. the construction of the new Denver airport). Past trends and
existing land use patterns and relationships can also provide insight into future population and
land use characteristics.
SUMMARY CONSIDERATIONS:
TRANSPORTATION AND SERVICES
1. Transportation access will dictate much of where growth will occur.
2. The cost of providing infrastructure where new development locates may offset any
competitive advantage of low land costs.
3. Even with Hudson's low land costs, its perceived distance from major destination points
and lack of comparable public facilities may lower its competitiveness with other
communities for new development.
AIRPORT IMPACT
1. The new Denver airport may not significantly impact the Town's future growth until
2005.
2. Through 2015, the majority (79%) of new development occurring as a result of the new
airport will be residential development.
3. Hudson will have to work aggressively to capture its share of the low intensity industrial
market associated with the new airport due to such development plans directly north of
the airport.
4. There are current plans in place in areas closer to the new airport site which may detract
from Hudson's potential to bid on future growth demands.
LAND AVAILABILITY AND USE REQUIREMENTS
1. Existing zoning and current land use patterns suggest further development potential of
land within the Town limits.
2. The large percentage of vacant or undeveloped land (38%) presents an opportunity for
improving the Town's urban structure to more suitable patterns without conflicting with
existing uses.
3. Vacant areas adjacent to the existing residential development southeast of Highway 52
offer opportunities to expand the neighborhood.
4. Since no Town fully develops available land, some annexation may need to occur.
-16- cfr,k `),3Li
5. In the Denver area market, warehouse distribution facilities and small
manufacturing/assembly plant operations currently are looking for 20,000 to 30,000
square feet of space.
6. Hudson may be able to capture 87,000 square feet of commercial or service businesses
and 209,000 square feet of light industrial development on existing land.
7. Some 139 units of single family residential and 64 units of multi-family residential could
be developed within the existing town limits.
•
-17- ti :�
GROWTH PROJECTIONS
For planning purposes, the Town should position itself to accommodate projections for
moderate growth. Any projection assumes that the provision of infrastructure and services will
be in line or lower than costs associated with similar development along the Front Range and
that transportation access will be improved to insure easy access to the Denver Metro area.
SUMMARY CONSIDERATIONS:
1. Within the next five years Hudson may experience moderate growth; however, any type
of substantial development is unlikely.
2. Moderate growth is dependent upon an overall improvement in the regional economy.
3. Hudson's small town character and low housing costs are attractive to potential residents.
GROWTH SCENARIOS:
1. A low growth scenario assumes a population of 1,177 by the year 2000, modest
annexation of land (25 to 30 acres), and some infill development.
2. A moderate growth scenario projects a population of 1,700 by the year 2000, annexation
of 30 to 40 acres of land, and some infill.
3. Until such time as the full impact of such major economic developments as the new
Denver Intemational Airport, the new Colorado Convention Center, and other factors is
fully understood, any projections beyond a moderate growth scenario cannot be
reasonably made.
clndi
-18-
DEVELOPMENT SUITABILITY
The "Environmental Composite" (Map 5, page 82) in the REFERENCE SUPPLEMENT,
reflects Hudson's rural setting. A limited network of roadways and canals, and the interstate
and railroad suggest areas of relative accessibility and proximity. The designated Enterprise
Zone offers encouragement to development in any direction along the arterials.
In light of the environmental composite and of the preceeding growth projections, areas of
development suitability can be described.
Map 2 (page 21) describes four general development areas of approximately 500 acres adjacent
to the town of Hudson: Sand Hills, Rail Corridor, West End, and East End. Each area has
respective opportunities and constraints identifiable from the Environmental Composite map.
SAND HILLS (Low Suitability):
The area directly north of Hudson offers several opportunities for mixed use or rural PUD
development. No prime farmland would be impacted and its immediate proximity to the
sanitation treatment facility would help to limit sewer infrastructure costs. There is ready
access to both Interstate 76 and State Highway 52, but otherwise local access is limited and rail
access impossible. The north-central portion of the area, however, shows severe soil
constraints and is important as a major drainageway. There is the potential of sewer odor,
noise impact on the east from I-76, and a lack of services, discouraging residential
development.
WEST END (Low Suitability):
Existing residential development west of 1-76 illustrates both the opportunities and constraints
of expanding the town further in that direction, either for residential, mixed use, or rural
PUD. The advantage of easy access to both State Highway 52 and Interstate 76 is challenged
by the noise impact from the interstate, and the hazards of the overpass for pedestrians. The
area is described as prime farmland, is the most distant from existing water service sources as
well as access to the railroad for industrial use. The recent inclusion of Hudson within the
Northern Colorado Water Conservancy District provides encouragement for provision of
adequate water.
RAIL CORRIDOR (Moderate Suitability):
Along the Burlington Northern Railroad to the northeast of Hudson exists the opportunity for
industrial and office park development. The site would pose limited impact on existing
residential areas, although traffic congestion would be aggravated by the limited access across
the railroad to 1-76. Potential water service sources would be nearby and, therefore, most
economical. Prime farmland, however, exists throughout the area and would be affected by
development. Likewise, the panoramic view west to Hudson could be dominated by a
foreground of traditional non-residential development. The recent inclusion of Hudson within
the Northern Colorado Water Conservancy District provides encouragement for provision of
adequate water.
0'1 0,-•
,
-19-
EAST END (High Suitability):
The East End is the area with the greatest physical continuity with the existing town. Its
potential for residential, commercial, and open space development is favored by: few natural
constraints, access to Highway 52 while buffered from I-76, and proximity to existing well
water sources. The area, however, is the most distant from the sewer treatment facility, and
generally to all areas west of the railroad, including the town center, and is bisected by Neres
Canal. New development could have a detrimental impact on the rural views to the east from
existing residential areas. The railroad corridor is a potential barrier to access and
economically feasible development in the East End.
2S 41
-20-
Sand 'MIS Dail Gur1luef
OPPORTUNITIES ^-NSTRAINTS OPPORTUP-1.3 CONSTRAINTS
LIMITED RESIDENTIAL IMPACT AGRICULTURAL IMPACT
LIMITED AGRICULTURAL IMPACT SEVERE SOIL CONSTRAINTS WATER SERVICE POTENTIAL POTENTIAL VIEW IMPACT
SEWER SERVICE POTENTIAL RESIDENTIAL IMPACT FROM 176 ACCESS TO HIGHWAY 62 POTENTIAL TRAFFIC IMPACT
ACCESS TO HIGHWAYS 62 ANO 176 ISOLATED FROM TOWN CENTER GOOD RAIL ACCESS
ENTRERPRISE ZONE DESIGNATION EXISTING WATER SERVICE ENTERPRISE ZONE DESIGNATION
LAND USE POTENTIAL: POOR RAIL ACCESS LAND USE POTENTIAL:
a MIXED USE NO EXISTING SERVICES o INDUSTRIAL
o RURAL PUO LIMITED LOCAL ACCESS a OFFICE PARK
SEWER ODOR a RESIDENTIAL
MAJOR DRAINAGEWAY
1 /
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West End East End
OPPORTUNTIES CONSTRAINTS OPPORTUNITIES CONSTRAINTS
scwtm SERVICE POTENTIAL AGRICULTURAL IMPACT BUFFERED FROM I-78 POOR SEWER SERVICE POTENTIAL
ACCE
SS C HIGHWAYS 52 AND I-O8 RESIDENTIAL IMPACT FROM ER FEW NATURAL CONSTRAINTS POTENTIAL VIEW IMPACT
GOOD LOCAL ACCESS ISOLATED FROM SS CENTER ACCESS IL ACCESS
AV 52 CONFINED T DRAINAGES
LAND USE POTENTIAL: POOR HAIL ACCESS GOOD RAIL ACCESS POTENTIAL TRAFFIC IMPACT
a MIXED USE LANG USE POTENTIAL
a RURAL a RESIDENTIAL
o RESIDENTIAL o COMMERCIAL
a OPEN SPACE ))
MAP 2 (� COMPREHENSIVE PLAN
�NJ UTI "' ^,4a<:> ,......a ,........
Jo. .I DSW
rY: �mmwarRc
,.PQ y:s,..,l
Development Suitability '�i``" m �°"'�=��-"`
-21- '13K1 '�ltg v({f(/�/5/1111U((7j r---1.--1M
t 1 u scale I n mn.,l North
011
TO vu 411 no
GOALS AND OBJECTIVES
SC, F).N'}
The following chapter presents the goals and objectives of the Plan. Based
on the considerations defined in Existing Conditions and Trends, the goals
state the Town's overall purpose. The objectives outline a course of action
necessary to achieve the goals and serve as a guide for future development
decisions. After approval of the Plan, the Town can develop specific design
guidelines or performance standards to apply the Town's objectives to the
proposal review process.
t :'§ o-
-22-
FUTURE LAND USE
GOAL: To provide adequate land for future planned development through infill designation
and/or annexation.
OBJECTIVES:
INFILL DESIGNATION
1. Prevent future incursion of incompatible non-residential uses into existing and proposed
residential areas.
2. Preserve and infill existing commercial and residential areas.
3. Encourage development consistent with other objectives.
4. Retain and enhance small town atmosphere by providing land for uses that specifically
benefit the residents of Hudson.
5. Adjust zoning and code ordinances compatible with the Plan.
6. Develop appropriate infrastructure to attract infill development.
7. In order to encourage infill development develop public and private sector incentives for
prospective builders and developers.
8. Provide buffers between otherwise incompatible land uses.
ANNEXATION
1. Designate and annex sufficient land for residential, commercial, and industrial uses to
encourage balanced growth.
2. Annex land contiguous with the Town to minimize infrastructure development costs.
3. Discourage annexation of prime agricultural land for development in order to respect the
goal of the Weld County Comprehensive Plan.
4. Define compatible uses for areas adjacent to the Town's annexation area for reference in
review of new development proposals.
5. Protect existing development from impacts of new development.
-23-
TECHNICAL SERVICES
Water
GOAL: To provide a safe, adequate, and affordable water supply to the citizens of Hudson.
OBJECTIVES:
1. Insure equitable distribution among users of costs for system improvements and
expansion.
2. Maintain competitive water tap and user fees with nearby communities and the Denver
metro area.
3. Improve water quality to consistently meet minimum health standards.
4. Increase availability of water for commercial and domestic use.
5. Continue to participate in the cooperative effort with six neighboring towns to develop
quality water resources.
6. Continue to encourage water conservation through rate structuring, metering, etc.
7. Continue to periodically review Hudson's water regulations to meet the changing needs
of the community.
8. Within the six community study, aggressively pursue creative financing options to
improve and expand the existing water system.
9. Protect groundwater supply by restricting storm runoff in development areas.
Sanitation Treatment
GOAL: To continue to monitor the Hudson Sanitation District's chartered responsibility to
insure adequate treatment capacity, safe effluent, maximum operational efficiency,
and protection of surface and groundwater supplies.
OBJECTIVES:
1. Require the Hudson Sanitary District to maintain adequate treatment capacity and
effluent which meet State Health Department standards.
2. Prohibit pollution of surface and groundwater supplies.
3. Support maximum operational efficiency of sewage treatment facilities.
4. Distribute costs of line extensions and sewage treatment facility upgrade amongst those
Sanitation District users who benefit most from the improvements.
5. Review new State and Federal regulations periodically to meet the changing needs of the
community.
-24-
ECONOMIC DEVELOPMENT
(Note: A detailed section on goals and objectives for economic development is in the
IMPLEMENTATION Chapter, Economic Development Strategy section, page 51.)
Type of Businesses
GOAL: To promote a diversity of business and industry in Hudson.
OBJECTIVES:
1. Encourage businesses that support and complement agricultural operations in the region.
2. Encourage the development and expansion of existing and new small locally owned and
operated businesses.
3. Actively pursue new companies and businesses that will provide local employment and
generate sales tax revenue.
4. Encourage development and recruiting of new businesses that are "spin-offs" from larger
companies in the region.
5. Understanding that "tourist dollars are the best dollars you can get", investigate
opportunities to provide additional convenient services to tourists travelling the I-76/
Highway 52 corridor.
Characteristics of New and Expanding Area Business
GOAL: Initiate actions that encourage the start-up, expansion and relocation of any type of
business that is relatively nuisance-free.
OBJECTIVES:
1. Attract new companies that can capitalize on the community's excellent transportation
access.
2. Target new businesses that are environmentally safe and nuisance free.
3. Develop as many employment opportunities as possible.
4. Encourage stable businesses of all sizes.
5. Along with small businesses, pursue larger companies that can draw other companies,
tax dollars, and residents to Hudson.
ear.q 2^ d
-25-
Land Use
GOAL: Develop service/commercial uses and industrial/warehouse uses in designated non-
residential land use areas.
OBJECTIVES:
1. Utilize the railroad corridor for light industry and warehouse uses.
2. Further develop the intersection of I-76 and Highway 52 as highway oriented
service/commercial.
3. Promote service/commercial infill development along Highway 52 (Main Street) to
create a more central and accessible downtown area.
4. Amend the zoning ordinance where necessary to provide for a buffer between all
industrial and warehouse uses and residential areas.
5. Use the I-76 intersection as an entryway into the community, install appropriate signage,
and initiate landscaping.
Economic Development Initiatives
GOAL: Further develop a series of initiatives and actions that can encourage controlled
economic growth within Hudson.
GOAL: Continue to undertake economic development activities that are fiscally sound and
that contribute to the community's quality of life, such as the Hudson Enterprise
Zone.
OBJECTIVES:
1. Encourage development that will pay its own way.
2. Let it be known that development incentives are available that are based on pre-
determined criteria.
3. Encourage development that generates sales and/or property tax revenue.
4. Become a home rule town as a means of increasing tax options, thereby spreading the tax
burden among a variety of different users.
5. Initiate economic development discussions with other nearby jurisdictions.
cap^t r:.33
-26-
TRANSPORTATION
GOAL: To promote adequate, efficient, compatible and safe circulation of all
transportation modes throughout the Hudson area.
OBJECTIVES:
1. Coordinate with Burlington Northem officials to resolve conflicts between the railroad
and Town activities and land uses.
2. Establish a cooperative relationship with the State Highway Department.
3. Develop a master plan to establish a street heirarchy which both improves traffic
mobility and protects residential areas from incompatible traffic types and volumes.
4. Provide a grade-separated railroad crossing to facilitate circulation across town.
5. Review current signage annually, and install additional directional, identification, and
traffic control signage as needed.
6. Consider the aesthetic (visual and audible) qualities of the Town in the location, design,
and upgrading of any part of the transportation system.
7. Upgrade roads to control storm drainage.
8. Facilitate safe and convenient mobility of the Town's physically handicapped and
growing populations of elderly and children, particularly along Highway 52.
9. Encourage State participation in improvement of safety, appearance, and function of
Dahlia/Cedar/Hudson Drive/Highway 52 intersection.
10. Promote additional carpooling by Hudson's commuter population.
11. Encourage existing-use trend of off-street parking in driveways and parking lots in any
new land use development.
12. Investigate the potential for paths (walking and bikeways) connecting residential areas of
town to the park and commercial areas.
°CI 1
-27-
NATURAL ENVIRONMENT
GOAL: To avoid or mitigate any harmful effects to the natural environment which are the
result of existing or future development within the Town of Hudson.
OBJECTIVES:
1. Discourage development on potentially prime and prime farmland.
2. Protect from development important wildlife habitats designated by wetlands, ponds, and
riparian woodlands.
3. Mitigate erosion problems from development activities.
4. Encourage carpooling by the large commuting population of the Town in order toprotect
air quality.
5. Prevent contamination of surface and groundwater supplies.
6. Encourage climate-conscious design (site layout, building type, and materials selection)
of all new and renovated residential and commercial construction to maximize energy
and natural resources.
7. Protect water resources and natural drainages from potential development impact.
8. Encourage development on lands with the least environmental constraints.
9. Require any mineral extraction activities to not negatively impact residential or
commercial developments.
10. Prohibit new development from covering potentially valuable mineral resources.
11. Develop design guidelines which will protect the integrity of the natural landscape and
ecosystems.
12. Require new development to consider soil properties and associated development costs to
mitigate poorly drained, erosive or weak soils.
0 r•-• :
-28-
COMMUNI'I'Y FACILITIES AND SERVICES
Parks, Recreation, and Open Space
GOAL: To develop adequate recreational open space, equipment, and indoor and outdoor
facilities accessible to all ages and groups.
OBJECTIVES:
1. Promote further planting of trees in Town.
2. Sponsor an investigation of potential use of railroad rights-of-way for greenbelts.
3. Develop seasonal recreational programs to serve town residents.
4. Encourage commercial entertainment establishments for different age groups.
5. Require parks and recreational facilities to be responsive to all aspects of landscape
design: drainage, aesthetics and urban form, recreation, and accessibility.
6. Develop a long range Parks and Recreation Master Plan which specifies future parks,
recreational activities and services and open space for the Hudson area.
7. Create a greenbelt system to encourage pedestrian movement between residential areas
and the Town park, and to help maintain the existing abundance of open space which the
Town enjoys.
8. Complete the development of the Town Park.
Education
GOAL: To provide a range of educational facilities and programs for Town citizens of all
ages in cooperation with School District RE-3J.
OBJECTIVES:
1. Encourage communication and collaboration among District schools to maximize area
resident's use of facilities and programs.
2. The School District should plan for and acquire future school sites to insure optimum
location and distribution of facilities.
3. Require new residential developments to provide a percentage of funds for the purpose of
acquisition of land for new school sites.
-29-
Law Enforcement
GOAL: To improve the protection and safety of citizens and property within the
community.
OBJECTIVES:
1. Continue to discourage unlawful acts and activities within the Town through pro-active
prorams.
2. Determine the need and cost-effectiveness, as the Town grows, for a Hudson Police
Department.
3. Continue to support active and effective participation in valuables I.D. program,
organized neighborhood crime watch, and other crime prevention programs.
