HomeMy WebLinkAbout730674.tiff RESOLUTION
WHEREAS, pursuant to law, the Board of County Commissioners,
Weld County, Colorado, is vested with the responsibility of administering
the affairs of Weld County, Colorado, and
WHEREAS, the Board has adopted a comprehensive plan covering
all of the unincorporated area of Weld County, Colorado, and
WHEREAS, the Town of Erie, Colorado, has adopted a compre-
hensive plan to guide the harmonious development of the Town and its
environs, and has submitted such plan to the Board for approval, and
WHEREAS, the Board has studied said comprehensive plan of the
Town of Erie and has determined that same appears to be in harmoney
with and complimentary to the existing Weld County comprehensive plan.
NOW, THEREFORE, BE IT RESOLVED, by the Board of County
Commissioners, Weld County, Colorado, that the Erie comprehensive
plan, copy of which is attached hereto and made a part hereof by reference,
be, and it hereby is approved as to form.
The above and foregoing Resolution was, on motion duly made and
seconded, adopted by the following vote on the 10th day of December,
A. D. , 1973.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
,
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la .( � -,) , � �_.�._ l
ATTEST Cow,
Weld Count Clerk and Recorder
and Clerk to the Board
( Deputy County Clerk
ED AS TC_EORM: _
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ounty A torney
730.674
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COMPREHENSIVE PLAN
ERIE, COLORADO
March 1973
Prepared By :
Ray $ Associates , Inc .
Planning $ Engineering Consultants
Boulder , Colorado
COMPREHENSIVE PLAN
ERIE , COLORADO
This Comprehensive Plan for Erie, Colorado , was prepared
by Ray and Associates , Inc . , Planning and Engineering Consul -
tants , Boulder, Colorado , under contract with the Town of Erie .
The publication of this report is the result of discussions
and public review of preliminary plans as submitted. In years
to come , implementation of the Comprehensive Plan will be most
important and continued citizen interest will assure success
in the planning program.
Respectfully submitted ,
RAY $ ASSOCIATES, INC .
J
C �
Geology and Planning Engineering
Phillip W. Ray Marshall N. Arlin, P . E.
Planning and Statistics Graphics
Mike K. Mirshab Don L . Anderson
Troy W. Loney
David E. Krueger
TOWN OFFICIALS
ERIE, COLORADO
Board of Trustees Planning Commission
Mayor (Vacant) Chairman Barney Trombley
Trustee Harold Conroe Member Ray Bramlett
Trustee Frank Evans Member Harold Conroe
Mayor Protem William Lawley Member William Lawley
Trustee Max McAfee Member Max McAfee
Trustee Alex Montano Member Steve Melick
Trustee (Mrs . ) Amy Sparks Member Vernon Rein
Town Clerk Town Attorney
(Mrs . ) Francis Bell Theodore Koeberle
Erie Water $ Sanitation District
President Steve Melick
Director Frank Evans
Director Fritz Hefftner
Director William Lawley
Director William Tittle
CERTIFICATE OF ADOPTION
ERIE, COLORADO
This Document adopted by the Erie Planning Commission is
recommended to the Board of Trustees for adoption as the official
Comprehensive Plan for the Town of Erie , Colorado , to protect
and guide the Town ' s physical development ; to promote the general
health and welfare ; to secure safety from fire and other dangers ;
to protect the tax base ; to encourage a distribution of population
and utilization of land which will facilitate economic growth of
the community and to make recommendations providing for adequate
transportation , roads , water supply, drainage, sanitation,
education , recreation , or other public requirements . All maps ,
charts or other descriptive matter accompanying this document
and all other matters intended to form the whole or part hereof
are hereby made a part of this document and are adopted herewith .
ADOPTED THIS 8th DAY OF March , A.D . 1973 ,
BY THE PLANNING COMMISSION OF THE TOWN OF ERIE , COLORADO AND
RECOMMENDED TO THE BOARD OF TRUSTEES FOR ADOPTION.
Signed : /s/ BARNEY TROMBLEY
Chairman, Planning Commission
Erie , Colorado
Attest : /s/ VERNON REIN
Secretary, Planning Commission
Erie , Colorado
ADOPTED THIS 8th DAY OF March , A.D . 1973 ,
BY THE BOARD OF TRUSTEES OF ERIE , COLORADO.
Signed: /s/ WILLIAM LAWLEY
Mayor Protem
Erie , Colorado
Attest : /s/ FRANCIS BELL
Town Clerk
Erie , Colorado
COMPREHENSIVE PLAN
ERIE, COLORADO
TABLE OF CONTENTS
Page
SECTION 1 INTRODUCTION 1 -1
1 . 1 Nature of the Plan 1 - 1
1 . 2 Objectives 1 - 2
1 . 3 Policies 1 -6
SECTION 2 PHYSIOGRAPHIC CHARACTERISTICS 2- 1
2 . 1 Location F, Climate 2-1
2 . 2 Topography 2-1
2 . 3 Soils 2- 2
2 . 4 Geology and Groundwater 2- 5
2 . 5 Drainage 2 - 7
2 . 6 Undermining 2-11
SECTION 3 POLITICAL CHARACTERISTICS 3-1
3 . 1 History of Erie 3-1
3. 2 Erie Town Government 3-1
3. 3 Boulder $ Weld Counties 3- 2
3. 4 Northern Colorado Water Conservancy District 3- 3
3. 5 Special Districts & Associations 3- 8
SECTION 4 PUBLIC FACILITIES AND SERVICES 4 -1
4 . 1 Transportation 4 -1
4 . 2 Electric 4-4
4 . 3 Natural Gas 4 - 7
4 . 4 Telephone 4- 9
4 . 5 Water 4 -11
4 . 6 Sanitary Sewer 4 - 20
4 . 7 Fire, Police , Schools 4 - 23
SECTION 5 SOCIO-ECONOMIC CHARACTERISTICS 5- 1
5 . 1 Economy and Population 5-1
5 . 2 Housing Analysis 5-9
SECTION 6 LAND USE ERIE SERVICE AREA 6- 1
6 . 1 Existing Land Use 6- 1
6 . 2 Future Land Use - Erie Service Area . . . 6- 5
SECTION 7 LAND USE WITHIN ERIE 7- 1
7 . 1 Existing Land Use 7-1
7 . 2 Future Land Use within Erie 7-6
SECTION 8 THOROUGHFARE AND STREET PLAN 8-1
SECTION 9 CAPITAL IMPROVEMENTS 9-1
SECTION 10 IMPLEMENTATION 10-1
i
LIST OF TABLES
TABLES Page
1 Colorado-Big Thompson Water Allotments
1957-1972 3-6
2 Historic Yields of South Boulder Canyon
Ditch 4-12
3 Erie & Prince Reservoir No . 1 Storage
History 4- 13
4 Adjusted Water Rights Yields for Erie . . 4 - 14
S Selected Ditch Rights 4-15
6 Comparison of Income State of Colorado -
Weld County 5-2
7 Specific Comparisons between the inhabitants
of Erie and Weld County 5- 5
8 Past Population Progression of Erie . . . 5- 5
9 Housing by Condition in Erie 5-12
10 Housing by Type in Erie 5- 12
11 Existing Land Use Erie Service Area . . . 6- 3
12 Acreage Allocation for the Erie Service
Area Land Use Plan 6-9
13 Dwelling Unit and Pop . Densities of the
Erie Service Area at Total Development 6 - 9
14 Existing Land Use within Erie 7- 2
15 Allocation of Future Land Use within the
Town of Erie 7 -6
16 Dwelling Unit and Pop. Densities within
Erie at Total Development 7-11
ii
LIST OF ILLUSTRATIONS
Figures No . Page
1 Population Pyramids based on 1970
Census Data for Weld County and State of Colorado S3
2 Attained Level of Education for Weld
County and State of Colorado based on 1970 Census 5- 4
3 Population Projection Erie , Colorado S- 7
Plate No .
1 General Soils Map 2-4
2 Flood Plain & Undermined Areas . . . 2-10
3 Water Lines $ Water Dist 3- 7
4 Existing Thoroughfares 4- 3
5 Power Lines and Boundaries 4 - S
6 Natural Gas Lines 4- 8
7 Telephone Lines and Exchange Boundaries 4- 10
8 Existing Land Use Town of Erie Service Area 6- 4
9 Land Use Plan Town of Erie Service Area 6- 7
10 Existing Land Use Town of Erie . . . 7- 3
11 Land Use Plan Town of Erie 7 " 7
12 Thoroughfare Plan 8- 3
13 Street Improvement Plan 8- 8
iii
SECTION 1 INTRODUCTION
1 . 1 Nature of the Plan
The Erie Comprehensive Plan represents a major effort
to establish a basis for determining the future use of all
private land within the area of influence of Erie , Colorado .
This plan has come from the efforts and directions of the
Planning Commission, the Board of Trustees and interested
citizens .
The general land use plan for the Town of Erie and its
fringe area has evolved from basic land use patterns now
existing , development projections of land owners , physio-
graphic and geologic factors , and special consideration
for various public services . Through modification and
analysis , these factors have been integrated into a Compre-
hensive Plan to reflect in broad terms considerations for
the future growth and development of the Town and its
surrounding environs .
The Erie Comprehensive Plan analyzes , encourages , antici-
pates and guides basic uses of land in the Erie planning
area into planned workable relationships by determining and
identifying integrated land utilization. Only broad recommen-
dations for the future use of all land in the planning area
are proposed. The plan attempts to balance the many land use
requirements of the present and future population for housing,
business , industry, parks , open spaces , recreation, community
facilities , public utilities , transportation and traffic
facilities . Environmental considerations are recognized and
have been taken into account . The environmental concerns are
protection of water resources and their flow ways , preservation
of natural vegetation, prevention of erosion on steeper slopes
and avoidance of areas affected by past underground mining
operations or by floods .
1 -1
Concepts and patterns of the Erie Comprehensive Plan
reflect the awareness of the Town as being the center
_ physically , socially and economically of an area much larger
than the existing Town boundaries indicate . The plan
illustrates this fact by establishing the basis for efficient
area wide planning and administration. Implementation of
the plan will clearly strengthen and more adequately define
the functions to be performed by the core community for a
comprehensively organized urban area.
This planning document is a first step toward comprehen-
sive town planning and as such, attempts to establish a
framework for effective and coordinated area-wide growth. As
elements of this framework , town goals and objectives will
determine policy and direction for short - and long-range
developmental plans for all aspects of the Town' s resources .
Planning itself is a goal . Usually one or more objectives
must be attained to reach a goal . Planning is , therefore ,
concerned with allocation of resources to permit attainment
of the individual objectives necessary for progress towards
the final goal . It is intended that this Comprehensive Plan
capture and define all major factors and realities needed for
future planning efforts of the Town of Erie.
1 . 2 Objectives
The fringe area of Erie, Colorado , has and is experiencing
growth. Whether portions of the fringe area become incor-
porated into the Town or not , these areas will be part of the
total community. The residents of the Town of Erie have the
choice of either allowing the fringe area to develop into an
- uncoordinated urban sprawl which will destroy the ultimate
character of the community or of providing for the planned
orderly development of the Erie area through comprehensive
planning and the service area concept .
1- 2
Part of the area surrounding Erie , although presently
of a rural nature, will within the next few decades assume
an urban character. It is essential , therefore , that the
Comprehensive Plan recognize the potential change in character
of the Town and the influences which will cause these changes .
Thus , the general purpose of this Comprehensive Plan for the
Town of Erie is to develop and analyze current data about the
Town and translate these analyses into a general long-range
guide for growth , which fully interprets the potential for
development of the community from its physical , social and
economic standpoints .
By the adoption of a Comprehensive Plan for the Town
of Erie , the Planning Commission and Board of Trustees have
established goals and objectives which are, in their estimation,
items of the highest priority in the planned orderly develop-
ment of the Town and its surrounding environs . The objectives
of the Erie planning program are as follows :
1 . To serve as a technical aid and guide for
the Town so that the continuing problems
of a changing economy, population, environ-
ment and physical structure may be dealt
-- with knowingly and constructively.
2 . To create a pattern of development which will
be efficient and practical and which will
control the waste of land caused by inappropriate
occupancy.
3. To integrate future development with an overall
traffic circulation system which will link not
only the existing Town circulation plan, but
also existing and proposed County , State and
Federal road systems . Such integration of a
traffic circulation system shall provide for
1- 3
appropriate rights -of-way with adequate widths
prior to the encroachment on such areas by
development .
4 . To preserve adequate open space and recreational
areas throughout the sphere of influence of the
Town for the use of present and future residents
of the Community .
S . To establish development standards relating
to the subdivision of land and construction
of streets and utilities so that future
maintenance costs will be held to a minimum
and so that such improvements will not become
a financial burden upon the existing Community .
6 . To develop and implement a plan for the procure-
- ment of an adequate water supply to satisfy the
needs of the area included in this Comprehensive
Plan .
7 . To prepare and adopt Ordinances which will
protect land values within the present
corporate limits of the Community as well as
in areas which may be annexed in the future.
Such Ordinances shall provide for an environ-
ment of development which will encourage
reasonable and controlled growth within the
sphere of influence of the Town of Erie on a
pay-as-you-go basis . These Ordinances shall
also provide for the preservation of the
public health, safety , and welfare by limiting
development to those areas which do not exhibit
geologic , hydrologic , or environmental problems .
8 . To provide for the long range development of
_ wastewater collection and treatment facilities
for the service area and the existing Town
1-4
which will satisfy the more stringent water
quality standards required by State and Federal
guidelines . Such facilities , where practicable ,
shall consider wastewater collection and treat-
ment of effluent from other portions of the
Coal Creek basin not included in this Comprehensive
Plan in order to provide regional pollution
control .
9 . To acquire , for the benefit of the residents
of the area , those tracts of land as may be
appropriate for such public uses as parks ,
additional school sites , fire stations ,
police stations , libraries or other public
uses which , in the opinion of the Town Board ,
may be appropriate .
10 . To serve as a guide for the consolidation of
special service districts , private service
areas , and other agencies in order to minimize
the duplication of administrative and capital
improvement costs related to the public
services provided by these agencies , both
public and private .
11 . To establish the core area as the focal point
of the Community in regard to civic , cultural
and social functions .
12 . To establish a continuing policy of review
of land use proposals so that needed adjust-
ments may be made as changes in the character
of Erie occur .
13 . To initiate a program of landscaping and
rehabilitation of the core area .
14 . To establish a firm policy of review for
continuous upgrading of public improvements
requirements .
1 - S
1S . To establish a firm policy of referrals and
advisory relationships between the Erie
Planning Commission, the Boulder and Weld
Counties ' Planning Commissions and all other
local public or semi-public bodies and
extend these relationships to the regional
and State levels as may be appropriate .
16 . To adopt a firm policy of review and updating
of this Comprehensive Plan in order to insure
that the objectives of this plan are being
satisfied.
17 . To establish a firm policy for the dissemination
of information to the public by all available
means including encouragement of active
participation by citizens ' committees .
1 . 3 Policies
The policy of guided growth as officially adopted by
the Planning Commission and the Board of Trustees of the Town
of Erie upon the formal acceptance of this Comprehensive Plan,
will encourage growth but will require that the financial burden
of such growth be borne by the future developments in the area .
Such growth shall be viewed by the Erie Planning Commission and
the Board of Trustees in the light of its economic impact on the
Community, environmental considerations and quality and style
of occurrence.
The Erie Planning Commission under the direction of the
Board of Trustees assumes the responsibility of coordinating
activities and programs of the various agencies with juris-
_ diction throughout the Erie service area. Active and continued
participation in the planning processes of separate and distinct
agencies is considered an important function in the implementa-
tion of the Erie Comprehensive Plan.
1-6
By adoption of this Comprehensive Plan and related
implementing Ordinances , the Town of Erie hereby establishes
its support to the concept that future growth should be in
close coordination with existing urban areas within Weld and
Boulder Counties . Erie planning activities in the Town ' s
area of influence will also seek to recognize the planning
activities and programs of Boulder and Weld Counties and of
nearby incorporated jurisdictions or special districts .
Where feasible , planned unit developments will be
encouraged to raise the quality and prestige of development
activity throughout the Town' s area of influence . A
balanced pattern of residential development will be encouraged
in and around the Town to provide housing for all age and
income groups and efforts will be made to reduce or improve
conditions of blight and deterioration . Strip development
along existing or proposed arterial roads will not be
considered in the best interests of the Community. Commercial
and industrial development will be permitted in accordance
with this plan only when such development encourages an orderly
land use pattern, a safe and functional traffic circulation
design, and satisfies all reasonable aesthetic considerations .
The Town of Erie will continue to develop within its
present boundaries and additional utility facilities will
be required to serve these needs . Whether these facilities
can be provided at the lowest possible cost to the Town' s
existing residents depends on the acceptance and implementation
of the service area concept . By offering to provide water
and/or sewer services to outside Town customers only upon
those customers' willingness to agree to several stringent
conditions , the Board of Trustees of the Town of Erie seeks
to achieve :
1 . Planned orderly development of the Town
and its fringe areas , and
1- 7
2 . A sound equitable financial structure for
the municipal utilities .
The service area concept involves :
1 . The determination of that geographic area
surrounding the Town of Erie in which the
Town will consider providing water and/or
sewer service to outside Town customers ,
and
2 . The establishment of terms and conditions
to which outside customers must agree in order
to receive either or both of these services .