Health Services
GOAL: To help assure accessibility and affordability of medical services and supplies for
all Hudson residents.
OBJECTIVES:
1. Encourage a pharmacy/medical supplies business in the Town's commercial area.
2. Pursue options for providing a full-service permanent medical clinic within the town.
Ssf, ).n. jx,1
-30-
HOUSING
GOAL: To encourage through zoning, building codes, etc., the construction of
structurally sound housing types, suitable to various income levels and life stages,
within well-planned and serviced neighborhoods.
OBJECTIVES:
1. Designate new single and multi-family residential areas that are contiguous with existing
neighborhoods.
2. Discourage future mobile home development, which does not pay its own way.
3. Continue to support the Hudson Housing Authority to aid in development of proposals to
acquire housing funds, determine areas of need, implement local housing programs, and
coordinate future developers of residential areas.
4. Encourage new housing development that is compatible with the existing land use
pattern.
5. Provide access to infrastructure and services to attract new housing development.
6. Continue to encourage upgrading of existing housing stock.
23
-31-
TOWN CHARACTER
GOAL: To preserve and promote Hudson's agricultural heritage and small town qualities.
OBJECTIVES:
1. Preserve a boundary of agricultural land around the Town as it grows.
2. Improve sense of community and town pride through Town-sponsored social and civic
activities, such as the Hudson Harvest Festival held annually in August.
3. Create a Town entry and center through attractive landscaping and signage.
4. Encourage urban form that is compatible with the historic grid pattem.
5. Encourage architectural styles and types that are appropriate to the area.
6. Develop public improvements that enhance local character.
7. Promote agriculturally-related businesses.
IL, 126-3
-32-
QV a. -
a
FUTURE LAND USE
._•5 s
FUTURE LAND USE PLAN
The future land use concept (Figure 3) was developed after a thorough evaluation of the
growth altematives and the development suitability analysis. The following Plan
recommendations (Map 3) designate the locations and characters of future land uses that are
compatible with the goals and objectives. This Plan should serve as a guide to review of
future development proposals and as a basis for Capital Improvement programming. The Plan
reflects the long term pattern of growth in the REFERENCE SUPPLEMENT chapter, Growth
Projections section.
Figure 3
FUTURE LAND USE CONCEPT
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00 a4S �.y3 ,.y
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-33-
COMMERCIAL/SERVICE NODES:
a) Encourage maintenance/expansion of business types to better serve Hudson residents
(e.g. clinic, bank, grocery).
b) Develop the growing highway commercial and service area south of Main Street (e.g.
restaurants, accommodations, road services and supplies).
c) Create a new commercial and service area along Highway 52 east of Town to serve the
larger Hudson area's business needs (e.g. agricultural supplies and equipment, road
services).
VEHICULAR AND PEDESTRIAN ACCESS:
a) Construct a railroad underpass to improve access between the East End and the Town
center and beyond.
b) Improve the interstate overpass in cooperation with the Colorado Department of
Highways and Federal Government on Highway 52 for pedestrians travelling between
the West End and the Town center and beyond.
c) Designate an open space corridor to link the Town park on the north to all existing and
proposed residential areas to the south, via greenbelts parallel to the railroad right-of-
way and to the Neres Canal.
d) Work with the State of Colorado to develop safe pedestrian crossings along Highway 52
with consideration of increased residential and business traffic.
e) Develop new collector routes in cooperation with Weld County to service new
development areas and to minimize impact of new development on existing residential
local routes.
f) Examine the improvement and extension of Beech Street as a potential arterial roadway
between Hudson and the Denver International Airport.
TOWN ENTRY AND CENTER:
a) Clarify a Town entry and Town center through physical design and appropriate business
development.
INDUSTRIAL/WAREHOUSE DEVELOPMENT:
a) Develop new industrial/warehouse on the south side of the Burlington-Northern Railroad
corridor in the Enterprise Zone northeast of Town.
b) Infill development north of I-76/Highway 52 intersection, isolated from residential areas.
-34-
PRIME FARMLANDS. RURAL SETTING. AND SMALL TOWN QUALITIES:
a) Expansion of residential areas directly south and southeast of the existing residential
neighborhoods on the East End.
b) Alignment of new collector routes to generally respect the regional pattern of
section/quarter-section county road system, thus maintaining long, rural vistas and the
historic grid orientation of the area.
c) Maximization of existing County Road 45 as collector to serve new development on both
sides.
d) Promotion of farming and other agricultural activities on lands surrounding Hudson to
encourage the rural, small town atmosphere.
e) Concentration of higher densities near intersections and town center with emphasis on
multi-family near commercial areas and the new collector on the east to allow for more
acres of lower density further out from the town center.
ti
-35-
Table 1
FUTURE LAND USE
LAND USE DENSITY ACRES DWELLING UNITS
INFILL ANNEX OR SQ. FT.
RESIDENTIAL
Single family 2.5 du/ac 0 130 325 du
3.5 du/ac 0 65 230 du
5.5 du/ac 20 170 935 du
Multi-family 8.0 du/ac 0 40 320 du
TOTAL RESIDENTIAL 20 400 1810 du
COMMERCIAL/
SERVICE .25 FAR
Interstate Highway 22 0 51,625 sq. ft.
Commercial/Traveller
Services
(btwn. 1-76 &RR)
Local Highway 0 13 30,505 sq. ft.
Commercial/Hudson Area
Services
(Highway 52 East)
Town Center 20 3 53,970 sq. ft.
(Main Street)
TOTAL COMMERCIAL/SERVICE 42 16 136,100 sq. ft.
LIGHT INDUSTRIAL/
WAREHOUSE .4 FAR 9 53 217,800 sq. ft.
SC1ca31
-36-
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MAP 3 TDiW COMPREHENSIVE PLAN
Future Land Use Plan r
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-37- 4 god ;
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Scale North
THE FISCAL IMPACT OF NEW RESIDENTIAL DEVELOPMENT
This section of the Hudson Comprehensive Plan looks at the potential impacts of new
residential development on the Town's operating budget. It suggests methods to investigate to
ensure that new residential development helps pay its own way. This section includes a
checklist for use by the Planning Commission and the Town Board. Elected and appointed
officials may find this checklist helpful in reviewing new development proposals.*
Three different types of residential development projects were analyzed in order to provide a
model of the potential fiscal impact of residential development projects upon local government
and School District operating revenues and expenditures (see REFERENCE SUPPLEMENT
chapter, "Fiscal Impact Analysis -- Detailed Analysis of Proposals", page 101). The analysis
does not include the cost of new capital facilities that may result from new residential
development. It does estimate the impact of the demand for additional public services that are
provided by the Town of Hudson. This includes police protection, parks and recreation and
Town streets -- services that are typically impacted by new residential development. Since the
Town of Hudson is not in the business of providing fire protection, sanitation services, gas and
electric, solid waste and garbage collection, these items were not included in the analysis. The
analysis also includes a separate rough estimate of the impact of new residential development
on the local school district, even though Colorado municipalities are not responsible for
schools. Community leaders were interested in this rough estimate since the school mill levy
is typically the major local taxpayer expense.
The three development proposals that were analyzed had the following characteristics:
TABLE 2
SAMPLE RESIDENTIAL DEVELOPMENT PROPOSALS
Inflation Average Average
Gross Years Rate Persons Children Number
Residential Density to (Constant per per Rental of
Proposal Type (du/ac) Build Out Dollars) Unit Unit Units Units
1 SF 3.5 1 0 3.10 1.8 10 14
2 SF 5.5 6 0 2.95 1.6 20 120
3 MF 8.0 4 0 2.50 1.2 90 80
* The information and analysis in this section was developed by Barbara Cole of Cole and
Associates, Diversified Initiatives, Inc. The fiscal impact model used in this analysis is a
modified version of work developed by the Bureau of Economic and Business Research,
University of Florida and impact analysis modeling developed by Philip B. Herr and
Associates in Cambridge, Massachusetts.
9C'1.26'1
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FACTS AND ASSUMPTIONS:
1. The 1989 population was estimated to be 900 people.
2. The figures for the average persons per household and average children per household
were provided by the Colorado Department of Local Affairs, Demographer's Office, and
were based on 1980 and 1987 census information.
3. Local government revenues and expenditures were taken from the Town of Hudson 1989
Adopted Budget. According to the Town Clerk, these figures were felt to adequately
reflect the Town's financial status as of September, 1989. The 1988 audit was not used
due to changes in how certain services are provided.
4. The annual student expenditure figure and other financial information concerning the
school district was provided by the State Board of Education and the Superintendent of
Weld County School District RE-3J.
5. The state contribution to schools is expressed as a percentage figure, and represents an
estimate based on the State's school aid formula. The net impact of all development
proposals estimated for the Hudson area School District is a consistent deficit. This
deficit will be reduced by the State Equalization Board's contributions to this School
District as well as probable increases in property tax.
6. Since this analysis does not include any estimation of capital expenditures, the local
government data does not include revenues from bond sales or capital expenditure items.
7. The projected 1989 residential assessment ratio is 15%, according to the Weld County
Assessor's office, September 1989.
8. The analysis does not include the probable impacts that new residential development will
have on library services since the library is funded jointly by the Town and the Weld
County Library District, and is prohibited from deficit spending.
9. The estimated costs of new housing are based on information provided by area realtors.
Housing is estimated to increase at 5% annually starting in 1991. The housing prices
used are considerably more expensive than the current market will bear, particularly for
multi-family units.
10. The three development proposals reflect the type and density of development indicated in
the future land use plan, demographic data available from the Department of Local
Affairs, and real estate information from J.L. Sears, Inc.
Oe'
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RESULTS AND RECOMMENDATIONS:
New residential development in Hudson will not pay its own way. The following fiscal impact
analysis indicates that any type of new residential development will place a heavy burden on
the Town's operating budget. Whether the developer proposes a few moderately priced
residential units (14 units a $56,000 each), more expensive owner occupied single family
units (120 units starting at $70,000 each), or higher than market price multi- family rental
units (80 multi-family units @ $60,000), the impact on the Town's operating budget is the
same.
These types of new residential developments will not produce enough revenue to offset the cost
of servicing the development by the Town of Hudson. The Town of Hudson should look to
new revenue sources in order to accommodate any type of new residential growth.
Observations and recommendations based on the fiscal impact analysis are as follows:
LOCAL GOVERNMENT
1) The fiscal impact analysis demonstrates that residential development does not pay its own
way. The Town should develop a capital facilities planning strategy and financing
alternatives as soon as possible if it wishes to accommodate any new residential
development.
2) The property tax revenue stream for residential development has decreased due to the
State change in the assessment ratio. A few years ago, residential property was assessed
at 21% of market value. This year the assessment ratio is estimated by the assessor to be
15%. This suggests that the Town should take aggressive measures to broaden the mix
of uses in Hudson. It is particularly important that the Town look to commercial and
industrial uses that are assessed at 29% of market value. Not only do these uses tend to
produce a higher revenue stream, they have a lower impact on Town services and little
impact on the School District.
3) Another way to offset the expected budgetary deficit caused by residential development
is to look at ways to increase the sales tax base. Promoting the development of
commercial uses, particularly highway convenience stores and a broader mix of retail in
the Town center, are two ways to increase sales tax revenue.
4) User fees will provide another mechanism to help service new residential development.
While the Town may not currently have facilities that are adaptable to user fees, such
fees represent a potential revenue source to help offset expenditures. Recreational
facilities as well as water and sewer are prime sources for these fees.
5) The cost of providing water to the residents of Hudson is extraordinarily high on a per
capita basis. Over 50% of the Town's revenue and expenditures are water-related. The
Town should continue to pursue the formation of either a metropolitan district or water
authority as a means of more effectively providing water (and even sewer) in the Hudson
area.
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SCHOOLS
This fiscal impact analysis suggests that new residential development will also place a very
heavy burden on the area's School District. The level of burden indicated in this model is
somewhat misleading because of the way in which State aid to schools is figured. The deficit
amount caused by new residential development will be offset by a greater State aid
contribution. The large deficits are due in part to the fact that the market value of residential
development in Hudson is substantially less than housing in the Metro area. In addition,
Hudson is considered "below formula" for State aid. Thus, State aid and the School District
mill levy will be increasing over the next few years in order to "phase up" to the State
average.
The School District analysis gives community leaders some sense of how many school children
are expected from new residential development and in gross terms demonstrates how
residential development will impact the operating budget of the local School District.
FINANCING SERVICES FOR RESIDENTIAL DEVELOPMENT:
Most residential development in Colorado does not pay its own way. Municipalities
throughout the State have developed numerous methods to ensure that needed public services
and facilities are provided without overtaxing existing residents. These methods range from
special districts to impact fees.
Almost all the front range metropolitan communities have adopted an objective that "growth
pay its own way". Most have developed a system of impact fees coupled with exactions,
special districts and special improvement districts, to ensure that new growth does not
adversely effect the city's operating budget.
Prior to deciding on any particular financing strategy for new services, it is
recommended that the Town of Hudson initiate the development of a long range service
plan for new development within Hudson and its three mile annexation territory. Once
this is developed the elected officials with staff assistance can begin to develop a long term
financing plan.
The most useful methods of financing needed public services and facilities in the Town of
Hudson are briefly outlined below.
SPECIAL DISTRICTS
"Special district" commonly refers to a district organized under Article 1 of Title 32 of the
Colorado Revised Statutes. These districts are independent, quasi-municipal corporations that
have independent boards. They can be organized in one or more municipalities and do not
need to follow previously established political jurisdictions. Special districts are used to
construct, operate and maintain public facilities. As a taxing authority these districts typically
issue both general obligation bonds and revenue bonds in addition to charging for their
services. Fire and sewer are currently provided for Hudson residents using this financing
mechanism.
-41- S art `0n s'
IMPROVEMENT DISTRICTS
Municipalities can create both special improvement districts and general improvement districts.
Both are often confused with special districts. Improvement districts are established to finance
the cost of specific Capital Improvements that benefit a limited population. Special
Improvement districts require an assessment usually based on the linear or square footage of
abutting properties. General Improvement Districts tax property. In the past, improvement
districts were typically used to pay for road improvements. More recently, improvement
districts are being used to pay for streetscape improvements and other amenities in downtown
areas.
EXACTIONS
A commonly used device, exactions require that a developer pay for or provide basic roads,
water and sewer lines, and drainage improvements to service the new development. Some
communities also require provision of parks, school sites and fire stations. For example, one
Colorado municipality requires public land dedication for parks and schools based on a
formula of 10 1/2 acres per 1,000 people generated by the new development. For small
developments, a developer can pay a fee in lieu of the land dedication. Often this is based on a
percentage of the assessed or sometimes market value of the new development. While this
device has been used for many years there are two problems that arise. First, developers often
think that they are asked to provide services that benefit existing residents or new development
not yet built . Second, the cost of providing these basic services is passed along directly to the
new home owners and tenants in the form of higher prices.
IMPACT FEES
An increasingly popular tool, impact fees are intended to compensate a community for the
extra costs for public facilities that the development will cause. Normally paid when a
building permit is issued, the fees are placed in a fund designated for the construction of
certain facilities. Currently, the City of Loveland, Colorado has one of the better impact fee
systems in the country. In order to establish impact fees, a study should be completed that
justifies the fees. The study should be based on historic costs of development in the
community and elsewhere. Many communities have developed more comprehensive and
extensive fiscal impact models as a means of establishing these fees.
SALES TAX DEDICATION
Another method to finance public facilities is through the earmarking of a portion of the
municipality's sales tax. Many communities hold a special election to raise their sales tax and
dedicate the revenue toward a needed capital facility. For example, Fort Collins, Colorado,
approved a .25% sales tax increase to fund a group of "necessary capital projects". A second
.25% sales tax increase was later approved to fund construction of a city pool and ice skating
rink. Hudson currently has dedicated 1/4 of its 2% sales to a Sales Tax Capital Improvement
Fund.
USER FEES
A traditional means of obtaining revenues to support public infrastructure is through user fees.
User fees are paid by individuals for use of a particular facility or service. The fees can be
pledged to repay revenue bonds issued to finance new infrastructure as well as to pay for
operating and maintenance expenses. In smaller Colorado communities user fees are often
assessed to cover the operating and maintenance cost of recreational facilities.
0r1
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ANNEXATION AGREEMENTS
One of the more sophisticated means of influencing the financing of needed infrastructure,
annexation agreements can be used by a municipality to form and control special districts and
metropolitan districts as a means of financing growth related infrastructure. The City of
Aurora, Colorado has attempted to use annexation agreements in this manner.
WATER AUTHORITIES
Authorized under Title 29 of the Colorado Revised Statutes, Water Authorities are a separate
government entity and viewed as a political subdivision of the state. These authorities can be
created to develop and operate a water system that may serve any combination of
municipalities and special districts.
In order to provide water at a more cost effective price and to aid in efficiently upgrading the
existing water system, Hudson is seriously considering involving other communities in the
upgrading and provision of municipal water. For over a year, Hudson has been working with
the towns that comprise the South Platte Drainage Basin (Evans, La Salle, Gilcrest, Platteville,
and Fort Lupton) to develop long-term solutions to their water quality and supply needs.
DEVELOPMENT IMPACT CHECKLIST:
Community leaders and developers interested in Hudson may find the following checklist
useful in anticipating potential issues that arise when reviewing new development proposals.
This checklist may assist the community in the following ways:
1) It will help to ensure that all parties understand the development proposal;
2) It will help identify issues so they can be dealt with explicitly, and
3) It will help community leaders decide which proposals may require additional
information and developer assistance. These are often major proposals whose effects are
large, mixed, unclear, and perhaps hotly disputed.