These terms and conditions shall include but
not be limited to review of development plans
by the Town of Erie , conformance with this Com-
prehensive Plan and conformance with all
utility extension policies , annexation policies
and construction standards which are now in
effect or which may be in effect in the future .
1-8
SECTION 2 - PHYSIOGRAPHIC CHARACTERISTICS
2 . 1 Location and Climate
The Town of Erie is located in Southwestern Weld County
and eastern Boulder County in Section 18 , Township 1 North ,
Range 69 West of the 6th Principal Meridian and in Sections
13 and 24 , Township 1 North, Range 69 West of the 6th P .M .
The community presently consists of approximately 1 , 067 acres .
Erie is divided by the north-south line of Boulder and
Weld Counties resulting in 818 acres of the town being
located in Boulder County and 249 acres being located in Weld
County . The community is situated approximately ten miles
east of the City of Boulder and approximately two miles south-
east of the confluence of Coal Creek and Boulder Creek.
Climatic data reveals that the Erie area has an average
yearly precipitation of about 16 inches , and that temperatures
vary from - 20°F in January to 100°F in July with a mean annual
temperature of 50 . 8°F . The average growing season is approxi-
mately 163 days .
2 . 2 Topography
The Erie Planning area is part of the Rocky Mountain
Front Range region and exhibits rolling terrain substantially
without exposed rock outcrops . Elevations vary from 4 , 950
feet in the northernmost portion of the planning area to
5 , 310 feet southeast of Erie .
Those areas to the southwest and northwest of Erie ,
gently slope toward the confluence of Boulder and Coal Creeks .
Southeast of Erie the land slopes gently to the east of the
Community Ditch and displays rugged and rolling slopes
toward the west . Consequently , the area between the Community
Ditch and Coal Creek is severely dissected and is undesirable
2-1
for farming or extensive development . The area to the north-
east of Erie is similar to the gentle slopes southwest of town .
The entire area is traversed by many natural and man-made
drainage courses . The areas to the southwest and northwest of
Erie contain several lakes , ponds and reservoirs with Panama
No . 1 Reservoir being the largest body of water in the region .
There are small areas of marsh lands along the creeks , ditches ,
and lakes . Although the area is traversed by many large and
small bodies of water and drainage courses , there are few wooded
areas .
2 . 3 Soils
Plate No . 1 illustrates the distribution of various soil
associations in the Erie Planning area . In general , the soils
found in the Erie area are the result of decomposition of the
underlying sandstone and shale bedrock, or are an expression
of aeolian or fluvial deposits .
Five major soil associations have been recognized and
are classified as follows :
1 . Fluvaquents - Fluvents association
2 . Weld-Adena-Colby association
3 . Samsil-Shingle association
4 . Platner-Ulm-Renohill association
S . Ascalon-Olney-Vona association
The Fluvaquents - Fluvents association is typically
located in the floodplain of Boulder Creek, where surface
slopes vary from 0 to 3 percent . Characteristically, bedrock
in this locale is found at depths greater than 40 inches . This
soil association is commonly located in areas of flood hazard.
Those areas exhibiting the occurrence of this soil association
are severely limited in the use of septic systems as a means
of domestic sewage disposal .
2-2
The Weld-Adena-Colby association is primarily located
on upland plains where slopes vary from 0 to 3 percent . This
association attains thickness in excess of 60 inches . Per-
meability of this soil is moderate to slow and serves as a
fair road fill material . In general , this soil association
does not occur where flood hazards exist . The use of septic
systems as a means of domestic sewage disposal is only moderately
limited in areas where this soil profile exists .
The Samsil-Shingle association is composed of a relatively
shallow, moderately drained clay- loam soil . This soil profile
is found on steeper hillsides exhibiting slopes of 9 to 25 per-
cent . Bedrock is typically less than 20 inches below the sur-
face . Generally, this soil association represents slow to
moderate permeability and severely limits the use of individual
septic systems .
The Platner-Ulm-Renohill association consists of a moderate
to well drained clay loam. The Platner component is generally
found on slopes of 0 to 3 percent while the Ulm and Renohill
components may occur on slopes as steep as 15 percent . The
subsoil profile of the Platner and Ulm components is moderately
to strongly developed , attaining a thickness in excess of 60
inches . Depths of 20 to 40 inches are more typical for the
Renohill . In general, the occurrence of this soil profile
represents moderate to severe limitations on the use of individual
septic systems .
Most extensive of all soil occurrences in the Erie
planning area is the Ascalon-Olney-Vona association. This
soil profile consists of deep, well drained, sandy loam which
attains thicknesses in excess of 60 inches . Typically this
association occurs where slopes vary from 3 to 9 percent and
generally where no flood hazard exists . The use of individual
septic systems is only slightly limited where this soil profile
occurs . Of all the soils found in the Erie area this association
is most susceptible to wind erosion .
2-3
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2 . 4 Geology and Groundwater
Two Upper Cretaceous formations occur as bedrock in the
area covered by the Erie Comprehensive Plan. In order of
decreasing age these are ; the Fox Hills formation, a relatively
thin beach deposit of tan sandstone associated with a few
thin shales , and the Laramie formation, a thick sequence of
sandstones , shales and coal beds .
Fox Hills sandstones are light tan to brown colored ,
strongly cross -bedded and highly iron stained . The formation
is fine grained in the lower portion and exhibits varying
grain size in the upper parts . On the basis of field examina-
tion and comparison of drill logs the formation thickness
appears to average approximately 80 feet immediately to the
west of the Erie planning area where outcrops are accessible .
The Laramie formation is a thick series of sandstones
and shales which is divisible into two parts on the basis
of dominant lithologic type . The upper division consists
almost entirely of shales with some thin beds of sandstone and
lignite . The lower division is mainly composed of sandstones
separated by beds of sandy , carbonaceous shales and interbedded
coals . Sandstones of the Laramie formation are white to tan
colored , even-bedded, and frequently exhibit a polygonal pattern
on weathered surfaces . The over-all range of grain size is
large , but individual beds are well sorted . Most of the upper
portion of the Laramie is absent from the area as a result of
faulting and erosion, but at other locations the upper division
of the Laramie attains thicknesses of 400 to 600 feet . Where
complete sections have been observed the total thickness of the
formation varies from 600 to 1200 feet .
The Denver Basin and the Front Range Anticline dominate
regional structures . The anticline is a long narrow fold whose
axis trends approximately north from Canon City , Colorado , to
the vicinity of Laramie , Wyoming . The Denver Basin is immediately
2-5
east of and parallel to the Front Range Anticline . A system
of dip slip faults which repeat and omit Upper Cretaceous
sediments of the Fox Hills and Laramie formations dominates the
local area. The fault system consists of a major set of north-
east-trending strike faults which is a part of a series that
extends northeast from near the mouth of Coal Creek Canyon to a
point on the South Platte River in the vicinity of Platteville .
Dip slip movement of the fault blocks has caused horsts and
grabens with accompanying repetition and omission of beds between
the faults . Where the Laramie has been exploited for coal the
mine workings have been contained within fault blocks where the
coal has not been removed by erosion. Where movement has
resulted in a horst or upthrown block the mined areas may be
near the surface . An adjacent downthrown block or graben may
contain coal mine areas at considerably greater depth. Typically ,
mined areas in adjacent fault blocks are not interconnected due
to the large vertical displacement of the faults .
The groundwater potential of both the Fox Hills and Laramie
formations is extremely limited. Moderate quantities of
water are obtained from wells drilled into the Fox Hills .
Water quality is generally acceptable for domestic use except
in areas of faulting where water derived from the Fox Hills
may have undesirable levels of iron or hardness . Typical yields
range from 10 to 25 gallons per minute with some water wells
attaining production levels of 100 gallons per minute . Water
yields from the Laramie lithology are extremely limited . When
flows are obtained from the Laramie the water quality is poor ,
exhibiting hydrogen sulfide , iron, and methane contamination
from the coal seams associated with the formation. Where the
Fox Hills is overlain by the Laramie formation proper casing
and cementation procedures must be employed to prevent contami-
nation of the higher quality Fox Hills water by the less
desirable water from the Laramie .
2 -6
In areas which have been mined for coal the abandoned
workings have filled with groundwater . Water from such under-
ground "reservoirs" is of doubtful value when considered as
a domestic or municipal water supply . Extremely high levels
of dissolved solids , sulfate , iron and arsenic dictate that
expensive and sophisticated treatment be employed to produce
water of acceptable quality for domestic and municipal use .
Large quantities of shallow groundwater do exist in alluvial
gravel deposits contained within the flood plain of Boulder
Creek in the northwest portion of the planning area . These
waters could be exploited by the Town of Erie as a potential
water supply only if adjudicated surface water could be
supplied to the stream in an augmentation plan approved by
the State Engineer . The lack of ownership of adequate long
range surface water storage by the Town and the lack of poten-
tial reservoir sites in or near the planning area suggest
that the Town of Erie investigate the use of the alluvial
gravels in Boulder Creek as a part of its long range water
development program. Such a plan could alleviate the need
for large and expensive surface water storage in the future .