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THE NEW DEVELOPMENT PROPOSAL HAS &, tQ
A POTENTIAL IMPACT ON THE FOLLOWING
COMMUNITY CHARACTERISTICS & FAQ
AND FACILITIES AS FOLLOWS: 4 �i� ��Jg
COMPREHENSIVE PLAN $ Goe o4a�
o Departs from Comprehensive Plan O O O O
o Site more valuable for other use O O O O
o Causes more development O O O O
o Precedent-setting development
affecting future decisions O O O O
o Changes image of community O O O O
o Annexation within 3 miles O O O O
o Annexation outside 3 miles O O O O
o Preliminary Zone Designation O O O O
PUBLIC FACILITIES
o School addition or new school needed O O O O
o Improvements to public water system O O O O
o Improvements to public sewer system O O O O
o Improvements to recreation facilities O O O O
o Improvements needed to other facilities O O O O
o O O O O
o O O O O
o O O O O
TRAFFIC
o Congestion O O O O
o Safety hazards O O O O
o Vehicular Access O O O O
o Pedestrian Access O O O O
-44- .9C12tril
Q� P
Iv q �
4," � °
SOCIAL AND ECONOMIC CHARACTER 000Q $w, ova
o Affects community growth rate O O O O
o Choice of Housing O O O O
o Government Structure O O O O
o New Convenient Shopping O O O O
o New Businesses in Town Center O O O O
o Increase in job opportunities O O O O
o Different type of jobs O O O O
o Support of existing businesses O O O O
o Property values in Town O O O O
ENVIRONMENT
o Erosion - on and off site O O O O
o Groundwater quality O O O O
o Natural vegetation O O O O
o Noise O O O O
o Agricultural lands O O O O
c2,3
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IMPLEMENTATION
PLAN COORDINATION AND IMPLEMENTATION
The Plan, to this point, cannot control or guide growth. Devices are necessary to legally
establish and implement the goals and objectives of the Plan (Figure 4). The following action
guidelines, "Annexation Approach" and "Economic Development Strategy", are essential to
the realization of the Future Land Use Plan. Regulatory tools, such as zoning, subdivision,
and code ordinances, also assist in the control of development. A Capital Improvements
Program, if coordinated with the Plan and the zoning and subdivision ordinances, can assure
that development will be adequately serviced. The Action Checklist summarizes the activities
the Town should undertake to begin reaching its goals.
Figure 4
PLAN COORDINATION AND IMPLEMENTATION
Existing Conditions —
and
Trends
\./
Goals
and
Objectives
Future
Land Use 0
Plan _
a
z
S
� o
\./ \/ \ U
p Annexation Economic Development Zoning/Subdivision Capital Improvements
r- Approach Strategy Ordinances,etc. Program
a
uf
W
f
W
a V
2
Acquire Land Attract Regulate Service
for Development Development Development Development
Scope of 1990 HUDSON COMPREHENSIVE PLAN
eel
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ANNEXATION APPROACH
CRITERIA FOR SITE SELECTION:
PROCEDURAL REQUIREMENTS
In order to annex any property, the Town must meet the procedural requirements described in
the State statutes to annex land (CRS 31-12-104 and 105), concerning such issues as one-sixth
contiguity, the three-mile limit, and street annexation.
DEVELOPMENT CONDITIONS
In addition to the annexation procedure required by law, the Town should formulate its own
policy on what conditions must be met by annexed properties. The following are questions
that should be addressed in the development of an annexation policy:
1. Should the owner/developer's anticipated use of the annexed property be compatible with
the Hudson Comprehensive Plan?
2. Is the annexation conditioned upon a particular zoning for the annexed property?
3. What fees and expenses will the annexed property be responsible for, regarding water
and sewer service and upgrades?
4. What would the annexed property be required to dedicate for open space, schools, and
roads?
5. What obligations will the annexed property have to provide for traffic signs, street
lighting, and similar improvements?
A pre-annexation agreement between the Town and the property owner should incorporate the
above issues and possibly others. Such an agreement can assure that the annexation of the
property will be in the best interests of the Town in meeting its goals and objectives for future
growth. There are many examples of pre-annexation agreements which can be tailored to
reflect Hudson's annexation objective. The Colorado Municipal League is a good source of
information and assistance.
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PLAN:
For the three-mile area around the proposed annexation area, a plan must be developed
indicating proposed (see CRS 31-12-105e for more detailed requirements):
1. Public open space and roadways
2. Utilities
3. Land uses
ANNEXATION IMPACT REPORT:
For any proposed annexation area larger than ]0 acres, an Annexation Impact report must be
made. (As the Annexation Impact report requirement was a result of conflicts between Metro
Denver municipalities, such a report may be less relevant in rural Weld County. Moreover,
Hudson's proposed annexations would be miles shy of the entire study area, and an
Annexation Impact report would be needlessly costly and time-consuming for all parties
involved.) An appeal can be made to the Board of County Commissioners for a waiver. The
following narrative report and maps, as indicated, would otherwise need to be developed (see
CRS 31-12-108.5 for more detailed requirements):
1. Present and proposed municipal boundaries (map)
2. Water, sewer, and other utility lines (map)
3. Streets in the vicinity of the proposed annexation area (map)
4. Existing and proposed land uses (description)
5. Pre-annexation agreements (copies of documents)
6. Plans for extending/financing municipal services (map and/or narrative)
7. Existing Districts within the proposed annexation area (statement)
8. Expected impact on local public School District (statement)
LEGALS:
The following legal information must be compiled:
1. Description of proposed annexation area
2. Owner(s) of property within proposed annexation area
qt 1.2.3
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PETITION STRATEGIES:
The landowners of more than fifty percent of the land proposed for annexation, excluding
public streets and alleys, may petition the Town Board for annexation of the land (see
Appendix A: Sample Petition for Annexation, page A-1). Alternatively, resident electors who
own land in the proposed annexation area can petition for an election. (See CRS 31-12-107
for more detailed description of petition options.)
For the Town to initiate annexation of property in pursuit of its Comprehensive Plan,
however, there would need to be several steps prior to petitioning to assure successful
annexation.
PROPERTY OWNER CONSULTATION
Before the public hearing for the Plan, the owners whose property is affected by the Future
Land Use Plan (FLUP) should be contacted by letter to inform them of the Comprehensive
Plan, its origins and intent, and to request their input. The mailing packet might include:
1. Draft of Future Land Use Plan (FLUP) with owner's property highlighted
2. Short explanation of plans for the area
3. Description of benefits to the owner if they annex to Hudson, e.g., Town services,
development opportunities through the Town's zoning ordinance, according to the Plan.
4. Simple questionnaire asking what is the current use of the land; what are future plans for
the land; what the owner thinks of the FLUP; if the owner would be interested in
annexing to the Town.
ANNEXATION TEAM
As a follow-up to the property owner consultations, an Annexation Team representing the
Town would begin the recruitment of landowners for annexation.
1. Decide on the order of approach of landowners based on requirements of one-sixth
contiguity, ease of petitioning, and desired phasing of development. The land ownership
pattern in Hudson generally reflects three types:
a) Presently developed, smaller parcels directly adjacent to Town (appeal for
annexation would be Town services, formal affiliation with Hudson community,
etc.)
b) Undeveloped, but prime for development because of adjacency to developed areas
or to a transportation corridor (appeal for annexation would be improved
investment opportunity).
c) Larger, undeveloped agricultural lands (appeal for annexation would be potential
for real estate investment to turn a higher profit through development of annexed
property).
-49- r.,.t =7 n
2. Describe advantages of annexation to landowners (see PROPERTY OWNER
CONSULTATION above).
3. Explain what the Town requires from the owner and develop pre-annexation agreements
as needed (see DEVELOPMENT CONDITIONS above).
00:1 261
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ECONOMIC DEVELOPMENT STRATEGY
The following economic development strategy outlines the type of economic development
activities the citizens of Hudson would like to encourage and promote in the next 10 years.
The strategy was developed by Barbara Cole of Barbara A. Cole and Associates, Diversified
Initiatives, Inc., on the basis of in-depth discussions and worksheets completed by a specially
formed task force of elected officials, town staff, business interests and private citizens.
While legally a component of the 1990 Hudson Comprehensive Plan, this component of the
plan has been prepared as a stand alone document for use by economic development
specialists, those involved in regional economic development initiatives, Enterprise Zone
activities and those elected officials, community leaders or business interests involved in
encouraging development in the Hudson area.
SUMMARY:
The goals, objectives, actions, activities and objective considerations outlined below provide
the basic material which community leaders need in order to initiate Hudson's Economic
Development Strategy.
Once the initial tasks are completed and the "Rapid Action Response Team" has worked with a
few potential enterprises, it will be important for the "Rapid Action Response Team" and
Town Board to hold a special work session to evaluate the effectiveness of this organization,
and suggest any changes or additions to the organization's duties.
FACTS AND ASSUMPTIONS:
1. This strategy reflects the likely low, moderate, and high growth scenarios outlined in the
comprehensive plan, and the facts and assumptions used to develop the growth trends.
The most important of these facts and assumptions include the following:
o The new Denver airport is assumed to be operational by 1995.
o E-470 will be constructed as proposed with much of the financing costs borne by
development within three miles of the new highway.
o There will be a general regional economic recovery.
2. The strategy assumes that the railroad line will remain operational over the next 20
years, and is therefore an important asset, useful in attracting companies needing
industrial/warehouse facilities with rail access.
3. The strategy attempts to capitalize on existing land use patterns, rather than suggesting
new economic development options that would substantially increase front-end costs.
4. The strategy recognizes that Hudson has a unique opportunity to expand its commercial
core. Hudson's downtown area is located at the junction of I-76 and Highway 52. This
land area can serve two purposes. It can provide necessary services to the residents of
Hudson while at the same time servicing a variety of highway commercial needs.
-51-
5. The strategy assumes that Hudson residents have three major economic development
interests:
o The town needs to look toward development that increases sales tax revenue,
enabling the town to provide the types of public services and facilities desired by
its citizens.
o Citizens are anxious for development that provides more in-town jobs, minimizing
the need to commute to Denver.
o Citizens prefer clean industry. They are looking for quiet, non-polluting
companies that are relatively nuisance free.
6. The economic development strategy complements and expands upon the goals and
objectives developed for the Plan.
7. The strategy recognizes that Hudson's infrastructure requires a great deal of
improvement, particularly the water system. In developing the strategy, the consultant
took into consideration that actions were already underway to upgrade the town's
infrastructure, yet noted that upgrading basic town services would be expensive and
would likely require the expansion of the Towns commercial tax base.
GOALS AND OBJECTIVES:
The following economic development goals and objectives build upon the more general goals
and objectives found in the Plan. These economic development goals and objectives establish
the direction to be followed as the Town of Hudson develops and redevelops.
TYPES OF BUSINESSES
Goal: Promote a Diversity of Business and Industry In Hudson
Objectives:
1. Encourage businesses that support and complement agricultural operations in the region.
2. Encourage the development and expansion of existing and new small locally owned and
operated businesses.
3. Actively pursue new companies and businesses that will provide local employment and
generate sales and/or property tax revenue.
4. Encourage developing and recruiting of new businesses that are "spin-offs" from larger
companies in the region.
5. Understanding that "tourist dollars are the best dollars you can get", investigate
opportunities to provide additional convenient services to tourists travelling the I-76/
Highway 52 corridor.
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CHARACTERISTICS OF NEW AND EXPANDING AREA BUSINESS
Goal: Initiate Actions that Encourage the Start-up, Expansion and Relocation of Any
Type of Business that is Relatively Nuisance-Free
Objectives:
1. Attract new companies that can capitalize on the community's excellent transportation
access. This includes rail service, easy interstate access, and close proximity to the new
Denver airport.
2. Target new businesses that are environmentally safe and nuisance free. Citizens are
concerned about the potential negative effects (noise and air pollution) of certain
industries.
3. Develop as many employment opportunities as possible. While Hudson residents would
prefer businesses to employ local residents, enterprises that bring employment
opportunities to the area will provide other economic opportunities for area residents.
4. Encourage stable businesses of all sizes. While small businesses are important to the
Hudson economy, the size of the business is not as important as the stability of the
enterprise. Hudson is looking for companies which can become lasting institutions in the
community.
5. Along with small businesses, pursue larger companies that can draw other companies,
tax dollars, and residents to Hudson.
LAND USE
Goal: Develop Service/Commercial Uses and Industrial/Warehouse Uses in Designated
Non-Residential Land Use Areas
Objectives:
1. Utilize the railroad corridor for light industry and warehouse uses.
2. Further develop the intersection of I-76 and Highway 52 as highway oriented
service/commercial.
3. Promote service/commercial infill development along Highway 52 (Main Street) to
create a more central and accessible downtown area. This area can be developed to
serve both residents and visitors.
4. Amend the zoning ordinance where necessary to provide for a buffer between all
industrial and warehouse uses and residential areas. Consider the development of
performance standards as the best way to achieve this objective.
5. Use the I-76 intersection as an entryway into the community, install appropriate signage,
and initiate landscaping. Develop uses and amenities that portray the desired economic
image for Hudson. Use this entryway to demonstrate community pride.
7931/244
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ECONOMIC DEVELOPMENT INITIATIVES
Goal: Further Develop a Series of Initiatives and Actions that Can Encourage Controlled
Economic Growth within Hudson
Goal: Continue to Undertake Economic Development Activities that are Fiscally Sound
and that Contribute to the Community's Quality of Life, such as the Hudson
Enterprise Zone
Objectives:
1. Encourage development that will pay its own way.
2. Advertise that development incentives are available that are based on pre-determined
criteria. If a new business or existing business meets these criteria, the Town will be
willing to negotiate a package of business incentives, provided the enterprise demonstrate
the cost and benefits of the business to the community.
3. Encourage new development that generates tax revenues.
4. Become a home rule town as a means of increasing tax options, thereby spreading the tax
burden among a variety of different users. This in turn will enable the town to provide
more and better-quality services that will help improve the quality of life and level of
service.
5. Initiate economic development discussions with municipalities within the Hudson region.
Consider developing complementary activities that can benefit the entire region.
COMMUNITY CONCERNS:
Hudson's economic development strategy reflects important values voiced by area residents.
The strategy takes into consideration current realities regarding development in the Hudson
area. The most important of these factors are:
1. Hudson area residents are concerned about the type and quality of growth. Even though
certain types of development may benefit the local economy, residents are aware that
costs are associated with any development. Residents favor economic development
activity that is respectful of the community's rural character. Unlike some communities,
Hudson does not want to promote growth at any cost.
2. The cost of developing land may hinder growth in the Hudson area. Current
infrastructure conditions will require substantial and costly upgrading to accommodate
additional service/commercial or warehouse/industrial uses. Water quality issues, water
capacity and future sewer capacity will add further uncertainty.
3. The type of commercial/service and warehouse/industrial uses that the town may attract
could detract from efforts to develop the type of residential development that people may
be seeking in Hudson and the Hudson area. Hudson's transportation access is attractive
for industrial and warehouse uses that are rail and trucking dependent. The junction of
1-76 and Highway 52 presents opportunities for highway commercial uses and
convenience franchise operations. These types of uses are not necessarily compatible
with the small town, rural.
STRATEGY COMPONENTS:
There are three components to Hudson's Economic Development Strategy:
1. Development Characteristics - This component summarizes the preferred characteristics
of any new enterprise that community leaders are attempting to attract.
2. Organization - This component suggests an initial organizational structure that will assist
community leaders in coordinating their economic development activities with area
economic development interests.
3. Actions/Activities and Objectives - This component outlines near term actions and
objectives that should be adopted and initiated by the Hudson Town Board.
DEVELOPMENT CHARACTERISTICS
The Town of Hudson is actively seeking to assist new enterprises to locate in Hudson.
Community leaders are most interested in working with enterprises that possess one or more of
the following development characteristics.
1. Development that produces sales tax revenues.
2. Development that does not over tax public facilities and services.
3. Development that does not require the Town to contribute financial assistance for any
special services or facilities.
4. Development that creates a range of job opportunities, preferably for area residents.
5. Development that diversifies the economic base.
6. Development that capitalizes on the community's unique assets.
7. Development that is consistent with the Town's comprehensive plan.
8. Reliable development that can demonstrate that it will make a lasting contribution to the
community.
9. Development that is started and maintained by area residents.
10. Development that complements existing business ventures.
The Town of Hudson is most interested in discussing development opportunities with any new
enterprise, existing business or relocating business that possesses any of the above
characteristics. Of you are interested in learning more about economic development
opportunities in Hudson, additional information and the name and telephone number of the
person or persons to contact can be obtained at Town Hall.)
q, (^.A 23 .1:
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ORGANIZATION
Purpose:
The organizational structure for economic development activities in Hudson is intended to
serve the following three major purposes:
1. Provide other regional jurisdictions with an understanding of the type, size and character
of development desired by citizens of Hudson
2. Provide a mechanism to foster better cooperation among agencies and organizations in
the area, and to initiate regional economic development initiatives that will be of benefit
to both county and Metro-area economic development interests
3. Provide a means for the Town of Hudson to respond rapidly, effectively and in a
coordinated manner to potential development opportunities.
Structure:
It is recommended that the Town of Hudson set up a "Rapid Action Response Team"
composed of representatives from public, private, non-profit and educational agencies. The
following membership structure is recommended:
o One member of the Town Board
o The Town Administrator
o One real estate specialist
In addition, the following individuals will be included on the Team on an as needed basis:
o One representative of a local bank or person knowledgeable about area banking practices
o One local businessperson
o One education specialist who can speak to the quality of K-12 education as well as job-
training programs and assistance, and
o Someone knowledgeable about regional incentive programs and infrastructure capacity
(if not represented by those representatives listed above).
ACTIONS, ACTIVITIES, AND OBJECTIVES
Actions and Activities:
Hudson's "Rapid Action Response Team" will have the following responsibilities:
1. The "Rapid Action Response Team" will further define the desired characteristics of
non-residential development areas and work toward instituting the proper ordinances to
insure the type and quality of development desired by the citizens of Hudson.