2 . 5 Drainage
Boulder Creek and Coal Creek, tributaries to the South
Platte River Basin , are the major drainage courses in the Erie
planning area . The confluence of these two creeks is located
approximately two miles north of the Town. Since the location
and extent of flood plains are important factors in the deter-
mination of land use allocations , both Boulder and Coal Creeks
were studied for the Intermediate Regional Flood (IMF) . The
IMF represents a flood with an average frequency of occurrence
of approximately once in one hundred years . This so-called
"100 year flood" is a minimum standard for the application of
local regulations and flood protection.
2-7
That portion of Boulder Creek upstream of North 95th
Street was previously studied by the U .S. Army Corps of
Engineers . The flood flow data contained in the Corps '
study was used to extend the limits of the flood plain from
95th Street to a point two miles north of the northern limit
of the region under consideration . This extension of the
flood plain limits was based on stream and valley conditions
shown on the latest topographic maps available and is only
a reasonable estimate , rather than a precise determination ,
of the probable occurrences .
The IMF developed by the Corps ' study was 11 , 000 cfs .
below the confluence of Boulder Creek and South Boulder Creek.
This flood creates a flood plain with an average width of about
2 , 500 feet . The flood plain widens to about 3 , 000 feet as
Boulder Creek receives the additional flood discharge from
Coal Creek .
Although exact flood data for the Coal Creek drainage is
sparse the Soil Conservation Service does have limited informa-
tion relative to historic floods on Coal Creek. According to
the SCS the most significant floods on Coal Creek are :
1876 13 , 200 cfs . (at Erie)
1921 7 , 800 cfs . (at Erie)
1938 3 , 500 cfs . (at Erie)
1969 3 , 400 cfs . (at Superior)
A basin analysis of Coal Creek reveals that the Inter-
mediate Regional Flood for this stream at Erie is approximately
8 , 330 cfs . This flow was used to delineate the flood plain of
Coal Creek from Baseline Road downstream to its confluence with
Boulder Creek . Except for the section where Coal Creek has
been channelized within the Town of Erie , the flood plain
definition is only a preliminary estimate based on topographic
maps . South of Erie the Coal Creek flood plain widens to
1 , 000 feet . This indicates that the 100 year flood channel work
2-8
recently accomplished within the Town should be extended to
the properties south of the existing Town limits before such
land is approved for development . Constrictions downstream
from the recent channel improvements in Erie still present
a potential flood hazard to the Town. Some efforts are being
made by both Boulder and Weld Counties to remove and alleviate
these constrictions . These efforts , although commendable ,
are not extensive enough to provide complete 100 year flood
protection to the Town. In the future the Town of Erie
should require property owners north of the community to con-
struct necessary channel improvements on their property as a
requirement to receiving utility service or as a condition of
annexation.
The Intermediate Regional Flood areas for both Coal
Creek and Boulder Creek are illustrated on Plate 2 . Both
flood plains have been integrated into the land use plan as
open space. It is strongly recommended that these areas be
maintained as perpetual open space for recreational purposes
and that no permanent structures be permitted within the IMF
area of either stream.
2-9
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2 . 6 Undermining
Coal mining has historically been a major industry in
the Erie area as is evidenced by the extensive underground
workings . Plate No . 2 indicates the probable extent of these
mined areas as derived from original underground mine maps ,
drill hole information and shaft data. Although this exhibit
has been prepared from the best available data and from informa-
tion believed reliable , anyone using this exhibit must be
cautioned that areas not indicated on the plate may be under-
mined by cross cuts and exploratory drifts that were never
recorded. The Erie land use plan incorporates undermined
areas as open space where insufficient cover exists to support
structures . Room and pillar extraction methods were used to
_ remove the coal and large void areas were created .
Development of the surface areas near known workings
should be preceded by a detailed examination of the mine and
drill hole records and the land surface on an acre by acre
basis . Those areas with known workings having inadequate rock
cover should be exempted as development sites and the overlying
land in these areas should be used for golf courses , parking
lots , parks , and recreational areas . Prior to development the
area will undoubtedly be photographed and contour maps prepared
by photogrammetric techniques . Such photos should assist in
delineating areas of surface subsidence connected with the mined
areas .
Those areas designated as open space on the land use
plan where undermining occurs have been selected on the basis
of conservative analysis . It is recommended that reduction
_ of the outer limits of such areas be considered only after
detailed subsurface information supporting the modification
is provided to the Town of Erie for evaluation.
In Section 13 , T1N, R69W seven coal mines are known to
exist . Typically these workings are 90 to 120 feet below the
surface and were used to exploit a coal seam ranging in thickness
2- 11
from 51/2 to 62 feet . The workings include those of the
Brennan, New Crescent , Star, Jackson, Long ' s Peak, Northrop
and Chase mines . Approximately 160 acres of land are affected
by these mines in Section 13 .
Eight mines occur in Section 24 , T1N , R69W. In general ,
the workings of these mines are situated 45 to 94 feet below
the surface and exploited a 4 to 5 foot thick coal seam. The
workings in this area include those of the Tynon, Stewart ,
Lister , Garfield No . 1 , Marfell , Pinnacle , McGregor and Cleve-
land mines and affect about 150 acres of land in this section.
Upper and lower seams were exploited in the Stewart , Garfield
No . 1 , Pinnacle and McGregor mines .
Workings of the Clayton, State and Columbine mines are known to
exist in Sections 17 , 20 , and 29 , T1N , R68W, involving approxi-
mately 300 , 500 , and 430 acres respectively . The majority of
these workings are less than 250 feet below the surface and
involve coal seams varying from 41/2 to 7 feet in thickness . In
_ selected areas the amount of cover above the workings or the
limited extent of the workings is considered adequate to support
low density development . Where such is not the case the areas
exploited by these mines have been designated as open space .
The only extensive mine workings known to exist in
Section 18 , T1N, R68W are associated with the McGregor mine
and involve approximately 65 acres in the southeast portion
of the section . Two seams were exploited by this mine and
the upper workings are within 45 feet of the surface .
In Section 19 , T1N, R68W five coal mines are known to
exist . Typically these workings are 90 to 118 feet below the
surface and were used to exploit two coal seams , each ranging
in thickness from 4 to 5 feet . The workings include those of
the Briggs , Garfield No . 2 , Lloyd, Mitchell No . 2 and the
Lehigh mines and affect approximately 175 acres of land in
this section.
2-12
The only known workings located in Section 31 , T1N ,
R68W are associated with the Parkdale mine and effect approxi-
mately 135 acres . Less than 150 feet of cover exists over
these workings .
2-13
SECTION 3 POLITICAL CONSIDERATIONS
3 . 1 History of Erie
The first settlement of the Erie area by patent
took place in 1871 . Throughout the history of the Eric
area ranching and coal mining have played an important
part in the economics of the region . Substantial areas
around the present Town of Erie were homesteaded by prominent
early settlers in the Boulder and Coal Creek basins . The
Town of Erie was originally incorporated in 1874 instituting
a Mayor-Council form of Government . The population of Erie
has varied considerably throughout its history depending on
the economic status of the mining and ranching industries
to which it is closely related. Between 1864 and 1880 there
were approximately 300 permanent residents in the Community.
Gradually the population rose to approximately 1 , 000 residents
and from 1930 to the present has varied between 874 and 1 , 090
persons .
In recent years Erie has materially increased the land
area contained within its corporate limits by annexation of
property adjacent to the south and west boundaries of the
Community and by annexation of property adjacent to the
eastern Town limits . No development activity has taken place
in the area annexed to the west and south of the original
corporate limits . The area to the east of Town extending
from Coal Creek to the right-of-way of the Union Pacific Rail-
road on the east is in the process of site preparation for
use as an industrial park for light industrial use .
3 . 2 Erie Town Government
The Town of Erie is administered by a Mayor-Council form
of Government consisting of a Mayor and six Trustees . The
Mayor is elected for a two year term and the terms of service
- for the Trustees are split equally between two and four year
3-1
terms . Generally , the Board of Trustees meet in regular
session on the first and third Mondays of each month. In
accordance with Colorado Statutes the Town has established
a Planning Commission which consists of seven appointed
members . The Planning Commission reviews and makes recommenda-
tions to the Board of Trustees and the Mayor in regard to
building , zoning , subdivision and other land use matters . The
Board of Trustees administers the general business of the
Town and operates the Town water utility through a sub-
committee.
Municipal sanitary sewer facilities are administered by the
Board of Directors of the Erie Water and Sanitation District ,
a quasi Municipal Corporation established under the Special
District Statutes in the State of Colorado. The administrative
Board of the Sanitation District consist of a President and
four Directors with regularly scheduled meetings occurring
the second Monday of each month.
3 . 3 Boulder and Weld Counties
Until recently the incorporated area of Erie was located
entirely in Weld County. Annexations to the west have resulted
in extension of the incorporated area of the Town into Boulder
County. Historically, neither Boulder nor Weld County officials
have expressed active interest or expended much effort on
improvements in this isolated area of their respective counties .
To a great extent this lack of interest has been due to the
low economic base of the Erie area , lack of initiative by
local public officials and isolated geographic location in
regard to the mainstream of development in the respective
counties .
This division of the Erie planning area by the Boulder-
- Weld County line creates many administrative problems for local
government . Separate and distinct planning and subdivision
3- 2
regulations are applied to different portions of the planning
area. Different tax assessments are applied to the property
within the Erie planning area and separate administrative
procedures are involved in the review processes involving
development depending upon the county involved.
Planning regions established by the State of Colorado
tend to follow county lines and Erie is in two separate
regional planning areas . Boulder County is a member of the
Denver Regional Council of Governments whereas Weld County
is a member of the Larimer-Weld County Regional Planning
Commission. Both areas are presently within the Regional
Transportation District but Weld County is attempting to
remove itself from this entity.
Growth characteristics of these two counties have been
quite different over the past twenty years . Population in
Boulder County has tripled since 1950 , primarily due to the
impact of I . B.M. and satellite industries associated with
this concern. During the same period, the population of Weld
County has increased by only one-third. The plains area in
Boulder County has undergone substantial urbanization whereas
Weld County has and is maintaining a rural emphasis .
The Town of Erie has tended to be caught between the
somewhat different philosophies of these two county governments .
Implementation of the Erie Comprehensive Plan requires close
coordination between Erie and the Boulder and Weld Counties '
officials . For such plan to be effective both counties must
_ be willing to coalesce their respective regulations and attitudes
applicable to the Erie planning area into meaningful support of
both the Erie Comprehensive Plan and the desires of local
government .
3. 4 Northern Colorado Water Conservancy District
That portion of Erie situated in Weld County is not
presently within the Northern Colorado Water Conservancy
3- 3
District . This prevents Erie from obtaining Big Thompson
water for direct use , storage or trade . Erie is ideally
situated downstream from the Boulder Supply Canal which delivers
Big Thompson water to Boulder Creek. The Board of Directors
of the District have become less and less inclined in recent
years to accept new areas into the District . It is recom-
mended that Erie attempt to be included into the Northern
Colorado Water Conservancy District at the earliest possible
date . Plate 3 illustrates the present boundaries of the
Northern Colorado Water Conservancy District and those areas
which the District will consider for inclusion for domestic
water service . Since a substantial portion of the Erie
planning area is within the District it is essential to the
implementation of the Erie Comprehensive Plan that the
boundaries be re-aligned to include all the planning area
within the Northern Colorado Water Conservancy District .
The general policy of the Board of Directors of the
Northern Colorado Water Conservancy District has been to
require a new area to pay all back taxes of the District
since 1937 , including interest . This amount is determined
by calculating the annual tax assessment that would have
been paid each year since 1937 on the annual assessed
valuation of the property to be included . Based on an
average annual assessed valuation of $500 ,000 the total
tax assessment for inclusion would be approximately
$15 , 000 .
Colorado-Big Thompson water is the most stable source
of water supply in northeastern Colorado . The short and long
term benefits to the Erie area of being included in the Northern
Colorado Water Conservancy District cannot be overemphasized.
_ Such inclusion permits Erie to be extremely flexible in future
water development plans .
3-4
The Colorado-Big Thompson is operated by the Bureau of
Reclamation to provide supplemental water to water users in
Northeastern Colorado and consequently the water allotments
as determined by the Northern Colorado Water Conservancy District
are dependent on both the availability of and need for Project
water . Availability is dependent on water supply conditions
in the area of the Project ' s western slope collection system.
The need for Colorado-Big T water is measured by weather and
water supply conditions in Northeastern Colorado .
Colorado-Big T water rights and water deliveries are
measured in terms of acre-foot units . There are a total of
310 , 000 acre-foot units of Project water and consequently the
holder of one acre-foot unit is entitled to one-three hundred
ten thousandth (1/310 , 000) of the total Project deliveries in
a given year .
It is the practice of the Northern Colorado Water Con-
servancy District to declare on the first Friday in April
the percentage allotment of Project water to be delivered
during the coming irrigation season. If weather and water
supply conditions warrant , a supplemental allotment is declared
in June or July. The water yield to a holder of Colorado-Big T
water is directly related to the percentage allotment. Thus
in a year having a 60 percent allotment , the holder of 100 acre
foot units of Colorado-Big T would be entitled to 60 percent
of 100 acre-feet , or 60 acre feet . Colorado Big T percentage
allotments for the years 1957 through 1972 are summarized in
the following tabulation.
3-5
Initial Supplemental Total
Allotment Allotment Allotment
Year (%) (%) (%)
1957 60 0 60
1958 100 0 100
1959 80 0 80
1960 60 10 70
1961 60 0 60
1962 60 15 75
1963 70 30 100
1964 70 20 90
1965 60 0 60
1966 70 30 100
1967 70 0 70
1968 60 0 60
1969 70 0 70
1970 60 0 60
1971 60 0 60
1972 70 10 80
*Information obtained from the Northern Colorado Water
Conservancy District
TABLE 1 COLORADO-BIG THOMPSON WATER ALLOTMENTS 1957-1972*
On the basis of historical allotments , it can be seen
that the firm annual yield of an acre- foot unit of Colorado-
Big T water should be taken as no more than 0 . 6 acre-feet .
Although some Big T water is utilized for domestic pur-
poses by municipalities and water districts , the project is
normally operated only during the irrigation season of April
through October.
According to the Northern Colorado Water Conservancy
District the most recent firm sales of Big Thompson water
have been at the rate of $260 per unit . On this basis the
present value of an acre foot of water as compared to a pro-
ration of the Big Thompson allotments would be as follows :
dry year $260/ . 6 = $434 . 00 per acre foot
average year $260/ . 77 = $338 . 00 per acre foot
wet year $260/1 . 00 = $260 . 00 per acre foot
3-6
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3 . 5 Special Districts and Associations
As illustrated on Plate 3 the Left Hand Water Supply
Company presently serves water to a portion of the Erie
planning area. Domestic water service from Left Hand to
a development requires that the development pay certain
membership fees and provide specific facilities . In general ,
one membership in the Left Hand Water Supply Company is
considered the equivalent of one single family residence.
An applicant for service from Left Hand must pay a $1 , 000
membership fee for each single family equivalent . In addition,
one unit of Big Thompson water is required for each membership.
Such uses as mobile homes consist of four mobile homes per
membership , for fee calculation purposes .
Where no water mains presently exist , an applicant for
service must construct the necessary line extension at his
expense. Where water mains are already in place the appli-
cant for service must pay a frontage fee based on the lineal
footage of water main adjacent to the applicant ' s property.
The cost of all internal distribution lines and other necessary
appurtenances such as storage and pumping stations must
be borne by the applicant requiring the service. Typically,
residential developments are served by means of a master
meter. Residential service charges of the Left Hand Water
Supply Company are as follows :
Minimum fee of $12 . 00 per month for up to 5 , 000 gal .
Additional fee of 70O1 , 000 for usage between 5 , 000 and 10 , 000 gal .
Additional fee of 60O1 , 000 for usage between 10 , 000 and 20 , 000 gal .
Additional fee of 30O 1 ,000 for usage over 20 ,000 gal .
3- 8
The Brownsville Water and Sanitation District is the
only other water distribution entity in the Erie planning
area. This entity was formed under the enabling statutes
of the State of Colorado for Special Service Districts and
encompasses approximately 300 acres due west of Erie in the
area of the Brownsville subdivision. The land presently
included in the District contains 285 residential lots upon
which 150 homes have been constructed. Management of the
District anticipates attaining total development in the
District within three years .
Two 550 foot water wells provide the source of water
for the District system. Application has been made by the
District for permission to install two additional wells . The
distribution system of the District operates from a 100 , 000
gallon storage reservoir and provides an average static
pressure of 55 psi .
It is represented by management that the District is
in excellent financial condition. At this time the District
has a $30 , 000 cash surplus and additional bonding capacity
of $390 ,000. Revenues are received by the District from
connection fees and use revenue. Average monthly residential
water use in the District is approximately 10 , 000 gallons .
Present fees and charges for service from the District are
as follows :
Connection Fee $500 plus cost of installation
Monthly Charges $12 . 50 min. fee for first 10 , 000 gal .
Additional fee of . 454/1 ,000 for
usage in excess of 10 , 000 gallons
per month.
In June , July and August the monthly charges are $12 . 50 min.
fee for the first 15 ,000 gallons with an additional fee of
. 354/1 , 000 for usage in excess of 15 , 000 gallons .