2. The "Rapid Action Response Team" will publish a summary report highlighting the
characteristics and location of desired economic development initiatives. The report
should also outline the purpose and services of the "Rapid Action Response Team". The
intent of this document is to educate area residents as well as nearby agencies and
municipalities regarding Hudson's activities and intentions.
Pas
-56-
3. The "Rapid Action Response Team" will hold a workshop with interested citizens and
elected officials to identify unique assets and opportunities that will assist community
leaders to attract, maintain and support business activities in Hudson.
4. Once the assets and opportunities are identified they should be summarized and
highlighted in a professionally designed brochure for use by the area Chamber of
Commerce. (Do not proceed with a brochure unless funding can be found to design and
format a professional brochure. Underfunded or mediocre efforts will only detract from
your economic development activities.)
5. Based on the list of assets and opportunities prepared above, the "Rapid Action Response
Team" should undertake a "targeting" study to determine what types of businesses are
best suited to Hudson. This research should look at opportunities for start-up, expanding
and relocating businesses.
6. Once the above steps are completed the "Rapid Action Response Team" should hold a
meeting with all area municipalities and organizations that are involved in economic
development. Summaries of Hudson's unique assets and the results of the targeting
study should be shared at this meeting. Opportunities to collaborate on economic
development initiatives should also be explored at this meeting or at a series of special
meetings.
7. Finally, the on-going task of the "Rapid Action Response Team" is to respond to
potential economic development opportunities. For example, if an existing business is in
trouble, the "Rapid Action Response Team" should be called together to analyze the
situation. How can the community assist this business? If this business has already
failed what actions can the "Rapid Action Response Team" take to insure that the facility
is used? If a new business is thinking of locating in Hudson, the "Rapid Action Response
Team" should be called together to present a unified and coordinated front. This type of
organizational structure will ensure that every development opportunity is handled in the
same manner and by the same group of representatives.
Objective Considerations:
There are a number of important objective considerations that need to be established along
with the "Rapid Action Response Team". These are as follows:
1. The "Rapid Action Response Team" will need to establish a set of ground rules that
clearly spell out how the team will approach and deal with economic development
prospects. These need to be established prior to taking any action or entering into any
discussions with prospective enterprises.
2. The "Rapid Action Response Team" will need to clearly indicate what types of incentives
it is willing to offer to start-up, expanding or new business, and what conditions or
criteria will be applied.
3. The "Rapid Action Response Team" will need to appoint one point person. This person
will be the first contact for any business. Objectives need to be developed that ensure
equitable treatment.
'71"' ..c"' ".•
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ACTION CHECKLIST
CAPITAL IMPROVEMENTS STRATEGY
o Continue to cooperate with other municipalities to develop water authority or other
mechanism
o Develop strategy for water service, sewer facilities, roads
o Identify construction, expansion, repair and/or replacement projects
o Explore and secure financing
o Define roles and delegate responsibilities
ECONOMIC DEVELOPMENT
o Form "Rapid Action Response Team"
o Define development areas, desired business types, etc.
o Focus on revenue producing land uses (non-residential)
o Develop highway commercial and Town center vision
o Conduct marketing and public relations
o Work with the Chamber of Commerce and other groups/municipalities
ZONING/SUBDIVISION REGULATIONS
o Revise/update zoning and subdivision regulations to reflect Plan, if necessary
o Make new zoning map
o Refine review process (see Development Impact Checklist, pp. 43-45)
o Create building department, and strengthen enforcement of all codes
ANNEXATION PLAN
o Accomplish above action-items first: servicing, incentives, zoning
o Research status of public rights-of-way
o Secure input and support from affected land owners (p. 49)
o Form Annexation Team (p. 49)
o Develop annexation plan (p. 49)
O •s 3'-4
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ONGOING PLANNING PROCESS
o Provide effective leadership and continue to improve Town pride, citizen involvement,
and communication
o Develop and support ongoing activities and Town functions in pursuit of Plan goals and
objectives
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.
" i
•
•
•
REFERENCE SUPPLEMENT
cC- 2^
HISTORY
During its history, the Town of Hudson has gone through four stages of growth. This section
describes the four stages based on various sources. The most detailed source is a story of
Hudson in "Fifty Years and More", a 1976 Bicentennial project by a group of Weld Central
High students. Also used were articles from Denver and Greeley newspapers, Hudson plat
maps on file with Weld County and assorted documents available at the Colorado Historical
Society and the Western History Department of the Denver Public Library.
1882-1887: SUPPLY STOP
In 1882, the Burlington and Missouri Railroad completed a line from Denver to Eckley,
Colorado. Passenger service began on June 26, 1882. Hudson began as a supply stop along
this line. The purpose of the stop was to provide the steam locomotives of the day with water
and coal. Nothing existed at the present site of Hudson until the Burlington built a section
house and a depot in 1883.
1887-1893: THE LAND BOOM
Hudson was founded on November 2, 1887. John M. Lapp had purchased some land from the
owner of the Union Pacific Railroad, Jay Gould, and on that date he platted approximately
1,360 lots in an area west of the railroad tracks and north of the depot.
On September 21, 1889, the Hudson City Land and Improvement Company filed a plat with
the county which set boundaries for almost 3,000 additional lots. The main intention of both
Lapp and the company was to engage in land speculation and promotion of the area. The
Colorado Exchange Journal of December 29, 1888 described Hudson as a "bright and booming
new town" with a ten acre park, a school house, a post office, and 7,000 lots for sale.
The railroad served as the area's lifeline to Denver, bringing in coal for fuel, lumber,
construction materials, and household items as well as new residents. During this period, the
railroad continued to use the settlement as a supply stop. It brought many visiting land
speculators from Denver to survey the land for investment purposes.
1893-1970: COMMERCIAL TRADE CENTER
The opening of the first store in Hudson in 1893 marked the beginning of a long period in the
town's history. Hudson increased in population and came to serve as the commercial trade
center for the area east of Ft. Lupton. Some of the types of businesses which fluorished in
Hudson during this 77 year period were a bank, four newspapers, a confectionary, and several
blacksmiths, hotels, barbers, and doctors. One restaurant, the Pepper Pod, has been in
continuous existence since the late 1920's, and is well-known throughout the State.
Albert M. Kearns, a Hudson resident and an employee of a real estate agency, replatted the
Town giving it the street pattern and street names that it has today. On December 16, 1907,
Kearns filed his plat with the county. It contained approximately 2,680 lots and Kearns was
listed as the owner of the entire area.
Of the 2,680 lots, 688 of them, as well as the dedicated public rights-of-way, were north of
the present town limits. Today, it is not certain whether those rights-of-ways still exist,
whether they were vacated when the Town became incorporated, or whether they have ceased
to be rights-of-way due to lack of public use. Additional legal research will clarify this
matter.
-60-
The first concerted effort at agricultural and community development took place during this
period. Water was a scarce commodity in the area until the Henry Lyn Irrigation District,
formed in 1907, completed the construction of a canal system from the South Platte River in
1913. This provided a tremendous impetus to farming. In March of 1913, fifty farmers from
Oklahoma arrived in Hudson to establish new farms.
On April 2, 1914, the Town residents voted to incorporate and elected the first mayor and
board of trustees. Seventy-one voted in favor of incorporation and only 3 against.
With the migration to the cities, farms became larger and more mechanized. Agricultural job
opportunities decreased. Slow growth and easier transportation to Denver caused the
retail/commercial sector of Hudson's and the regional economy to shrink. These trends
brought Hudson to its present stage of development.
1970-PRESENT: RESIDENTIAL COMMUNITY
In the early seventies, Hudson experienced a rise in residential construction. With few new
job opportunities available in Hudson, most of the new residents were employed in Denver or
Brighton. Thus, Hudson acquired the status of residential or "bedroom community", almost
totally dependent on outside income for survival.
With increasing population pressures, the Town was faced with the need to upgrade its water
supply system. In 1977, a moratorium was placed on the issuance of water taps, stopping all
new construction.
The water tap moratorium was lifted in 1980. A new deep well was dug and some
improvements made to the distribution system. Increasing the supply of good quality water is
still a major concern of the Town.
1987 marked the centennial of the Town. Hudson celebrated with a parade and other
festivities, fostering a community spirit which the Town has tried to retain as it plans its
growth into the next century.
01'4 951
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POPULATION, HOUSING, AND INCOME
This socio-economic profile examines population, demographic and economic data that can
help Hudson to plan for its future.* This section provides the Town with an understanding of
current social and economic characteristics in the community:
o how many people currently live in Hudson
o general characteristics of the Hudson population
o housing characteristics
o the income of families in Hudson
o what kind of jobs people hold
o the community's economic base
SOCIO-ECONOMIC FACTS AND ASSUMPTIONS:
1. 1987 is used as the standardized base year for all statistical data presented in this plan.
In a few cases the data is from late 1986.
2. In Colorado, most of the demographic and economic base data is collected on a county
basis. In calculating figures for the Town of Hudson it was assumed that changes in the
county were proportional to changes in the Town of Hudson.
3. If no data were available from existing sources or from the survey executed for this plan,
county data was used. It should be understood that employment and income figures are
not available for communities the size of Hudson due to issues of confidentiality.
POPULATION:
Hudson's population is just under 900 people. Between 1980 and 1987 Hudson grew from
697 to 894 persons, an increase of 28%. The decade before, from 1970 to 1980 Hudson grew
at a rate of 26% overall. Hudson's growth rate is more than twice the county growth rate of
12% for the last seven years, and about the same as the county rate of 28% for the 1970-1980
period. Since 1980 the change in population from year to year has averaged 2.46 %, with no
percent change over 3.3 % within Weld County. Hudson has experienced a similar slow and
steady increase in population from year to year (see Figure 2, pg. 9).
AGE COMPOSITION: (taken from 1980 census)
Hudson's population can be characterized as predominantly family oriented. Twenty-eight
percent (28%) of the adults are between 25-44 years old and have children between the ages of
7-17 (22%). The population is 51.5% male and 48.5% female. Fifty-five and two tenths
percent (55.2%) of the population are of working age. The age distnbution is diagrammed in
Figure 5.
o Prepared by Barbara A. Cole and Associates.
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-62-
Figures
Sm & 1M7AGE DISTRIBUTION - TOWN OF HUDSON
35- 1980 •
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Hudson differs from the State's population composition in the following ways:
1. There are more people over 65 in Hudson (8.5%) than in the State of Colorado (3%).
2. Compared to State-wide figures, there are proportionately more children in Hudson
(almost 5%) between the ages of 7 and 17.
3. In the State of Colorado, 49% of the population is between 25 and 64. In Hudson, 43%
of the population falls in this age bracket.
HOUSING:
Number and Type:
As of 1987, there were 338 occupied dwelling units in Hudson. The housing vacancy rate was
6%, average for a community of this size. Table 3 below indicates the breakdown of available
housing by type.
Table 3
HOUSING UNITS BY TYPE - TOWN OF HUDSON
OCCUPIED VACANT
1980 1987 1980 1987
SINGLE 201 297 15 18
MULTI-FAMILY 4 6 0 3
MOBILE HOMES 19 2 �(
TOTAL 224 338 17 21
Source: Division of Local Government Demography Section, revised 1987 figures.
Housing Values:
In the last 10 years the demand for housing in Hudson as well as the cost of housing has
slightly declined. As of 1987, the average value of a single family house in Hudson was
$55,000. The average sales price for housing in 1987 was $56,100. The average rent in 1987
was approximately $300.00 a month, and represents no change from 1980. A review of 1988
real estate sales for all types of housing in Hudson reveals that the average price of housing in
Hudson was $45,300, a drop from the 1987 figure of$56,100. Two factors contribute
significantly to this decline. First, in 1987 two large properties sold for well over double the
median house price. Second, a general Metro-wide decrease in housing prices also impacted
Hudson.
EMPLOYMENT AND INCOME:
County Employment Characteristics:
In Hudson, as in the rest of Weld County, a significant portion of the population holds
professional, service and government jobs -- roughly 42% of the working population. Most
Hudson residents commute to work, primarily in the Denver Metro area.
The unemployment rate was estimated at 8.2% in 1987. This is higher than the northern Front
Range unemployment rate of 7.4%, the State unemployment rate of 7.7%, and the national
unemployment rate of 6.2%, for the same period of time.
64- ge _2t?`9
The largest difference in employment between Weld County and the rest of the state is the
significant increase in the number of persons in farming or agriculturally related jobs. This is
verified by the Community survey conducted for this plan. It is estimated that Hudson
residents also hold a higher proportion of farm and agriculturally related jobs compared to the
State or northern Front Range.
The following table (Table 4) indicates what type of jobs are held by persons living in Weld
County as compared to the northern Front Range (Weld and Larimer Counties) and the State
as a whole.
Table 4
EMPLOYMENT BY SECTOR
(WELD COUNTY RESIDENTS)
NORTH FRONT
WELD COUNTY RANGE STATE
MINING 1.9% .6 2.0
CONSTRUCTION 7.2% 6.7 6.1
MANUFACTURING 13.7% 19.8 10.1
TRANSPORTATION 4.4% 4.4 5.1
TRADE
FINANCE, INSURANCE,
REAL ESTATE 7.0% 4.6 10.0
SERVICES 18.3% 31.3 26.1
GOVERNMENT 16.7% 6.3 16.4
FARMING &
AGR. SERVICES 12.5% 2.8 3.3
Source: Division of Local Government Community Profiles, May 1989 and Jobs for
Colorado's Future- Economic Overview of Colorado's Region's, April 1989.
Employment projections for the northern Front Range indicate that growth will continue in
services and government sectors. These are likely to be in the areas of education, health
services and business services. Manufacturing will continue to be an important contributor to
the job market, however most of that growth may occur in Lorimer County, which currently
accounts for 63% of all manufacturing jobs in the two county region.
Local Employment Base:
While most residents of Hudson commute to work, with the majority commuting to the Denver
Metro area, there are three manufacturing facilities and two restaurants in or within three miles
of Hudson. These five firms employ an average of 50 persons each annually. They are:
Denver Plastics, which operates three shifts per day; Waldbaum's, an expanding egg farm, and
one of the largest national egg producers; Rocky Mountain Rail Car; the Pepper Pod
restaurant, and the Longhorn Restaurant.
a.'r.�e...++J 1S 9
-65-
In addition to these employers there are a number of service and retail businesses with
commercial facilities, many of which are family owned and operated. These include:
O 3 accounting businesses
o a lumber yard o 1 barber shop
o a grocery store o 2 upholstery shops
o a convenience store o a truck sales and service center
O 2 filling stations o 3 garages
O 2 restaurant/lounges o a tanning salon
o a bar o a pickle company
o a liquor store o a carwash
O 2 gift/antique stores o a cabinet and furniture manufacturer
o a meat locker o an auto parts store
o a beauty shop o an auto body shop
o a KOA camp ground o a body-toning salon
o an irrigation company
o a grain elevator company
Income:*
Weld County's per capita income was about equal with that of the northern Front Range at
$12,073. Per capita income for the northern Front Range in 1986 was $12,900, less than the
State-wide figure of$15,230. Real per capita income for the northern Front Range grew 10%
between 1980 and 1987. Over the same period, real per capita income for Colorado as a
whole grew 9%.
Seventy-one percent (71%) of income came directly from employment (72% State-wide). The
remainder of income came from dividends, interest and rent (17%) (16% State-wide), and
transfer payments (12%)(12% State-wide).**
The average annual earnings for Hudson in 1985 was $20,597 (Weld County overall $21,671).
The 1985 State-wide average annual earnings was $20,736 and $18,607 for the northern Front
Range.
* Employment and Earnings Figures are from the U.S. Bureau of Economic Analysis
(BEA) and the Colorado Department of Labor and Employment (DLE). The BEA data
are only available from 1969-1986. DLE data is available from 1983-1987. Thus,
employment data are from 1986 rather than 1987.
** Transfer payments refer to income received from sources such as social security, welfare
payments and military pensions.
Table 5 below indicates annual average wages for key industrial sectors for Larimer and Weld
counties.
-66-
Table 5
1987 NORTHERN FRONT RANGE ANNUAL AVERAGE WAGES
OCCUPATIONAL FIELD AVERAGE ANNUAL WAGH
MINING $24,900
CONSTRUCTION $22,624
MANUFACTURING $26,564
TRANSPORTATION $23,976
TRADE
Wholesale $23,082
Retail $10,509
FINANCE, INSURANCE, REAL ESTATE $ 9,553
SERVICES $12,931
GOVERNMENT $19,553
FARMING &
AGRICULTURAL SERVICES $10,577
BUSINESS CLIMATE:
In the private sector, economic activities indicate the health of a community and the direction
of future growth. In addition to personal income levels, retail sales, local property values, and
growth rates all influence the vitality of the economy.
The 1989 State-defined Enterprise Zone for Greeley/Weld County includes areas along I-76
and Highway 52, provide Hudson with the opportunity to stabilize the local economy with
base job resources. Extending one mile in each direction beyond the Town limits along
Highway 52, and two miles in each direction along I-76, the Greeley/Weld Economic
Development Action Partnership-administered zone offers tax incentives to industries which
locate or expand within the areas (see Map 4, p. 68). The Enterprise Zone addresses the needs
for both more personal income opportunities and revenues for the town.
-67-
Hudson .Enterprise Zone
For Additional Information Contact
Hudson Town Hall
557 Ash St
Hudson, CO 80642
(303)536-9311
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TECHNICAL SERVICES
Providing adequate technical services to the Town of Hudson is the foremost prerequisite for
growth. Without adequate water or sanitation treatment, Hudson cannot support new residents
or businesses.
WATER:
Water supply is the major constraint to growth of the Hudson community. Both quality and
quantity of the water supply are of concern throughout Weld County. Engineering studies
were conducted in 1977, resulting in some limited improvements to the system in 1980.
The Town's two existing water sources, a shallow alluvial well and the newer non-tributary
well, are operating at capacity. Peak summer demand often exceeds supply. Nitrate
contaminants regularly exceed maximum desirable levels. Water quality is generally poor.
An additional, though inoperable, shallow well is available to Hudson. To utilize the well,
however, major work to the system and some treatment of the water would be necessary.
Table 6
SIX CITIES WATER STUDY
WATER DEMAND PROJECTIONS
TOWN POPULATION DEMAND (mgd),
1980 1990 2000 (year 2000)
Hudson 697 995 1,700 0.4
Evans 5,063 7,225 12,344 2.5
LaSalle 1,929 2,753 4,703 0.9
Platteville 1,662 2,373 4,054 0.8
Gillcrest 1,025 1,463 2,499 0.5
Ft. Lupton 4.251 6,066 10.364 2_1.
Total 14,628 20,875 35,664 7.2.
mgd = million gallon per day
Source: Rocky Mountain Consultants, Longmont pr January 15, 1990 study date).
Only an alternate source of water will address the quality of the Town's water. A current
study, referred to as "the Six-Cities Water Study" is investigating alternate sources of supply
(Table 6).
It is difficult to finance a water system for tomorrow's population with only the population of
today to pay for it. A study is needed now which will investigate every possible source of
financing for water improvements, e.g. government and private foundation grants, low-interest
loans, etc.
a K.
-69-
Table 7
WATER & SEWER NEEDS - TOWN OF HUDSON
(MODERATE GROWTH PROJECTION)
Avg. Avg. Peak
Water Waste Hourly Fire Recom-
Demand Water Water Demand mended
Year* Pop. (gat.) (gal.) (gpm) (gpm) Storage
1980 697 139,400 69,700 194 1,000 300,000
81 722 144,400 72,200 201 "
82 748 149,600 74,800 208 "
83 775 155,1x)0 77,500 215 '
84 804 160,800 80,400 223 '
85 833 166,600 83,300 231 " "
86 863 172,600 86,300 240 '
87 894 178,800 89,400 248 • "
88 926 185,200 92,600 257 "
89 960 192,000 96,000 267 • "
1990 995 199,000 99,500 276 "
91 1050 231,000 105,000 321 1,51x) 600,000
92 1108 243,800 110,800 339 "
93 1168 257,1x)0 116,800 357 "
94 1233 271,300 123,31x) 377 "
95 1301 286,200 130,100 398 "
96 1372 301,800 137,200 419 "
97 1448 318,61x) 144,800 443 "
98 1527 335,91x) 152,700 467 "
99 1611 354,420 161,100 492 "
2000 1700 374,000 170,000 519 "
*assume 3.6%/year growth 1980-1990, 5.5%/year growth 1990-2000.
gpm = gallons per minute
SANITATION TREATMENT:
The present sanitation treatment system for Hudson appears to be satisfactory. The State limits
on (BOD) Biological Oxygen Demand are occasionally exceeded, but this is not unusual for
many systems. Under certain conditions of temperature, humidity and precipitation, no
treatment processes perform well. The capacity of the lagoons, as now operated, should not
be exceeded before the year 2000 if growth follows the moderate growth scenario.
The 10" trunk line to the lagoon will need to be supplemented or replaced within the next few
years. The 8" line which crosses under the railroad will also be a "bottleneck" if growth
occurs in the East End. The sanitation system as a whole, tends to encourage growth toward
the northeast, near the Sand Hills, and to the southwest, near the West End.
C's
OTHER SERVICES:
Greeley Gas cites a similar existing trunk line limitation to service increased growth on the
East End.
Upsizing of the existing line under the railroad, however, would not be cost prohibitive.
n,r,% ,
ji
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TRANSPORTATION
The Town of Hudson is located along three major transportation corridors: the Burlington
Northern Railroad, Interstate 76, and Colorado Highway 52. The proximity to the highways
and the railroad and the unpaved local roads and streets pose both opportunities and constraints
for Town growth (see Map 2).
RAILROAD:
Hudson is bisected by a main line of the Burlington Northern Railroad. According to the
railroad, approximately 25 freight trains pass through the Town each day, travelling between
50 and 60 miles per hour, depending on the type of train. With an average length of 100 cars,
the one mile of train requires 60 to 70 seconds to cross Main Street (Highway 52). There are
also two Amtrak passenger trains using the track, one in the morning and one in the evening.
Rocky Mountain Railcar has a spur off the line, one and one-half miles northeast of Hudson.
There are no immediate plans to expand service on the line to date, though the Town is
actively looking to do so.
To obtain a grade-separated crossing, Hudson will need to apply to the Colorado Public
Utilities Commission to demonstrate need. The Town must also collaborate with the railroad,
the State Highway Department, and local businesses on the location, type (overpass or more
expensive underpass), and funding for the project.
HIGHWAYS:
Interstate 76 has an interchange at Hudson onto Colorado Highway 52. The 1988 average
daily traffic (ADT) at the interchange is as follows in Table 8:
Table 8
1988 AVERAGE DAILY TRAFFIC
HIGHWAY DIRECTION ADT
Interstate 76 Southbound 7,500
Northbound 7,200
Colorado Highway 52 Westbound 2,500 (projected)
Eastbound 1,850 (projected)
The interstate operates at 20% capacity. Based on historical trends, (ADT) Average Daily
Traffic figures will be approximately 9,500 by the year 2010.
Actual Highway 52 traffic capacity has not been determined by the Colorado Division of
Highways (CDOH), but there are no capacity problems anticipated by CDOH. The ADT is
projected to be approximately 4,250 westbound and 2,960 eastbound by 2010.
CDOH has no development plans for the area within the next five years.
on
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ROADS AND STREETS:
The 3-mile Hudson area is accessible by a number of unpaved county roads of various length
and access points which run along section lines. Road 8 has the only other Interstate and
railroad overpass besides Highway 52 in the 3-mile area.
The majority of the streets within the Town are unpaved and pose potential runoff and
drainage problems. One of the Town's top priorities is to pave all streets and to construct
curb, gutters, and drainage systems.
Main Street (Highway 52) serves as a minor east-west arterial. Beech Street is also paved and
is the only minor collector, running between Main Street on the north and Hudson Town limits
on the south. There is a third paved street, Hudson Drive, paralleling the northwest side of
the railroad tracks. The other unpaved streets in Town serve local residences and businesses.
MASS TRANSIT:
The Arrow Coach bus services Hudson. The Town operates a van for senior residents in the
community.
Because the Town of Hudson is a growing bedroom community, the current and potential
commuter needs of the residents should be addressed.
AIRPORT:
One of the main growth influences anticipated for Hudson is the new Denver airport planned
nine miles south of the Town. Besides the proximity to Hudson for air travel, the airport
represents a potential demand for residential, industrial development, and service industries.
There is one private airport within the 3-mile area which would be distant enough to be
allowed to remain open after the new intemational airport is built. The Platte Valley Airport
to the northwest is designated as an Enterprise Zone to encourage industrial development in the
area.
nri c'n
-73-
NATURAL ENVIRONMENT
The natural environment includes natural and human-caused hazards, and natural resources.
Water, climate, mineral resources, soils, agriculture, and wildlife pose both constraints and
opportunities for development. Hudson is presented with the challenge of balancing
preservation and development in the best, long-term interests of the Town.
WATER:
Hudson is located approximately nine miles east of the South Platte River within the Denver
Basin, a sub-basin of the South Platte River Drainage Basin which encompasses most of
northeastern Colorado.
Recent land development in the Denver Basin has caused an increase in groundwater usage.
The principle source of replenishment of this groundwater is precipitation. Of the total
precipitation, most is lost to runoff and evaporation, and some replaces depleted soil moisture.
Whatever is left, estimated at less than 10% of the total precipitation, may be used to replenish
groundwater. It has been estimated that there may be as much as 130 million acre-feet of
groundwater stored in the South Platte Drainage Basin (one acre foot is equal to one acre of
water one foot deep). However, recent estimates show that the volume of recoverable
groundwater may not be as high as previously thought. The Denver Basin stretches from near
Colorado Springs to Greeley and to the western edge of the northern high plains river basin to
the east. Groundwater in this area generally flows in a northeast direction.
The most important aquifers in the South Platte River Basin are: alluvial deposits, Dawson
Arkose, Laramie-Fox Hill Sandstone, and Precambrian crystalline rocks. The two which most
concern Hudson are the alluvial and Laramie-Fox Hill aquifers.
ALLUVIAL AQUIFER
An aquifer is an underground water bearing stratum of porous or permeable rock which is
capable of transmitting water. An alluvial aquifer is an underground rock formation composed
of unconsolidated sand and gravel found along and adjacent to nearby streams. These deposits
can vary from a few feet to 300 feet thick and are the major source of supply for agriculture
and domestic use in the area, including Hudson's municipal water supply. Well yields of
several hundred to more than 1,000 gpm (gallons per minute) are not uncommon in the region.
However, there are some problems with the quality of this water (see TECHNICAL
SERVICES).
Surface water often becomes high in nitrates (from fertilizers), total dissolved solids, calcium
carbonates, sulphates, etc. This water infiltrates through the porous alluvial material below the
surface to contaminate the alluvial groundwater supply. A 1975 inspection of Hudson's
domestic water supply showed State Health standards (Colorado State Board of Health 1962-
Sec. 9) exceeded for TDS, nitrates, sulphates, and selenium.
e'np.`AS
-74-
RECHARGE AREA
Recharge areas are those areas where groundwater supplies are replenished. These areas may
pose constraints on development which could hinder normal replenishment or be a source of
contamination of critical groundwater supplies. To date, these recharge locations have not
been clearly defined for the Hudson area. Most of the irrigated land surrounding Hudson is
underlain by permeable unconsolidated valley fill deposits surrounding the Beebe Seep and
Box Elder Valley which merge just north of Hudson (Figure 6). A large amount of recharge
results from percolation of water that is spread for irrigation over this farm land.
Figure 6
GEOLOGIC CROSS SECTION - HUDSON VICINITY
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Source: Water Supply Paper 1658, Plate No. 2, USGS.
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-75-
Most reservoirs, canals, and laterals in the Hudson vicinity are unlined and are thus a major
source of recharge whenever they contain water. Several laterals of the Neres Irrigation
Canal, which passes along the eastern edge of Hudson, have recently been lined. Lining of
irrigation canals, though a considerable initial expense, reduces water loss (which may run as
high as 35%), and contamination of groundwater. (An interesting paradox exists along many
of these canals and ditches. Large cottonwoods and willows growing along these waterways,
though prime habitat for many species of birds, small mammals, etc., may also be a
considerable source of water loss. The large root systems of these trees may tap and draw
water from the irrigation channels, which will be lost through the leaves of the trees by
evapotranspiration. In addition, these roots may crack ditch linings causing leakage and
further water loss.)
Box Elder Creek, one mile east of Hudson, is a major drainage area for the region. It is also
considered a losing intermittent stream because the bottom of the stream bed is above the water
table. Water lying in the stream bed may then infiltrate into the groundwater. A heavy rain or
cloudburst may cause flooding, with much of the floodwater going to recharge the aquifer.
LARAMIE-FOX HILLS AQUIFER
The Laramie-Fox Hills aquifer is another important source of well water in the Hudson area
(Figure 7). The top of the aquifer is at a depth of approximately 700 feet near Hudson. This
water may be used for both domestic and agricultural purposes. In 1982, the Town Board and
a firm of consulting engineers investigated this formation as a potential source for augmenting
municipal water supplies. Wells tapping this formation usually do not yield more than 100
gpm (gallons per minute). This aquifer consists of two layers of bedrock formation and is
composed primarily of shale, sandstone, and beds of lignitic and sub-bitumunian coal.
Underlying the Laramie foundation is the Fox Hills formation which is composed primarily of
gray sandy clay shales and cemented sandstone. Wells should tap at least 20 to 30 feet into
this aquifer to prevent contamination from coal, iron or pyrite. The water in this aquifer is
generally "cleaner" than the alluvial supply, but may be high in fluorides, methane, hydrogen
sulfide, and iron. Blending of deep well and shallow well supplies has been used as a method
of diluting the unwanted characteristics of each and improving overall water quality. A report
of this option, in conjunction with the other water treatment, was made by the consulting
engineers.
The Laramie-Fox Hills aquifer is from the valley fill (alluvial) aquifer by an impervious
formation, and is thus less susceptible to surficial contamination. This formation is tipped so
that it surfaces west of Ft. Lupton. This north-south running bedrock outcropping is a
potential source of both contamination and recharge of the aquifer. In addition, overlying
faults or fissures may collect and drain water into the aquifer.
-76-
Figure 7
RECHARGE AREAS OF THE
LARAMIE-FOX HILLS FORMATION
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A:t�• ' AREA
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Source: Department of Natural Resources, Division of Water Resources, State of Colorado
WATER RIGHTS
Though Hudson presently has some water rights, further acquisition may be essential to the
development of a safe and adequate municipal water system. Under Colorado water law,
Hudson may need to purchase surface water rights to augment water drawn from the alluvial
aquifer which is considered a "tributary" water source of the South Platte River. Water pulled
from the Laramie-Fox Hills aquifer is not considered a "tributary" supply. The amount of
water allowed to be exploited is dependent upon the Town's land area, the quantity of water
within the saturated water bearing stratum, incremental allocation of that water over 100 years,
and other factors.
-77-
SURFACE WATER
Surface water in the Hudson vicinity consists of the intermittently running Box Elder Creek to
the east, and the irrigation canals and ditches, including Neres Canal, Denver Hudson Canal,
Beebee Seep and Bowles Seep (see Figure 6). Reservoir and ditch companies which operate
the canals include Farmers Reservoir and Irrigation Company, Henrylynn Irrigation District,
and Burlington Irrigation Company. This water originates from the South Platte, with much
of it being stored in Barr Lake (9 miles south of Hudson) and is used for irrigation from May
through September. The overall quality of water is poor for domestic use. Surface water
rights are junior, which means that they will be of least value when needed most as persons
holding senior rights have priority during periods of drought This, as well as treatment costs
and other factors, makes local surface water less than an optimal source for a municipal water
supply in Hudson.
FLOOD HAZARDS
Hudson is located on an elevated region between two valleys. There are no major flood
hazards within the city limits of Hudson. The nearest flood-prone area is one mile east along
Box Elder Creek. However, further urbanization of the Hudson area may reduce natural
infiltration of rain water and increase runoff velocity which may in turn exacerbate flood
conditions during cloudbursts, especially within Box Elder Valley floodplain.
CLIMATE:
Hudson, located about fifty miles east of the Continental Divide, has an elevation of
approximately 5000 feet. It is located in the mid-latitudes in the interior of the continent and
for this reason, experiences large temperature changes from summer to winter and rapid
changes in weather due to storms travelling from west to east through the region. The
mountains to the west effectively block atmospheric moisture which originates over the Pacific
Ocean. This leaves the Hudson area dependent on inconsistent moisture from the Gulf of
Mexico. Consequently, the region has low relative humidity with low amounts of precipitation
which are quite variable throughout the year. This low precipitation, however, is accompanied
by about 70% of days with sunshine, and large temperature changes between day and night.
During the year monthly average temperatures vary from 23.8 degrees in January to 73.8
degrees in July. The mean maximum varies from 39.7 degrees in January to 90.6 degrees in
July while the mean minimum varies from 7.9 degrees in January to 56.7 degrees in July. The
difference between maximum and minimum is 32 degrees in January and 34 degrees in July
which is indicative of the large day to night temperature change. The wide variation
experienced in the area is seen in the warmest and coldest monthly mean maximum and
minimum temperatures. For example, the warmest January minimum was 16.8 degrees while
the coldest January minimum was -10.5 degrees. This large variation during the winter
months changes to a much smaller variation in the summer.
Frost and growing season data are dependent upon minimum temperatures which can vary
considerably over short distances. This is caused from cold air flowing down to low spots.
Consequently, growing seasons may be many days shorter in areas where cold air is trapped.
Average annual precipitation is 11.96 inches. Reporting stations in the area show a distinct
maximum in early summer with a minimum during winter. The winter minimum is dramatic
evidence of the infrequent occurrence of a southerly wind bringing Gulf moisture to the
region. Spring and summer bring much more solar radiation to produce convective showers.
The maximum and minimum monthly precipitation show the extreme variation of
precipitation.
-78-
Since such a large portion of precipitation falls during summertime convective storms, even
the aerial distribution can be quite variable. Average precipitation values are made up of many
low precipitation years, and a few heavy years, since most years are below the average. Hail
producing convective storms are a problem. Average snowfall measurements in the region
vary between 30 and 38 inches per year. Even to a greater extent than the total precipitation, a
few large snow storms dominate snowfall averages with most years below average.
MINERAL RESOURCES:
PETROLEUM
Hudson is located in a region that contains favorable petroleum horizons from the Upper
Cretaceous Pierre to the Pennsylvania Fountain formation. Present producing zones include
the Cretaceous Hygiene sand of the Pierre Shale, the "D" and "J" sands of the Dakota, and the
Permian sand of the Lyons Formation. There are also good possibilities for developing
additional petroleum production from the Niobara and Greenhorn formations in the region.
COAL
Hudson lies within the Denver Coal Region but only certain areas have been adequately
investigated. In these areas, estimates are that 335 square miles are underlain by measures
containing 1.700 million tons of sub-bituminous coal, all lying under up to 1,000 feet of
overburden.
SAND AND GRAVEL
Sand and gravel has been found sporadically in the region, and is largely unevaluated.
NATURAL GAS
Natural gas can be found in the Hudson area. However, most of these fields are located in the
surrounding area. Deposits are found to the north, northwest, west, and southwest forming a
horseshoe around the Town.