3-9
Although the District was originally formed as a
water and sanitation district , no central sewer system has
been installed. All residential dwellings within the District
employ individual septic systems as a means of domestic
sewage disposal . No firm plans presently exist for installing
public sanitary sewer in the Brownsville Water and Sanitation
District but management indicates that the District anticipates
such an installation within five years , using 75% Federal
financing .
3-10
SECTION 4 - PUBLIC FACILITIES AND SERVICES
4 . 1 Transportation
Plate No . 4 illustrates the location of major roads
and railroads in the Erie planning area. This exhibit
classifies the major vehicular corridors into three major
categories - Interstate highways , State highways and County
roads . The main rail lines of the Union Pacific Railway and
Chicago , Burlington and Quincy Railway are also indicated.
Interstate Highway 25 , with a right-of-way width of
approximately 300 feet is the most traveled road within the
region. Interstate 25 is a limited access highway with only
three interchanges at three mile intervals along its length
through the region. These interchanges are located at the
intersections of I- 25 and Baseline Road , Weld County Road
No . 8 and State Highway 52 .
State Highway 52 , with a right-of-way width of 120
feet , is coincident with the northern limit of the planning
area and is the second major road in the region. Highway
52 provides excellent east-west circulation and easy access
to the I . B.M. facilities located approximately mid-way between
Boulder and Longmont .
State Highway 287 , with a variable right-of-way width
of 60 to 140 feet , provides secondary north-south circulation
between the northern Front Range communities of Fort Collins ,
Loveland, Longmont , Lafayette , and Broomfield. This State
highway is coincident with the western boundary of the Erie
planning area.
Baseline Road or State Highway 7 , with a 60 foot
right-of-way in Boulder County and a 75 foot right-of.-way
at the Adams-Weld County Line , coincides with the extreme
southern boundary of the Erie planning area. This road in
4- 1
comparison to other major highways in the region is not
suited to high speed travel and is generally not used by
long distance commuters . The bulk of the traffic on
Baseline Road is generated by developments situated adjacent
to its right-of-way between Boulder and Lafayette.
The rights-of-way of the above mentioned highway and
of the rights -of-way of several other minor county roads
are used by many utility companies for the extension of
utility facilities . Except for certain electric and telephone
lines all utility lines are buried in highway rights-of-way
adjacent to and outside of the traveled road surface. The
approximate locations of these utility lines and other
related information are shown on other exhibits elsewhere in
this comprehensive plan.
4- 2
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4 . 2 Electric Utilities
The Erie planning area is located in two electric utility
service areas . The portion of the planning area in and around
the Town of Erie and in Boulder County falls within the service
area of the Public Service Company of Colorado . That portion
of the planning area in Weld County east of the existing corporate
limits of Erie is serviced by the Union Rural Electric Associa-
tion of Brighton, Colorado . The locations of service area
boundaries and transmission facilities for both electric com-
panies are illustrated on Plate 5 .
The Town of Erie has a franchise agreement with the Public
Service Company of Colorado for electric service . A boundary
settlement agreement established approximately ten years ago
between the Public Service Company of Colorado and the Union
Rural Electric Association provides that the lines are to be
sold to Public Service and electric service relinquished by
REA when an area receiving electric service from REA is annexed
to the Town.
Extension policies of the REA provide that service exten-
sions for a permanent use are installed at the expense of REA.
Where an extension of electric service is made to any other
use that is not permanent , the user is required to pay 650 of
the installation cost . This investment by the user is refunded
if and when permanency of use has been established . Tabulated
below are the present residential and small commercial rates
for electric service from REA:
Rural Residential Rates
50 kwh - 10¢ for each kwh with a minimum of $5 . 00 a month
Next 50 kwh - 4a¢ for each kwh
Next 900 kwh - 1 3/4¢ for each kwh
Over 1000 kwh - 1 . 3¢ for each kwh
Small Commercial Single Phase
100 kwh - 8¢ for each kwh with a minimum of $8 . 00 a month
Next 900 kwh - 1 3/4¢ for each kwh
Over 1000 kwh - 1 . 3¢ for each kwh
4-4
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The Public Service Company of Colorado also makes a
differentiation between permanent service and indefinite ser-
vice , and has developed Plan A and Plan B respectively in regard
to its extension policies . Plan A is applicable to overhead
powerline extensions where the use of the service is to be perma-
nent and where a continuous return to the company of sufficient
revenue to support the necessary investment is assured in a
rural area . Sufficient revenue is determined to be 11% of the
cost of the total investment required for the service extension .
This amount must be received as revenue each month or in the
case of seasonal service must exceed 18% per year. If revenue
percentages cannot be met then a Revenue Guarantee Contract must
be entered into by the applicant and Public Service . In this
contract the applicant agrees to pay to the Public Service Com-
pany, on a continuing basis , the amount of revenue required to
support the Company' s investment .
In general terms the Company will not invest money for
line extensions without a guaranteed return. Plan B has been
prepared in which Public Service asks an applicant with indefinite
service requirements to underwrite a necessary line extension
by advancing to Public Service , prior to construction of the
extension, a refundable construction deposit . The Company
will then refund, without interest , a portion or all of the
construction deposit during the five year period immediately
following the opening date of a given line extension . The
portion refunded will amount to 20% of the annual revenues
received for service from the line extension.
Monthly charges for general residential service are based
on the following tariff as approved by The Colorado Public
Utilities Commission.
First 20 kilowatt hours or less used $ 1 25
Next 60 kilowatt hours used , per kwh . 043
Next 920 kilowatt hours used, per kwh . 025
All over 1 , 000 kilowatt hours used, per kwh 015
MONTHLY MINIMUM 1 25
4-6
Electric rates for residential underground service are
somewhat higher as indicated in the following tabulation .
First 20 kilowatt hours or less used $ 1 . 90
Next 60 kilowatt hours used, per kwh . 053
Next 920 kilowatt hours used, per kwh . 027
All over 1 , 000 kilowatt hours used, per kwh . 015
MONTHLY MINIMUM $ 1 . 90
Tariff revisions for Public Service Company are presently under
consideration by the Public Utilities Commission of the State
of Colorado and the above described rates may be increased in
the near future .
4. 3 Natural Gas
Natural gas is available to only a limited portion of the
Erie planning area at this time . The locations of existing
natural gas facilities are illustrated on Plate 6. In general ,
line extensions are made at the expense of the Public Service
Company when demand for natural gas in an area is sufficient to
justify the extension. Residential service is provided in the
Erie area under the following tariff as approved by the Public
Utilities Commission .
First 400 cubic feet or less used $ 1 . 26
Next 1 , 600 cubic feet used, per 100 cubic feet . . 11242
Next 6 , 000 cubic feet used, per 100 cubic feet . . 05742
Next 6 , 000 cubic feet used, per 100 cubic feet . . 05042
Next 6 , 000 cubic feet used, per 100 cubic feet . . 04842
All over 20 ,000 cubic feet used, per 100 cubic feet . . 04642
MONTHLY MINIMUM $ 1 . 26
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4 . 4 Telephone
At present the northernmost 700 of the Erie planning area
is located in the Longmont Exchange of Mountain Bell whereas
Boulder , Lafayette and Louisville are in the Denver Metro
Exchange resulting in toll free calls between these communities .
Direct calls from Boulder to Erie are presently billed at the
following toll charges .
8 A.M. to 5 P .M. 35¢ first three minutes
12¢ each additional minute
5 P .M. to 11 P .M. 26¢ first three minutes
9¢ each additional minute
11 P .M. to 8 A.M. 13¢ first minute
6¢ each additional minute
Mountain Bell has indicated that the Erie area would be included
in the Denver Metro Exchange when sufficient demand has been
generated in the area to make such an inclusion economically
feasible .
Plate 7 illustrates the locations of telephone lines and
exchange boundaries . As can be seen from this exhibit the
great majority of the telephone lines in this region are under-
ground except for the original incorporated area of the Town of
Erie. It is recommended that Erie further the concept of
undergrounding by requiring this type of installation in its
subdivision regulations . As improvements are made within the
core area efforts should be made to underground the existing
overhead lines within the town.
4-9
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4 . 5 Water
Erie is not within the area considered by the Metro
Water Study prepared in 1969 by the Denver Regional Council
of Governments . As stated in the DRCOG report "Erie is not
within the boundaries of the integrated plans contained". . .
in the study. The general context of the DRCOG study and
its predecessor study the Metropolitan Water Study, May , 1965 ,
by the Inter-County Regional Planning Commission indicates
that the Erie area is presently too far from major population
centers to be considered a part of any regional water
development plan. Although several integrated plans are
suggested for other communities in the DRCOG Study, none
includes the Erie area as a viable and contributing community.
This attitude implies that , although it is on the border of
the Denver Metropolitan Statistical Area, Erie and its
surrounding area must devise and implement its own water
resource and distribution facilities plan.
Present water rights of the Town of Erie consist of
120 shares of a total of 610 shares outstanding in the South
Boulder Canyon Ditch Company. This ditch owns adjudicated
rights in South Boulder Creek comprised of:
Priority #21 , dated May 15 , 1870 , adjudicated for
26 . 37 cfs .
Priority #24, dated May 15 , 1871 , adjudicated for
59. 63 cfs . Subsequently 20 cfs were abandoned.
The effective total of these decrees provides for 66 . 0
cfs . In a preliminary planning study dated July, 1968 ,
and prepared by Nelson, Haley , Patterson $ Quirk, Greeley ,
Colorado , it was assumed that Erie could receive 1 , 545
acre feet of water, less ditch losses with sixty days ditch
flow at full decree. Examination of the historic diversions
4-11
made by the South Boulder Canyon Ditch Company indicates
that the yield per share has been substantially less than
the theoretical legal amount allowed. Table 2 illustrates
typical yields of the South Boulder Canyon Ditch.
Headgate
Yield/Year to Erie
Yield/Share Based on 120 Shares
33 year average (1936
to 1968) 4 . 2 Ac. Ft . 504 Ac . Ft .
dry period average
1953- 54- 55) 2 . 67 Ac . Ft . 320 Ac. Ft .
dry year yield
(1954) 0 0
wet period average
(1955- 56- 57) 4 . 8 Ac . Ft . 576 Ac . Ft .
TABLE 2 HISTORIC YIELDS OF SOUTH BOULDER CANYON DITCH
As can be seen from Table 2 , the annual yield that Erie
can expect from the South Boulder Canyon Ditch is 320 acre feet .
The zero yield in 1954 dictates that Erie must have carryover
storage capability and rights of sufficient seniority for such
dry periods .
In addition to the ditch yields , Erie owns the Erie
Reservoir and Prince Lake No. 1 . These storage rights
provide the following storage capacity.
Erie Reservoir 264 . 40 acre feet
Prince Lake No. 1 90. 32 acre feet
Total storage 354 . 72 acre feet
4-12
The need by Erie to acquire water rights of sufficient
seniority is emphasized by the following tabulation of
reservoir performance during the period 1953 to 1956
inclusive.
Erie Reservoir - Capacity 264 . 4 acre feet
Year May 1 June 1 Nov. 1
1953 25. 9 ac. ft. 207 . 3 ac. ft . 25 . 9 ac . ft .
1954 20 ac. ft . - 50 ac . ft .
1955 25 ac. ft . 133 ac . ft .
1956 4 ac. ft . 50 ac. ft .
Prince Reservoir No . 1 - Capacity 90 . 32 acre feet
Year May 1 June 1 Nov. 1
1953 27 ac. ft. 80 ac . ft . 40 ac . ft .
1954 0 0 0
1955 0 0 0
1956* 0 0 0
*Erie was able to fill on their shares in South
Boulder Canyon Ditch.
TABLE 3 ERIE 6 PRINCE RESERVOIR NO. 1 STORAGE HISTORY
Therefore, present annual water capability of rights held
by Erie amounts to:
South Boulder Canyon Ditch 320 . 00 acre feet
Storage 354. 72 acre feet
_ 674 . 72 acre feet
This assumes carryover storage capability to preclude
zero flows in dry years and is not adjusted for ditch
and reservoir loss . Table 4 indicates the yield of these
water rights when adjusted for ditch and reservoir loss .
4- 13
South Boulder Canyon Ditch
(Loss calculated @ 250) 240. 0 acre feet
Erie $ Prince Lakes
(65 acre feet loss to
evaporation) 289. 7 acre feet
Adjusted Annual Yield to Erie 529 . 7 acre feet
TABLE 4 ADJUSTED WATER RIGHTS YIELDS FOR ERIE
Historically, Erie has experienced continuing water
supply problems . Several attempts have been made by the
town to acquire additional water rights to augment its
present supply. Recent improvements have been made to the
raw water storage, treatment plant and treated water storage
facilities of the Town. These improvements were designed
- in order for the water utility to properly serve a population
of 1, 350 . In addition, individual water meters were installed
throughout the community in 1972 .
The present population served by the water utility
is 1 , 090 with a typical household containing 3 . 22 persons .
Therefore , the Erie water system can only accommodate
approximately 80 additional residential dwellings before
extensive expansion of water source and storage facilities
will be required. The water treatment plant will accommodate
in excess of 3 , 000 population if sufficient finished water
reservoir space is available to accept the production of
the plant during periods of low demand.
It is abundantly clear that in order to accommodate
even limited growth Erie must begin an immediate and
aggressive program of water rights acquisition. An essential
ingredient to such a program will be the establishment of
rules whereby new subdivision developments are required
to dedicate to the Town water rights of sufficient priority
such that the rights will yield approximately 1 . 5 times
the water required for the new subdivision. This concept
should be incorporated in the Erie subdivision regulations .
4 -14
Under a policy of this type the Town should increase
its raw water inventory over a period of time and eventually
have a reasonable water right reserve. As previously
stated, inclusion into the Northern Colorado Water Conservancy
District is also an essential requirement if Erie is to
adequately solve its raw water inventory problems .
In addition to the above described steps the Town
must establish a program of water rights acquisition
of its own by the option and purchase of any available
direct flow rights which may become available in the area
and which are of suitable priority for use or trade. Table
5 provides a tabulation of ditches , either incorporated or
unincorporated, in which, on the basis of historic yield or
storage capability, Erie should attempt to gain an interest .
Decreed Max.
Ditch Priority Priority Diversion Source
Date Rate
McGinn 1 5/1/60 3. 19 So . Boulder Ck.
Shearer 2 6/1/60 26 . 08 So . Boulder Ck.
Howell 3 12/1/59 5 . 0 Boulder Creek
M. Mathews 8 6/1/61 4 . 60 Boulder Creek
Lower Boulder 1 10/1/59 25 . 00 Boulder Creek
32 6/1/70 72 . 00 Boulder Creek
7 5/1/63 2 . 60 So . Boulder Ck.
12 2/1/65 3 .87 So . Boulder Ck.
Cottonwood No. 1 13 4/1/65 30. 0 Boulder Creek
17 4/1/66 15 . 58 Boulder Creek
22 10/1/70 21 . 14 Boulder Creek
Gooding Daily $ 5 3/1/61 7 . 24 Boulder Creek
Plumb 26 4/1/65 15. 96 Boulder Creek
South Boulder 21 5/15/70 26. 37 So . Boulder Ck.
Canyon 24 5/15/71 39. 63 So . Boulder Ck.
Boulder $ Weld 16 4/1/63 2 . 50 Boulder Creek
Co . 33 5/1/71 59 . 4 Boulder Creek
Boulder $ White 35 11/1/73 190 . 58 Boulder Creek
Rock
TABLE 5 SELECTED DITCH RIGHTS
4-15
Even though Erie has been somewhat ignored in the
Denver Regional Council of Governments Metropolitan Water
Study there is a reasonable possibility that Denver water
could be brought into the Erie Area . The City of Broomfield
has obtained treated water from Denver via a large diameter
water line extension which has brought high quality Denver
water to a point approximately five miles due south of the
Erie planning area. Erie could attempt , by contractual agreement
with Denver and/or Broomfield, to obtain treated water from
this Denver line . It is recommended that Erie at least
open discussions relative to this long range solution to
its water needs . Broomfield still owns the Great Western
Reservoir even though the City has consumated its agreement
with Denver. Erie should include the future disposition of
Great Western in any discussions with Broomfield. Great
Western would not only solve storage needs but also provide
much of the long-term water required by Erie and its surrounding
area. Assuming Erie could acquire this facility , a minimum of
3 , 200 acre feet of storage water would be available .
In addition to the above described potential water
sources consideration should be given to the Coal Creek
Project . The Coal Creek Project was proposed in 1962 by
the Louisville Planning Commission. A reconnaisance study
was made in 1969 by Kenneth L. Bruns & Associates , Inc. of
Longmont. Briefly the project is to provide :
1 . Supplemental irrigation water
2 . Flood control
3. Domestic water storage
4 . Recreation
S . Industrial Waters
6 . Land management practices
A review of the Bruns report , examination of existing water
claims in the Coal Creek basin and examination of historic
stream flows indicates that the Coal Creek drainage is
already over appropriated. Any apparent surplus water is
entirely claimed by storage rights senior to any claim made
4- 16
at this time by the Coal Creek Association. Although
reservoir sites are available on Coal Creek, these
sites would only be of value to store:
1 . Ditch rights converted to storage
2 . Foreign water imported from outside
the basin.
The Bruns report offers the following suggested
approaches to the Coal Creek Association.
1 . Approach A - water users in the basin
maintain a status quo and attempt to
develop their own water supplies to meet
their future requirements .
2 . Approach B-1 - this assumes that the
:association is successful in obtaining
raw water from Denver.