SOILS:
Knowledge of soil conditions is important in determining physical and cost limitations for
construction, as well as potential danger to both the natural environment and residents of the
community. Problems which include malfunctioning septic systems, footing and foundation
failures, flood damage and erosion can occur by failure to understand the limitations and
capabilities of the soil.
Though it is necessary to perform "on-site" investigation of soil conditions before any
development of an area occurs, a general soils map helps to determine basic development
parameters when formulating the land use plan.
Properties important in evaluating soils for site development are: slope, depth to bedrock,
load bearing capacity, presence of stone or cobble (for roads and streets), drainage, flood
hazard, shrink-swell potential, depth to water table, and corrosivity of the soil.
Shrink-swell potential, specifically, indicates the expected volume change of the soil with
changes in moisture content. These soils are composed largely of clay. Shrinking and
swelling of soil can cause considerable damage to building foundations, roads, pipes, etc.
-79- 7
High shrink-swell potential indicates the possibility of future maintenance problems and the
need for special design modifications or avoidance of certain uses on such soils.
The Wiley-Colby soil complex underlies essentially the entire Town of Hudson. Wiley soil
makes up about 60% of this complex and Colby sods makes up the other 40%. Both of these
soils are deep and well drained, with effective rooting depth of 60 inches or more. Surface
runoff is medium and hazards of erosion from wind and water are moderate.
Environmental plantings which serve as windbreaks do well in this soil. Overall, the Wiley-
Colby soil complex has a fair to good potential for urban and recreational development. All
trees and shrubs adapted to this area will grow. Slow permeability, moderate shrink-swell
potential and a limited capacity for the soils to support a load may create problems in structure
and road design which would have to be offset by proper engineering modifications.
Soil suitability is an important condition in developing a land use plan. The soils which
underlie the town of Hudson are generally acceptable for urban development. Some
engineering modifications, however, may be necessary to offset some of the soils' limitations.
A common problem in the eastern plains of Colorado is the hazard of blowing topsoil from
high winds. This problem can become worse during construction operations. The wise use of
windbreaks and berms, the planting of stabilizing vegetation, and the use of settling ponds
during construction, and other measures will help alleviate this problem.
AGRICULTURE:
Hudson is located in one of the most productive agricultural regions in the nation. The
maintenance of the agricultural character of the county is an expressed goal of the Weld
County Comprehensive Plan. Prime agricultural land as classified by the Department of
Agriculture, Soil Conservation Service, is farmland of national importance. It is land with
adequate and dependable water for irrigation, acceptable acidity or alkalinity, acceptable salt
and sodium content, few or no rocks, permeability to water and air, no excessive erodibility or
saturation with water for long periods or hindrance from flooding. Principle irrigated crops
include sugar beets, com, alfalfa, potatoes, beans, etc. The major dryland crop is wheat,
while rangeland is used mainly for beef and dairy cattle.
WILDLIFE:
There is some wildlife in the immediate Hudson area. However, Banner Lakes, a 930 acre
State Wildlife Area, is located approximately 4 miles east of Hudson. It is a wildlife sanctuary
for small mammals, water fowl, and raptors (birds of prey) and is also a popular water fowl
hunting area during hunting season.
Specific area wildlife include deer, fox, coyote, hawks, herons, rails, and muskrat. The most
important wildlife habitat is riparian woodlands along canals and smaller drainages, cattail
marshes, and water bodies.
'; 3
-80-
ENVIRONMENTAL COMPOSITE:
The following selected factors are mapped as described below, on the "Environmental
Composite" (Map 5) to reflect the areas with natural limitations to growth:
1. Canals--Canals mapped on the composite represent areas of potentially sensitive wildlife
habitats, recreational open space corridors, and obstacles for development of through
roads.
2. 100-year Floodplain--The boundaries of the 100-year floodplain are mapped as described
by the Federal Emergency Management Agency (FEMA) for flood insurance purposes.
Not all areas subject to flooding are necessarily shown by FEMA. Base flood elevations
and flood hazard factors are not determined.
3. Severe Soil Constraints--The "Building Site Development" table of the Weld County Soil
Survey was summarized into soils that generally pose severe limitations (one or more
soil properties or site features so unfavorable or difficult to overcome that a major
increase in construction effort, special design, or intensive maintenance is required) to
building and road construction. "Severe" ratings in the table were given value of 3,
"moderate" a value of 2, and "slight" a value of 1. A total of over 12, across all
building types, classified a soil posing "severe soil constraints" as indicated on the
composite map.
4. Prime Farmland--Classified by the Department of Agriculture, Soil Conservation
Service, prime, irrigated farmland is considered of national importance.
5. Important Wildlife Habitat--The specific recommendations by Tom Lynch, Colorado
Division of Wildlife District Manager, for areas requiring development sensitivity to
wildlife habitat, are mapped on the composite: the Stybr Reservoir area which has been
the location of whooping crane sitings, Ruby Lake (Ireland Reservoir #5), and the area
of marshland northwest of Hudson along Beebe Seep Canal.
-81-
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COMMUNITY FACILITIES AND SERVICES
Community facilities and services are important features of Hudson that contribute to resident
satisfaction. Parks, police, medical care, schools, library, and town hall also contribute to the
quality of life attractive to new development.
PARKS AND RECREATION:
The Town of Hudson is currently in the process of developing a community park on
approximately 24 recently annexed acres on the far northeast corner of town. Features include
a playground and ballfield.
LAW ENFORCEMENT:
The contracted police protection from the Weld County's Sheriff's Department provides
Hudson with police protection within the Town limits. The county officers patrol and issue
citations (accountable to the town). Property protection and control of drug and alcohol
related activities are of concern to Town residents, as they are everywhere.
HEALTH SERVICES:
The Town is served by the Salud Clinic which is open three days a week. Other medical
clinics are located 9 miles to the west, northeast, and south. Hospitals are located 9 miles and
35 miles away. Hudson is serviced by Flight for Life and has an excellent medical unit within
the Fire Department. A local drug store is desired by the residents.
EDUCATION:
Hudson is in School District RE-3J. Hudson Elementary School serves 385 students, grades
K-6. Weld Central Junior-Senior High School, located seven miles east of Hudson, serves 550
students from Hudson and other communities. Both schools are within, or close to, capacity.
Accelerated population growth in the area could result in overcrowded conditions.
OTHER:
Since the 1978 Plan several other community facilities have been improved or added:
a. Hudson Library has moved into its own space on Main and Dahlia Streets.
b. Town Hall is now in a centrally located building on Main and Ash Streets.
c. Prairie View Apartments, senior housing, was built on Main and Date Streets.
x
-83-
CURRENT LAND USE
Land use is defined by the particular activity or function that occupies a tract of land. The
broad categories for such use are: residential, commercial, service, industrial, transportation,
public and quasi-public, parks and recreation, agriculture and vacant.
Any municipality evolves a land use pattern or development scheme. The types, amounts,
intensities, and arrangement of the individual uses within this pattern determine the character
and livability of a municipality. Unoccupied land which is available and suitable for
development can be used to continue the present scheme, or to develop an entirely new
pattern.
EXISTING LAND USE:
Examination of existing land use provides the framework for the preparation of the future land
use plan which is a major component of the Comprehensive Plan. Also, it indicates the
existing problems and opportunities to be considered in preparing implementation measures
such as the zoning ordinance.
The concept of land use, however, is quite different from that of zoning. A land use plan
serves as a guide for making decisions regarding future development of the community. It
includes all activities - private, public and semi-public. In contrast, zoning regulations
constitute a legal document, controlling only private uses of land. Zoning Regulations are one
means of achieving and implementing the goals set forth in a future land use plan.
The Town of Hudson was platted in 1889 by the Hudson City Land and Improvement
Company in order to promote development of the town site. The Town was originally platted
to be approximately twice the size it is today. However, due to slow growth and the need to
centralize the growth that was happening, the Town later reduced the 1914 incorporated
boundary to its present size. Hudson now includes approximately 190 acres (approximately
160 net developed or developable acres, see Table 9). Interstate Highway 76 and the railroad
have approximately 70 acres of right-of-way in the town.
GROWTH PATTERN FACTORS:
Present land use patterns are the result of the following factors:
1. The original town plat, laid out by a railroad engineer, influenced the pattern of
development. The gridiron street system offered the most convenient pattern for
surveying and recording deeds.
2. Highway 52 and Interstate 76 stimulate strip roadway commercial/industrial patterns of
development.
3. The Burlington Northern Railroad virtually divides the town in half. The railroad runs
diagonally through the town conflicting with the north-south gridiron street system.
While the convenient access to a main rail line and interstate are obvious assets, there are
associated problems with land utilization since many pieces of ground are rendered
useless where this gridiron system meets the tracks diagonally. These pie-shaped pieces
of property have remained vacant to this day.
oTh r
-84-
4. Visual aesthetics restrict or encourage development. The interstate highway and the
railroad tracks have compromised residential land utilization to some extent due to noise
and air pollution and visual incompatibility. However, compatible uses such as
commercial business have located in this area where there is easy access by automobile.
5. Land values restrict or encourage certain types of development. There are large vacant
pieces of property around the I-76 interchange. For the present, due to their proximity
to the interchange, these areas have been relegated to much higher uses.
LAND USE BREAKDOWN:
In reference to Table 9, the acreages of vacant land and land within the town used for
agricultural purposes, the total percentage of land available for development is about 38% of
platted land within Hudson. This situation presents an opportunity for improving the town's
urban structure to more suitable patterns without overly disrupting existing uses. Map 6 shows
considerable potential for infili development in the three main categories of land use
(residential, commercial, and industrial).
Residential development exists in all areas of the town and accounts for the largest percentage
of developed land (30.4%). However, the pattern of residential development is changing. As
the commercial district expands, nearby homes are converted into retail enterprises.
Eventually, the dominant use (commercial) will prevail. Presently, a small enclave of
residential between the tracks and I-76 remains fairly well established. The area east of the
tracks is solidly residential and, in all probability, will remain so, with the possible exception
of Beech Street if it is used as an arterial from the new airport. Large vacant areas adjacent to
this residential area offer an expansion area for additional residential development.
Commercial land uses which consist of retail and service trade occupy a very small portion of
Hudson's developed land. Only 6.6% of the land is devoted to this use, a decrease from 1978.
There are two acres in town designated for mobile home use. At Eighth Avenue and Birch
Street is a 1.5 acre parcel and the other area is at Third Avenue and Grape Street. Together
they represent approximately 3.2% of the total town acreage. The area at Third and Grape is
fairly well established for this use; the area located at Eighth and Birch is undergoing some site
improvements, including further setback from Eighth.
Industrial areas are scattered throughout the town. Most industrial land uses are occupied by
warehouses. Total land devoted to industrial use represents only 2.6% of total developed land.
or 0 .
-85-
Table 9
CURRENT LAND USE-TOWN OF HUDSON
LAND USE ACRES % OF TOTAL
VACANT (or inactive 55.1 34.7%
agricultural, April, 1989)
RESIDENTIAL
(S.F. & M.F.) 48.2 30.4%
AGRICULTURAL/
FARM 5.9 3.7%
COMMERCIAL/
OFFICE 10.5 6.6%
SERVICE .1 .1%
MOBILE HOME 3.2 3.2%
INDUSTRIAL/
STORAGE 4.2 2.6%
PUBLIC 7.5 4,7%
PARKS AND
RECREATION 24.0 15.1%
TOTAL 158.7 99.9%
Since the 1978 Plan, approximately 24 acres has been annexed for a town park currently under
construction. This park represents 15.1% of total developed land in Hudson.
f! 2.3-3
-86-
LAND USE POTENTIAL
This section of the Plan looks at likely future growth and land use demands. The future size
and composition of the Town are described, based on set assumptions about what is likely to
occur in and around Hudson. In reading this section, it is important to focus on the overall
trend suggested rather than on specific numbers. The numbers are provided as a means of
demonstrating how population and use trends were derived.
Over the next 5-7 years, it is estimated that Hudson will experience moderate growth. While
precise estimates of future population and land use are difficult to make, the trend analysis
does consider three major occurrences that are likely to impact Hudson at some future date.
These three occurrences are:
1. The new Denver airport which will be located 9 miles directly to the south of the Town
boundaries.
2. The anticipated construction of E-470 which will intersect Interstate 76 roughly 10 miles
to the southwest of Hudson, and
3. The general recovery and improvement of the regional economy that will foster a second
ring of growth around the Denver Metro area.
FACTS AND ASSUMPTIONS:
The facts and assumptions outlined below are based on all available reports prepared for the
new airport, E-470 and statewide economic development forecasts through May of 1989. In
addition, confidential interviews were conducted with representatives of private development
interests and forecast specialists representing both public and private interests.
1. The new airport will be operational by 1995.
2. E-470 will be constructed as planned. The financing of E-470 will be partially funded
by development occurring in and around E-470 and the new airport.
3. Airport related growth is not projected to occur in any substantial way until at least
2005. This is based on the growth experiences documented in the cities of Dallas and
Atlanta.
4. Transportation access is one of the most critical factors that will dictate where growth
will occur. Absolute miles are not as critical as accessibility to a number of destination
points throughout the metro area.
5. The cost of providing infrastructure will be a key factor in where new development
locates. This factor overrides any competitive advantage that one might attribute to low
land costs.
6. Hudson's land costs are competitive with other land closer to the new airport and E-470,
but Hudson's land is not as attractive due to its distance from major destination points
and current lack of comparable public facilities. At present, issues detract from the
community's development potential.
7. Between now and 2015, the majority (79%) of the new development occurring as a result
of the airport will be residential. The estimated potential market-driven development
resulting from the new airport is as follows in Table 10:
-88-
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-87- •,.• . WV Scale North
Table 10
POTENTIAL AREA LAND DEVELOPMENT THROUGH 2015
AS A RESULT OF THE NEW DENVER AIRPORT
LAND USE ACRES
OFFICE 688
INDUSTRIAL 1,183
RETAIL 573
HOTEL 120
RESIDENTIAL 10.000
•
TOTAL 12,674
Source: The Airport Environs Plan, Coley/Forest, May, 1989.
8. Although on-site airport cargo facilities are planned for the north sector of the new
airport, off-site cargo related facilities, service and warehouse facilities will locate along
the 120th Street corridor in Adams county. This assumption is based on the recently
released Airport Environs Plan.
These factors may make it difficult for Hudson to capture any of the low intensity
industrial market even though Hudson lies directly to the north of the new airport
facility.
9. Even with modest near term development near the airport, there will be over 90,000
acres of vacant land within 3 miles of the E-470 corridor that can be developed. 90,000
acres is roughly equivalent to an entirely vacant tract of land the size of the City of
Denver without the newly annexed airport land. If you refer to the potential market (see
factor // 7 above), it becomes apparent that the over 12,000 acres likely to develop as a
result of the airport represents less than 1/7th of the available developable land within
three miles of the E-470 corridor.
10. In addition to the 90,000 acres of developable land close to the airport, Hudson's ability
to capture growth is also influenced to a large extent by some of the larger communities
in closer proximity to the airport and downtown Denver.
GROWTH POTENTIAL:
The development of Hudson's Comprehensive Plan rests on three major considerations:
1. How much land is suitable for development? Of this land how much is preferred for
development?
2. What types of uses are to be encouraged in those areas that are "preferred for
development", and
eel riq .r
-89-
3. Can new development in preferred development areas be adequately serviced by public
facilities and services?
In order to decide which areas are preferred for development and what type of uses are to be
encouraged in those areas, the community should understand the extent to which land can be
developed under existing zoning regulations.
First, we will consider what land is available for development within Hudson given modest
annexation of adjacent land over the next 5-7 years. Next, we will determine what types of
uses are likely to develop.
If we look at the existing zoning and current land use patterns (see Table 9) we can make an
estimate of development potential (Table 11). Currently, about one third of the town is
comprised of vacant land (55.1 acres). We estimate that about 20 acres of the vacant 55 acres
is currently in a residential zone. Of the remaining 35 acres, perhaps 15 acres could be
developed for light industry given the lands proximity to the railroad tracks; 10 acres could be
dedicated to service/commercial given its proximity to both rail and Interstate 76. The
remaining 10 acres is estimated to be developed as mixed residential development -- both
single family and multi-family units. With these figures in mind we can estimate development
potential based on land availability. This can then be compared with population projections
and other demand factors to provide Hudson with a sense of its future growth.
Table it
ESTIMATED DEVELOPMENT POTENTIAL BY LAND USE- TOWN OF HUDSON
NET
DEVELOPABLE N OF SQ.FT.
USE CATEGORY LAND D.U'S COMMERCIAL
SINGLE FAMILY
RESIDENTIAL 16 acres 139 units n/a
(20 acres gross)
LIGHT
INDUSTRY 12 acres n/a 209,000 SF
(15 acres gross)
COMMERCIAL/
SERVICE 8 acres n/a 87,000 SF
(10 acres gross)
MULTI-FAMILY
RESIDENTIAL 8 acres 64 units n/a
TOTAL 44 NET 203 NEW 296,000
DEVELOPABLE DWELLING SF
ACRES UNITS
n. -3 2c-
The estimated development potential assumes the following:
NET ACRES
The net developable land figure assumes no land constraints and minimum land dedication for
infrastructure and amenities (80% of gross land area to allow for roads and open space).
Given that no town fully develops, the net acres should assume modest annexation over the
next 20 years to accommodate the projected type and amount of development.
RESIDENTIAL
Single-family residential units were assumed to site on 5,000 square foot lots. This reflects the
historic platting of the Town. The Town could also accommodate 64 units of mixed
residential on the edge of Town or in yet to be annexed areas. A different type of residential
development could occur on lots on the periphery of the town. These lots may not follow the
historic plat pattern, but rather develop as single/multi-family residential subdivisions at up to
8 dwelling units per acre (8 du/ac).
COMMERCIAL
A floor to ground area ratio (FAR) of 0.25 for commercial development was assumed. Over
the long term, Hudson might be able to capture 87,000 square feet of commercial or service
businesses. (A grocery store is 25,000 square feet, and typical retail uses average about
2,500-3,000 square feet.)
INDUSTRIAL
Light industrial development was assigned a FAR of 0.4. This is the same figure currently
being used by developers in and around the new airport site. The Town could potentially
accommodate 209,000 square feet of light industrial development. The type of development
that might be attracted to Hudson includes warehouse distribution facilities and small
manufacturing/assembly plant operations. Typically, in the Denver area market, particularly
Adams County, companies are currently looking for warehouse space in excess of 100,000
square feet. This includes appliance, liquor, automotive, computer-related, and lumber
distributors to name just a few. The small manufacturing and assembly plants require less
square footage. They typically are looking for between 20,000 and 30,000 square feet of
space.
(Source: Confidential interview with real estate developer representing industrial interests in
Colorado, June 2, 1989.)
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m?'
GROWTH PROJECTIONS
Hudson's recent growth rate has been slow. Due to major anticipated events (Denver airport,
E-470, and general economic uptum), there are several possible growth scenarios which
describe how the Town may develop depending on the economic climate, development trends,
and the Town's initiative to stimulate growth.
GROWTH RATE:
Based on building permit activity, Hudson's growth rate has averaged 2% per year over the
past 10 years. From 1970-1986, the state's population grew by 47%. However, the state has
experienced a net decrease in the last two years due to the net out-migration along the front
range.
(Source: Jobs for the Future, unpublished data supplied by John Niles, May, 1989.)
92- O(9 �^
GROWTH SCENARIOS:
Population projections have been forecast for the Town of Hudson based on the facts and
assumptions listed in LAND USE POTENTIAL above (p. 87). Due to the three major
occurrences that are likely to affect Hudson in the next 20 years and the many uncertainties
related to growth in and around Hudson , three population and land use projections have been
developed for this plan. Scenarios have been developed for low, moderate and high growth.
LOW GROWTH SCENARIO
Population projections for Hudson for 1990 predict an increase of 60 persons between 1987
and 1990, or a growth rate of 2% annually. By the year 2000, Hudson's population is
expected to be just over 1,000, an increase of 19% for the 10 year period (Table 12 below and
Figure 2, page 9). This is roughly the same rate of growth that the Town has experienced
over the past 10 years, and is also consistent with Hudson's growth rate as estimated by
building activity. This low growth scenario assumes modest annexation of adjacent land -- 25
to 30 acres by the year 2000 - and some infill development as projected in the Land Use
Potential Analysis.
Table 12
POPULATION TRENDS FOR HUDSON
1970 1980 1987 1990 2000
HUDSON 518 697 894 954 1,177
WELD COUNTY 89,297 123,438 140,044 147,175 190,372
Source of Weld County figures: Colorado Division of Government - Demographic Section-
Colorado Population Projections, 1989, Larimer-Weld Regional Council of Governments
Population Estimates, April, 1984.
Based on all available data, the low population and use scenario projects an annual increase of
2% in both population and dwelling units over the next 10 years. By the year 2000 there are
projected to be 78 new dwelling units, with a higher than average occupancy rate of 3.5
persons per unit. This scenario assumes that current trends will continue and that the effects of
airport construction and E-470 will not impact Hudson until after 2005.
Growth in the commercial/service uses and industrial/warehouse uses is also expected to be
modest. From 1978-1988, commercial/service acreage increased by 8%. Industrial acreage
increased by 20%. Assuming that this trend continues and that no land will need to be
dedicated for infrastructure or amenities, Hudson can expect 11,000 square feet of new
commercial/service uses and 17,500 square feet of industrial/warehouse_facilities.
-93- of..y o tl'
MODERATE GROWTH SCENARIO
The moderate growth scenario projects a population of 1700 by the year 2000. There are
estimated to be 250 new dwelling units.
This projection assumes that the rates of growth and development more closely resemble the
trends evident in Hudson in the early 1980's, when approximately 19 dwelling units per year
were constructed in Hudson (versus the yearly average of 6 new units per year in the later half
of the 1980's). Under this scenario roughly 250 new dwelling units- both single and multi-
family will be constructed by the year 2000. In order to accommodate this growth it is likely
that an additional 30 to 40 acres of land will need to be annexed by the Town. This scenario
assumes that there will be 10 acres of residential infill development and 20 acres of new land
subdivided for single and multi-family development. Using the higher than national average
figure of 3.5 persons per dwelling unit, in part to reflect the growing family orientation of
Hudson, the population is projected to grow by 800 people over a 13 year period.
The remaining 10 acres of land that would be annexed by Hudson would be comprised of
commercial/service and industrial/warehouse uses, proportional to what exists in Town today.
Thus, there would be an additional 6 acres of new industrial land and 4 acres of
commercial/services uses in Hudson. Using a figure of 25% for land dedication for
infrastructure and services, Hudson can expect to capture 78,500 square feet of new
industrial/warehouse development and another 32,700 square feet of new commercial/service
development.
This moderate scenario is highly dependent upon an overall improvement in the regional
economy. It assumes that there will be in-migration from the Metro area due to Hudson's
attractive small town character and low housing costs. Further, this scenario depends in part
on the completion of the new airport by 1995 and the construction of E-470. The effects of
these developments will provide some secondary demand for development, particularly
housing in the Hudson area.
HIGH GROWTH SCENARIO
The high growth scenario would require Hudson to pursue a very aggressive pro-growth
attitude. Incentives to develop residential, industrial and commercial properties would need to
be provided. Adequate public facilities and services would need to be in place and would need
to be competitive with properties closer to the airport and to downtown Denver. Developable
land with the necessary infrastructure in place would have to be priced below all land that is
closer to the Metro area. The Town would need to aggressively annex land within three miles
of the current town limits.
This scenario assumes that there will be higher than presently projected growth impacts
from the new airport and that these impacts will begin to occur prior to the opening of
the new airport in 1995.
Under this scenario, it is anticipated that the town would attempt to annex and market between
500 and 550 acres of land to development interests. Of this land, it is assumed that 80% will
be marketed for residential development, 10% for light industry and 10% for service/
commercial uses. These ratios are in line with the expected market demand created by the new
airport.
(Source: The Airport Environs Plan, Coley/Forest, May 1989.)
g '21
-94-
This scenario would result in a population of over 5,000, almost six times that of the
current population. This scenario would require the construction of over 1800 new
dwelling units*. Much of the servicing requirements would have to be born by the Town
of Hudson in order to ensure a proportionate level of demand.
Fifty acres of land would be marketed for new commercial/service uses and another 50 acres
for light industry. In light of the market demand projections for the airport and E-470
corridor, it is assumed that one-third of this acreage would be developed in the next 10-15
years. This would result in 217,800 square feet of new industrial use and 136,100 square feet
of new commercial/service use.
CONCLUDING REMARKS:
These three different population and use projections suggest that for planning purposes
only, the Town should position itself to accommodate the amount and type of growth
outlined in the moderate scenario.
It should be noted that these projections assume that the provision of infrastructure and
services will be in line or lower than costs associated with similar development along the Front
Range and that transportation access will be improved to insure easy access to the Denver
metro area.
* This assumes that 400 acres would be for residential development and that 25% of the
land would be dedicated to infrastructure and amenities. The density of this residential
development is calculated at 8 dwellings units per acre.
-95-
TOWN OF HUDSON COMMUNITY SURVEY
In March, 1989, 400 community surveys were distributed to Town residents. The response
rate was 16% (65 surveys). Although the survey cannot be used for statistical purposes,
the following summary results were invaluable for:
1. A general understanding of the residents' attitudes and impressions of what
Hudson is like now, how it has changed, and where it could go.
2. Identifying preliminary goals which are key to the Plan and to the development
of policies for guiding the Town's future.
SUMMARY RESULTS:
1. Which of the following best describes where you live?
1) ( 4 ) West of I-76?
2) ( 16 ) Between Railroad and I-76?
3) ( 13 ) East of Railroad, North of 4th Avenue?
4) ( 31 ) East of Railroad, South of 4th Avenue?
2. Do you presently:
1) ( 59 ) Own
2) ( 0 ) Lease Option to Purchase
3) ( 7 ) Rent
4) ( 0 ) Other:
3. Including yourself, how many persons live in your residence?
5 - 7
4 - 14
3 - 15
2 - 21
1 - 8
4. How many are adults?
3 - 8
2 - 50
1 - 8
5. How many children (17 or under) live with you in your household?
4 - I
3 - 13
2 - 9
1 - 9
0 - 36
d`l,,2'3"
_n6_
6. How many years have you resided in the Town of Hudson?
1) ( 3 ) Less than 1 year 4) ( 4 ) 5 - 6 years
2) ( 12 ) 1 - 2 years 5) ( 1 ) 7 - 8 years
3) ( 2 ) 3 - 4 years 6) ( 44 ) More than 8 yrs.
6a. (IF LESS THAN 8 YEARS) Why did you move to Hudson?
Work - 4
Small Town - 7
Close to Denver - 4
School System - 2
Family - 2
Retired - 2
7. How much longer do you plan to live in Hudson? (CHECK ONE ONLY)
1) ( 1 ) Through the Summer (1989)
2) ( 0 ) 6 - 12 months
3) ( 1 ) 1 - 3 years
4) ( 27 ) More than 3 years
5) ( 37 ) Don't know
8. What factor will most influence your decision in the event you leave? (CHECK ONE ONLY)
1) ( 12 ) Desire for change in living environment
2) ( 1 ) Housing costs are too high
3) ( 5 ) Growth and change in the town, town is becoming too big
4) ( 8 ) Lack of adequate employment
5) ( 0 ) Lack of adequate housing
6) ( 1 ) Lack of professional opportunity
7) ( 1 ) Location of family/friends
8) ( 0 ) Return to school
9) ( 1 ) Too expensive
10) ( 13 ) Other:
11) ( 22 ) Do not plan to leave the area in the foreseeable future
9. What percentage of your total shopping do you estimate you do in Hudson?
0% - 6 35% - 0 70% - 2
5% - 2 40% - 0 75% - 5
10% - 8 45% - 3 80% - 4
15% - 2 50% - 14 85% - 0
20% - 1 55% - 0 90% - 5
25% - 3 60% - I 95% - 1
30% - 3 65% - 0 100% - 1
10. How many cars are owned by members of your household?
5 - 2
4 - 6
3 - 17
2 - 30
I - 7
0 - 3
_97_
y .s.. "3 7
11. What is your sex?
1) ( 31 ) Male
2) ( 34 ) Female
12. What is your age?
1) ( 2 ) Less than 21 5) ( 6 ) 36 - 40
2) ( 3 ) 21 - 25 6) ( 14 ) 41 - 50
3) ( 6 ) 26 - 30 7) ( I 1 ) 51 - 60
4) ( 9 ) 31 - 35 8) ( 14 ) Over 60
13. Which of these categories best describes your marital status?
I) ( 2 ) Single (never married)
2) ( 51 ) Married
3) ( 0 ) Separated
4) ( 6 ) Divorced
5) ( 4 ) Widowed
6) ( 3 ) Living together
14. What was the last level of school you completed?
1) ( 2 ) Jr. High or less
2) ( 10 ) Some high school
3) ( 31 ) High school graduate
4) ( 20 ) Some college
5) ( 2 ) College graduate
6) ( 2 ) Some post graduate
7) ( 0 ) Post graduate degree
15. What is your primary source of income: (CHECK ONE ONLY)
Employer Classification:
1) ( 6 ) Agriculture
2) ( 2 ) Bar/restaurant
3) ( 7 ) Construction
4) ( 0 ) Finance
5) ( 5 ) Government
6) ( 0 ) Lodging
7) ( 14 ) Professional
8) ( 0 ) Real estate/property management
9) ( 4 ) Retail store
10) ( 4 ) Service
11) ( 24 ) Other:
Onl
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16. During the time you have been in the Town of Hudson, which of the following best
represents your opinion of the municipality?
1) ( 23 ) The Town has improved as a place to live
2) ( 25 ) The Town has remained the same as a place to live
3) ( 17 ) The Town has declined as a place to live
PLEASE EXPLAIN:
Expanding Business-positive - 3 negative - 6
Appearance/Cleanup-positive - 7 negative - 10
Water/Roads-positive - 1 negative - 6
Job Opportunity-negative - 1
Apathy - 2
Town Board/Community Involvement - 3
Park - 2
Codes/Ordinances - 2
17. What do you think the quality of life in the Town of Hudson will be like five years
from now?
1) ( 38 ) Will be better than today
2) ( 17 ) Will be the same as today
3) ( 10 ) Will be worse than today
PLEASE EXPLAIN:
Town Board-positive - 4 negative - 2
Water/Roads-positive - 5 negative - I
Clean Up-positive - 2 negative - 1
Growth/Community Pride-positive - 5 negative - 2
Apathy - 3
Law Enforcement - I
Codes-negative - 2
Airport - 2
Financing - I
18. What do you think will be the biggest problems that the Town of Hudson will face
within the next five years?
Apathy - 3
Water - 36
Roads - 13
Growth Problems - 13
Money Use/Financing - 5
Unemployment/Economy - 3
Law Enforcement - I
19. In a few words, what do you think makes Hudson special and/or unique?
Small Town - 20
Friendly - 5
Location - 2
School System - 3
People - 8
Agricultural Base - I
Nothing - 4
Penner Pod - 1
oni t?'"N
-99-
20. ...And in your opinion, what do visitors think makes Hudson special and/or unique?
Small Town - I I
Away from City - 7
Friendly - 9
Pepper Pod - 4
Ouiet - 5
Nothing - 9
"Cowtown" - 5
21. How would you rate the following in importance as a current problem in the Town of
Hudson?
(I) (2) (3) (4) (5)
Very Somewhat Not
Critical Important Important Important Important
1) Availability of Jobs ( 10 ) ( 20 ) ( 19 ) ( 9 ) ( 4 )
2) Availability of
moderate priced housing ( 4 ) ( 21 ) ( 19 ) ( 11 ) ( 8 )
3) Physical improvements
in Town. In which areas ( 40 ) ( 13 ) ( 7 ) ( 2 ) ( I )
Water, Roads
4) Preservation of the
natural environment ( 5 ) ( 25 ) ( 21 ) ( 7 ) ( 5 )
5) Public purchase of
open space land ( 3 ) ( 11 ) ( 15 ) ( 16 ) ( 16 )
6) Preservation of the social
and cultural environment ( 3 ) ( 14 ) ( 20 ) ( 20 ) ( 6 )
7) Preservation of the
educational environment ( 17 ) ( 26 ) ( 16 ) ( 2 ) ( 1 )
8) Zoning and code
enforcement ( 12 ) ( 20 ) ( 21 ) ( 6 ) ( 4 )
9) Annexation of surrounding lands
to accommodate new growth ( 8 ) ( 11 ) ( 19 ) ( 14 ) ( 10 )
10) Impact from New
Denver airport ( 14 ) ( 21 ) ( 9 ) ( 14 ) ( 7 )
I1) Appropriateness of existing zoning
code and boundaries ( 7 ) ( 19 ) ( 19 ) ( 11 ) ( 6 )
12) Town services ( 16 ) ( 18 ) ( 17 ) ( 7 ) ( 2 )
13) Recreation opportunities ( 10 ) ( 16 ) ( 19 ) ( I l ) ( 5 )
14) Regional planning (Town and
County together) ( 8 ) ( 26 ) ( 18 ) ( 7 ) ( 4 )
15) Expanded tourism ( 3 ) ( 9 ) ( 16 ) ( 12 ) ( 22 )
16) Regional transportation ( 0 ) ( I1 ) ( 16 ) ( 23 ) ( 11 )
17) Outflow of dollars from
Hudson ( 14 ) ( 14 ) ( 23 ) ( 5 ) ( 6 )
18) Encourage new businesses/industry
to move to Hudson ( 19 ) ( 24 ) ( 13 ) ( 7 ) ( 2 )
19) Other (Water) ( 16 ) ( 4 ) ( 2 ) ( 0 ) ( 0 )
-100-
22. From the above list, which single area do you think needs the most immediate
attention? (INSERT # FROM Q. 21 -- ONE ONLY)
# 1 - 1 # 8 - 3 # 13 - 1 • # 19 - 5
# 3 - 32 # 9 - 2 # 14 - 1
# 4 - 2 # I1 - 2 # 17 - 4
# 7 - 4 # 12 - 1 # 18 - 3
23. What three specific construction improvements projects would you most like
to see funded in Hudson over the next five years?
Roads - 31 Water - 39
Parks - 3 Curb/Gutter - 14
Sidewalks - 7 Community Center - 4
Junk/Clean Up - 7 Police/Law Enforcement - 3
Business District - 3 Recreation Opportunities - 5
Housing - 2 Odor - I
Fire Protection Improvements - 2 RR Tracks - 3
Trees - 2 Image - 1
24. What do you feel are the 1 most important issues in Hudson that should be
addressed in this planning study?
Water - 28 Law Enforcement - 8
Roads - 6 Codes/Code Enforcement - 11
Clean Up - 9 Curb/Gutter - 5
Education - 4 Housing - 5
Business Development - 5 Recreation - 4
Industry - 1 Airport Impact - 4 Apathy - l
Financing - 3 Preservation of Environment - 4
Employment - 2 Community Involvement - 1
RR Tracks - 1
25. Describe your personal opinion of what Hudson's position should be toward
growth:
I) ( 3 ) A no-growth Town
2) ( 54 ) A planned growth Town
3) ( 7 ) A pro-growth Town
Why:
FISCAL IMPACT ANALYSIS--DETAILED ANALYSIS OF PROPOSALS
Three different types of residential development projects (see Table 2, p. 38) were
analyzed in order to provide a model of the potential fiscal impact of residential
development projects upon local government and School District operating revenues and
expenditures. The analysis does not include the cost of new capital facilities that may
result from new residential development. It does estimate the impact of the demand for
additional public services that are provided by the Town of Hudson. This includes police
protection, parks and recreation and town streets -- services that are typically impacted
by new residential development. Since The Town of Hudson is not in the business of
providing fire protection, sanitation services, gas and electric, solid waste and garbage
collection, these items were not included in the analysis. The analysis also includes a
separate rough estimate of the impact of new residential development on the local School
District, even though Colorado municipalities are not responsible for schools. Community
leaders were interested in this rough estimate since the school mill levy is typically
the major local taxpayer expense.
—102— a} 0 r ",
C_..
PROPOSAL l:
AS CURRENTLY CALIBRATED: TOTAL PER CAPITA REVENUES 442.77
TOTAL PER CAPITA EXPENDITURES 415.67
ENTER THE FOLLOWING DATA:
PROJECT DATA:
BEGINNING YEAR 1990
COMPLETION YEAR 1991
INFLATION 0.00%
CHARACTERISTICS OF HOUSEHOLDS
PERSONS/HOUSEHOLD 3.1
CHILDREN/HOUSEHOLD 1.8
% RENTAL UNITS 10.00%
NO. OF SALES
ROMES PRICE
1990 56000.00
1991 56000.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
LOCAL GOVERNMENT DATA:
PER CAPITA REVENUES
LOCAL TAXES 123.55
INTER GOVT AID 44.00
LICENSES/PERMITS 6.00
MISC 37.22
WATER 232.00
PER CAPITA EXPENDITURES
GENERAL GOVT 93.16
PUBLIC SAFETY 26,88
WATER 189.30
STREETS AND ROADS 85.00
MISC 21.33
PER STUDENT EXPENDITURES -
ANNUAL COSTS 4652.00
OTHER LOCAL GOVERNMENT DATA
GENERAL GOVT MILL LEVY 15.25
SCHOOL MILL LEVY 38.01
ASSESSMENT RATIO 15.00
OTHER MODEL CONSTANTS
STATE CONTRIBUTION TO
SCHOOLS 0,44
-1Uf- 0(':$ 07,r' +f
PROPOSAL 2:
AS CURRENTLY CALIBRATED: TOTAL PER CAPITA REVENUES 442.77
TOTAL PER CAPITA EXPENDITURES 415.67
ENTER THE FOLLOWING DATA:
PROJECT DATA:
BEGINNING YEAR 1990
COMPLETION YEAR 1996
INFLATION 0.00%
CHARACTERISTICS OF HOUSEHOLDS
PERSONS/HOOSEHOLD 2.95
CHILDREN/HOUSEHOLD 1,6
% RENTAL UNITS 20.00%
N0. OF SALES
HOMES PRICE
1990 0 0.00
1991 10 70000.00
1942 20 73500.00
1993 25 77175.00
1994 25 81034.00
1995 30 85085.00
1996 10 89400.00
0 0 0.00
0 0 0.00
0 0 0.00
LOCAL GOVERNMENT DATA:
PER CAPITA REVENUES
LOCAL TAXES 123.55
INTER GOVT AID 44.00
LICENSES/PERMITS 6.00
MISC 37.22
WATER 232.00
PER CAPITA EXPENDITURES
GENERAL GOVT 93,16
PUBLIC SAFETY 26,88
WATER 189.30
TRANSPORTATION 85.00
MISC 21,33
PER STUDENT EXPENDITURES
ANNUAL COSTS 4652.00
OTHER LOCAL GOVERNMENT DATA
GOVT MILL LEVY 15.25
SCNCOL MILL LEVY 38.01
ASSESSMENT RATIO 15.00
OTHER MCOEL CONSTANTS
STATE CONTRIBUTION TO
SCHOOLS 0,44
3 `'" ti
'no 9
-105-
1990 1991 1992 1993 1994 1995 1996
DEMOGRAPNICS - DIRECT
TOTAL POPULATION 0 29.50 89 162 236 325 354
SCHOOL CHILDREN 0 16.00 48 88 128 176 192
GENERAL GOVERNMENT - DIRECT
TAX BASE (000) 0 105.00 326 615 919 1302 1436
REVENUES
PROPERTY TAX 1601.25 4964 9377 14011 19850 21895
OTHER TAXES 3644.73 10934 20046 29158 40092 43737
WATER 1298.00 3894 7139 10384 14278 15576
INTERGOVT 177.00 531 974 1416 1947 2124
MISC 1097.99 3294 6039 8784 12078 13176
SUBTOTAL 7818.97 23617 43575 63753 88245 96508
EXPENDITURES
GENERAL GOVT 2748.22 8245 15115 21986 30230 32979
PUBLIC SAFETY 792.96 2379 4361 6344 8723 9516
WATER 5584.35 16753 30714 44675 61428 67012
STREETS AND ROADS 2507.50 7523 13791 20060 27583 30090
MISC 629.24 1888 3461 5034 6922 7551
SUBTOTAL 12262.27 36787 67442 98098 134885 147147
NET BALANCE 0 -4443.30 -13170 -23868 -34345 -46640 -50639
SCHOOL BOARD - DIRECT
REVENUES
LOCAL 0 3991.05 12372 23373 34923 49476 54573
STATE 0 32750.08 98250 180125 262001 360251 393001
SUBTOTAL 0 36741.13 110622 203498 296924 409727 447574
EXPENDITURES 0 74432.00 223296 409376 595456 818752 893184
NET BALANCE 0 -37690.87 -112674 -205878 -298532 -409025 -445610
TOTALS:
POPULATION 0 29.5 88.5 162.25 236 324.5 354
GOVERNMENTAL BALANCE 0 -4443 -13170 -23868 -34345 -46640 -50639
SCHOOL BOARD BALANCE 0 -37691 -112674 -205878 -298532 -409025 -445610
-106-
PROPOSALy
AS CURRENTLY CALIBRATED: TOTAL PER CAPITA REVENUES 442.77
TOTAL PER CAPITA EXPENDITURES 415.67
ENTER THE FOLLOWING DATA:
PROJECT DATA:
BEGINNING YEAR 1990
COMPLETION YEAR 1994
INFLATION O.00X
CHARACTERISTICS OF HOUSEHOLDS
PERSONS/HOUSEHOLD 2,5
CHILDREN/HOUSEHOLD 1.2
X RENTAL UNITS 90.00X
N0. OF SALES
HOMES PRICE
1990 0.00
1991 2 60000.00
1992 2 63000.00
1993 2 69500.00
1994 2 73000.00
1995 0.00
1996 0.00
0 0.00
0 0.00
0 0.00
LOCAL GOVERNMENT DATA:
PER CAPITA REVENUES
LOCAL TAXES 123.55
INTER GOVT AID 44.00
LICENSES/PERMITS 6.00
MISC 37.22
WATER 232.00
PER CAPITA EXPENDITURES
GENERAL GOVT 93,16
PUBLIC SAFETY 26,88
WATER 189.30
STREETS AND ROADS 85.00
MISC 21.33
PER STUDENT EXPENDITURES
ANNUAL COSTS 4652.00
OTHER LOCAL GOVERNMENT DATA
GENERAL GOVT MILL LEVY 15.25
SCHOOL MILL LEVY 38.01
ASSESSMENT RATIO 15.00
OTHER MODEL CONSTANTS
STATE CONTRIBUTION TO
SCHOOLS 0,44
-107-
1990 1991 1992 1993 1994
DEMOGRAPHICS - DIRECT
TOTAL POPULATION 0 50.00 100 150 200
SCHOOL CHILDREN 0 24.00 48 72 96
GENERAL GOVERNMENT - DIRECT -
TAX BASE (000) 0 180.00 369 578 797
REVENUES
PROPERTY TAX 2745.00 5627 8807 12147
OTHER TAXES 6177.50 12355 18533 24710
WATER 2200.00 4400 6600 8800
INTERGOVT 300.00 600 900 1200
MISC 1861.00 3722 5583 7444
SUBTOTAL 13283.50 26704 40422 54301
EXPENDITURES
GENERAL GOVT 4658.00 9316 13974 18632
PUBLIC SAFETY 1344.00 2688 4032 5376
WATER 9465.00 18930 28395 37860
STREETS AND ROAD 4250.00 8500 12750 17000
MISC 1066.50 2133 3200 4266
SUBTOTAL 20783.50 41567 62351 83134
NET BALANCE 0 -7500.00 -14863 -21928 -28833
SCHOOL BOARD - DIRECT
REVENUES
LOCAL 0 6841.80 14026 21951 30275
STATE 0 49125.12 98250 147375 196500
SUBTOTAL 0 55966.92 112276 169326 226775
EXPENDITURES 0 111648.00 223296 334944 446592
NET BALANCE 0 -55681.08 -111020 -165618 -219817
TOTALS:
POPULATION 0 50 100 150 200
GOVERNMENTAL BALANCE 0 -7500 -14863 -21928 -28833
SCHOOL BOARD BALANCE 0 -55681 -111020 -165618 -219817
1:111125. 1/4'S
;d 25. a;
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•
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•
APPENDICES
APPENDIX A: Sample Petition for Annexation
APPENDIX A
SAMPLE PETITION FOR ANNEXATION
The undersigned, in accordance with Article 12, Chapter 31, Colorado Revised Statutes,
as amended, hereby petition the Town Board, Town of Hudson, for annexation to the Town of
Hudson the unincorporated territory more particularly described below, to be known as
[NAME_OE ADDITION], and in support of said Petition, your petitioners allege that:
(1) It is desirable and necessary that the following described territory be
annexed to the Town of Hudson, Colorado;
[INSERT LEGAL DESCRIPTION]
(2) Not less than one-sixth (1/6) of the perimeter of the area proposed to be
annexed in contiguous with the Town of Hudson, Colorado;
(3) A community of interest exists between the territory proposed to be annexed
and the Town of Hudson, Colorado;
(4) The territory proposed to be annexed is urban or will be urbanized in the near
future;
(5) The territory proposed to be annexed is integrated or is capable of being
integrated with the Town of Hudson, Colorado;
(6) The signatures of the Petition comprise one hundred percent (100%) of the
landowners of the territory to be included in the area proposed to be annexed and said
landowners attesting to the facts and agreeing to the conditions herein contained will
negate the necessity of annexation election;
(7) No land held in identical ownership, whether consisting of one tract or parcel
of real estate or two or more contiguous tracts or parcels of real estate:
(a) Is divided into separate parts or parcels without the written consent of
the landowner or landowners thereof, unless such tracts or parcels are
separated by a dedicated street, road, or other public way;
(b) Comprising twenty (20) acres or more and which, together with the
buildings and improvements situated thereon has an assessed value in
excess of Two Hundred Thousand Dollars ($200,000) for ad valorem tax
purposes for the year preceeding the annexation, is included within the
territory proposed to be annexed without the written consent of the
landowner or landowners.
(8) No part of the area proposed to be annexed is more than three miles from a
point on the municipal boundary, as such was established more than one year before this
annexation will take place;
one
A-1
(9) The area proposed to be annexed comprises [MORE THAN TEN
ACRES AND THE BOARD OF COUNTY COMMISSIONERS OF WELD COUNTY HAS AGREED
TO WAIVE THE REQUIREMENT OF AN IMPACT REPORT AS PROVIDED FOR IN
SECTION 31-12-108.5, CRS, AS AMENDED.] [MORE THAN TEN ACRES AND AN
IMPACT REPORT AS PROVIDED FOR IN SECTION 21-12-108.5, CRS, AS
AMENDED, IF REQUIRED.] [TEN ACRES OR FEWER AND AN IMPACT REPORT AS
PROVIDED FOR IN SECTION 31-12-108.5, CRS, AS AMENDED, IS NOT
REQUIRED.]
(10) The area proposed to be annexed is located within Weld County, [LIST ALL OTHER
SPECIAL DISTRICTS] and no others;
(II) The mailing address of each signer, the legal description of the land owned by
each signer and the date of signing of each signature are all shown on this Petition;
(12) Accompanying this Petition are four (4) prints of the annexation map
containing the following information:
(a) A written legal description of the boundaries of the area proposed to be
annexed;
(b) A map showing the boundary of the area proposed to be annexed, such map
prepared and containing the seal of a registered engineer or land
surveyor;
(c) Within the annexation boundary map there is shown the location of each
ownership tract in unplatted land, and if part or all of the area is to
be platted, then the boundaries and the plat number of plots or of lots
and blocks are shown;
(d) Next to the boundary of the area proposed to be annexed is drawn the
contiguous boundary of the Town of Hudson, and the contiguous boundary of
any other municipality abutting the area proposed to be annexed;
(e) The dimensions of the contiguous boundaries are shown on the map.
(13) The territory to be annexed is not presently a part of any incorporated city,
city and county, or town;
(14) The undersigned agree to the following conditions, which shall be covenants
running with the land, and which shall, at the option of the Town, appear on the
annexation map:
(a) Water rights shall be provided pursuant to Town ordinance;
(b) The owners shall participate in providing Capital Improvement plans and
payment of a fee(s) as may be required by the Town for the area's
services and facilities;
(c) The undersigned hereby waive any and all "vested rights" previously
created pursuant to Section 24-68-103, CRS, as amended;
A-2
.. ,:..:x4,1+,;"S
(d) The undersigned and the Town may enter into a Pre-Annexation Agreement
prior to the effective date of this annexation, which agreement shall be
additional conditions as effectively as if set forth in this Petition.
(15) Petitioner represents that: (Check one)
No part of the property to be annexed is included within any site
specific development plan approved by Weld County, Colorado.
A site specific development plan has been approved by Weld County,
Colorado, which has created a vested right.
EXECUTED this day of 198
[INSERT SIGNATURE BLOCKS AND ACKNOWLEDGMENTSI
A-3
APPENDIX B: Glossary
�.. __.::• n S
APPENDIX B
GLOSSARY
Agricultural
Operations associated with the growing of agricultural crops, plants, or
trees, and the keeping, grazing or feeding of livestock for animal products,
animal increase or value increase. Also included are land uses closely
related to agriculture such as greenhouses and nurseries.
Annexation Law
Standards and conditions which must be met prior to annexing land to the Town
(see Senate Bill 45)
Arterial A street designed to carry large amounts of traffic at speeds of 40 to 55
mph. Land access is discouraged for increased mobility.
Building Codes
Construction regulations and inspection standards for new and remodeled
buildings
Capital Improvements
Municipal facilities and services such as parks, streets, water and sewer
lines
Capital Improvements Program
A CIP shows what services the Town will build, repair, or replace; where these
services are or will be located; and when construction, repair, or replacement
will occur.
Chamber of Commerce
An organization of Town residents and business people whose main objective is
to promote business in the community
Commercial
Commercial residential establishments such as hotels, motels, and tourist
accommodations, and all retail establishments selling retail commodities or
retail-type services to the consumer.
Dwelling Units
A building or part of a building designed for residence, either as a single
family house, mobile home, or unit in a multi-family complex. A dwelling unit
(du) must have a kitchen, bath, and living area.
Collector A street designed to carry a medium traffic volume at speeds of 30 to 40 mph.
Land access and mobility are equally weighted. A collector's function is to
channel traffic from local street to arterial streets.
Development
The result of a land use change from agriculture or open to
residential, commercial, or industrial.
Economic Development Strategy
A strategy which defines the preferred characteristics of new
businesses in the town, the organizational structure for
coordinating business development, and actions and policies
necessary to encourage desirable economic growth.
Future Land Use
Land use expected or proposed to occur at some time in the
future in a particular location.
Highway Commercial
A commercial land use which is dependent upon a highway
location for access and visibility. Generally, a highway
commercial activity serves a regional rather than a local
population and is dependent upon the larger, area population
for support.
Household A group of people, related or not, living in a dwelling unit.
Industrial
Facilities and establishments engaged in the initial processing
or treatment of raw materials and the primary manufacturing or
products which require additional processing; establishments
engaged in the manufacturing of metal and non-metal products
for final utilization or consumption; wholesale activities with
associated warehousing or storage facilities; separately
identified warehousing and open storage facilities related to
such activities as manufacturing, transportation, and retail
trade.
Land Access
A way of approaching or entering a property directly from a
public right-of-way.
Local A street allowing access to adjacent property which serves
local or neighborhood traffic only
B-2
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Open Space
Land which does not have buildings or has not been developed,
and is desirable for preservation in its natural state for
ecological, historical, or recreational purposes, or in its
cultivated state to preserve agricultural, forest or urban
greenbelt areas.
Parks and Recreation
Relatively small developed sites and/or an intensive use of the
land, with both indoor and outdoor recreation facilities such
as gymnasiums, tracks, and tennis courts. Also public open
areas such as parks, playfields, golf courses, and campgrounds.
Public and Quasi-Public
Establishments which are financed by public funds and are
operated as part of governmental function; and uses which are
operated by private individuals or institutions for a public
purpose, but with limited public control or accessibility.
Included are all cultural, educational, medical, and religious
facilities.
PUD Planned Unit Development. A type of development characterized
by a unified site design for a number of housing units,
clustering buildings and providing common open space, density
increases, and a mix of building types and land uses.
Designation of a PUD permits the planning of a project and the
calculation of building densities over the entire development,
rather than on a lot by lot basis.
Residential
All structures for permanent residents, both owner and renter
occupied, grouped according to the number of family units in
the residence; mobile homes or mobile home parks of a permanent
nature.
Service
Office-type activities conducted in office buildings or office
space such as administrative and governmental services;
finance, real estate, and insurance operations; business
services; and professional services such as medical, dental
offices, engineering, legal, accounting and consulting firms.
Also included are wholesale establishments without stocks such
as sales offices and branches, assemblers, and offices of
agents and brokers primarily engaged in wholesale distribution,
but with no warehousing except for samples.
Subdivision Regulations
Regulations which set standards and establish procedures to
ensure adequate water, sanitary/sewer, drainage, public access,
and other public services and improvements for new developments
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