3. Approach B-2 - this assumes that the
association is successful in obtaining
a master meter contract with Denver .
4 . Approach C - this assumes the Association
is successful in obtaining water from the
Northern Colorado Conservancy District .
S . Approach D - relates only to the development
of a sanitary sewage collection and disposal
system.
6 . Approach E - assumes that the Association
negotiates a working relationship with the
Farmers Reservoir & Irrigation Company.
7 . Approach F - assumes the Association forms
a conservancy district to serve raw water.
8 . Approach G - assumes the Association develops
a water service system using water rights in
South Boulder Creek.
4-17
9 . Approach H - relates to the development
of the Coal Creek Basin for flood protection ,
storage and water acquisition. This also
assumes full development of the basin in
a long range plan including area wide
sanitary sewage collection and disposal .
At this time it appears that the Coal Creek project is
too indefinite and such benefits as may be derived are too
long term to be useful to Erie Continued involvement in
the project by Erie can only result in on-going costs assessed
against the community with no immediate benefits . Erie is
at the point where its own water resources must be expanded
and improved now.
An expanding community should have sufficient direct
flow rights to allow a reserve for future growth. In order
for a town to operate entirely on direct flow, both its
rights to withdraw water from the stream and the available
flow in the stream must be adequate to meet demands at
all times . Practically speaking , there are times when
stream flows are insufficient to meet municipal demands ,
and even with the most senior rights on a stream , it would
be necessary to supplement direct flow with a certain amount
of storage .
With adequate reservoirs to carry over storage from
year to year it is possible to provide a greater amount of
water during low water years than is naturally available
from run-off. To make water trades , conditions on the
stream must be such that (a) a demand exists under a
senior downstream right , (b) water must be available at
the point the town desires to divert the water , and (c)
no other appropriator is damaged. Trading water during wet
years under these conditions is easy, but during dry years
when the need is greatest , trading is difficult .
4- 18
It appears that satisfactory acquisition and management
of a long term water supply for Erie and any large development
in the Erie area requires the integration of additional raw
water reservoir capacity in the water acquisition program.
Within this framework the Coal Creek Project can be beneficial
to Erie. As previously discussed consideration should also
be given to the development of water sources in the alluvial
gravels of Boulder Creek.
Present charges for in-town residential water service
from the Erie Water Utility are as follows :
Minimum fee of $6. 50 per month for up to 3 , 000 gal .
Additional charge of $1 . 00/1 , 000 for usage between
3 , 000 and 6 , 000 gal .
_ Additional charge of 80*/1 , 000 for usage over
6 , 000 gal .
In addition to the above described fees an additional
surcharge of $3.00 per month is assessed against each
water user to assist in the payment of debt incurred in the
recent expansion of the water treatment plant .
During the months of December and January flat fees
are assessed for water service in lieu of reading individual
meters . For this period the in-town and out-of-town
residential rates are $6 . 50 and $11 . 00 per month respectively,
not including the surcharge .
Commercial water rates are indicated below :
Minimum fee of $6 . 50 per month for up to 3 , 000 gal .
Additional charge of $2 . 00/1 , 000 per month for
usage between 3 , 000 and 6 , 000 gal.
Additional charge of $1 . 20/1 , 000 per month of
usage over 6 , 000 gal .
4-19
4 . 6 Sanitary Sewer
The present Erie Water and Sanitation District
sanitary sewer facilities consist of a sewage collection
system and two oxidation ponds for treatment. Essentially,
the system serves only the Town of Erie and all the developed
area within the Town is servicable by the system. Financially
the District is in excellent condition. Outstanding debt
amounts to $21 , 000 which is to be retired in equal annual
payments over the next three years . In general , the
sanitation system has experienced a low maintenance and
repair history. Present treatment capacity is adequate for
a population of about 1 ,600 and the sewer outfall line
from the Town to the oxidation ponds is adequate for a
population of 2 , 000 .
Existing charges made by the District are extremely
low. Connection fees amount to $150 for a single family
residence and service charges have been established at $7
per quarter. In view of the potential growth in the area
additional treatment facilities will undoubtedly be required
for Erie to adequately provide sanitary sewer service in
the future . Fees for new connections and service charges
should be increased now to permit the accumulation of
cash reserves to expedite such improvements when they are
required. The present charges for sanitary sewer service in
Erie are not proportionate to the service being supplied.
Sewer Service charges should be raised to a level approximately
equal to the charges for domestic water use . In addition,
connection fees for new taps should be raised to an amount
at least equal to the water connection fees or higher. The
actual fees to be charged in the future should be adequate
to enable the community to expand the sanitation utility on
a pay- as-you-go basis .
4- 20
Any major sewage treatment plant expansion should
not take place at the site of the existing oxidation ponds .
Future treatment facilities should be constructed in the
general area of the confluence of Boulder and Coal Creeks
so that the facilities can serve the entire Erie planning
area. Site selection should also take into consideration
sufficient land area to ultimately accommodate a regional
sewage treatment plant able to serve the majority of the
Coal Creek Basin.
At present , the Erie Water and Sanitation District
is governed by a Board of Directors which is separate and
distinct from the Board of Trustees of the Town. The
operation of the Town utility systems by two separate
boards tend to create misunderstandings , multiplicity of
effort , duplication of costs and in certain circumstances
can be divisive in nature .
Centralized administration of both the water and
sewer systems would allow:
(a) Simplified procedures in negotiating
with developers and other applicants
for service .
(b) Reduction in overall operation costs
by unified billing and more efficient
use of operational personnel and
equipment .
(c) Development of consistent rules and
policies .
(d) Easier control over customers who are
in default on accounts . For example ,
if the sewer billing is unpaid, the water
can be turned off.
4- 21
(e) Unified use of surpluses from both utility
revenues for other municipal purposes .
(f) Easier expansion of the systems under a
utility master plan.
In view of the above, it is recommended that the
Board of Trustees open discussions with the District
concerning the ultimate takeover by the Trustees of the
operation of the sewer system, combining the sewer and
water operations under a utility department within the
administrative control of the Town Board.
4- 22
4 . 7 Fire, Police and Schools
Fire protection in Erie is provided by the Erie
Volunteer Fire Department consisting of 26 volunteer
members of the community. The department owns one pump
truck of 1970 vintage and operates from a fire station
located at Wells Briggs Streets .
Law enforcement in the Town is provided by a
municipal police department composed of two full time
patrolmen, six reserve officers , one dispatcher and a
secretary. Department facilities include a jail with one
active cell .
Erie is situated within the St . Vrain Valley School
District RE- 1J . The elementary school provides facilities
for kindergarten through grade 6 and has a present enrollment
of 554 pupils .
Facilities include 20 classrooms with a design
capacity of 600 students . Faculty and staff consists of
34 teachers and 14 administrative and service personnel .
The Erie Junior-Senior High School has a design capacity
of 650 students , with present enrollment approximately
481 . The existing school sites are presently adequate
but certain expansion capabilities are limited . Combined
- Junior-Senior high school operations can be maintained for
a period of time. Ultimately , however, these operations
should be separated and an independent site should be
reserved elsewhere in the community for the installation
of a senior high school facility. It is recommended that
this new school site be located in the undeveloped portion
of the Town located in Boulder County. The elementary
school site is of adequate size and no changes are recommended
for it .
4- 23
SECTION 5 - SOCIO-ECONOMIC CHARACTERISTICS
5 . 1 Economy and Population
Erie is located in an area where the economy has
been closely related to agricultural and mining pursuits .
Since mining activities have declined in recent years , many
Erie residents commute to Denver , Boulder, Loveland and
Longment for employment . At the present time, Erie has
no identifiable industrial base of its own.
A great opportunity for the growth of Erie lies in
the provision of suburban homes for employees in the
industrial areas of the previously mentioned cities . Less
than thirty minutes of driving time separates the larger
cities from the uncongested living conditions in Erie.
The latest available total assessed valuation of
the Town, according to the offices of the Boulder and
Weld County Assessors , is $602 , 500 for 1972 . Properties
in Erie are subject to a total levy of 141 . 40 mills ,
37. 0 mills of which provide revenue for the Town ' s General
Fund. The following tabulation indicates the specific
allocation of the 1972 tax levy in the Town.
County 20 . 40 mills
School District 77 . 65
Town General Fund 37 . 00
Sanitation District 6 . 00
RTD 0 . 35
Total 1972 levy 141 . 40 mills
At present the Town of Erie has bonds outstanding in
the principal amount of $421 , 000 . Of this debt $416 , 000
represents debt incurred in 1972 for water system improvements
and $5 , 000 represents residual debt incurred in previous water
system improvements . This residual debt is scheduled for
payment in December, 1973 .
5-1
Detailed economic characteristics of the present
population of Erie were not available for inclusion in
this Comprehensive Plan at the time of preparation. The
assumption is made , however , that Erie, with its historic
ties to Weld County, is closely allied with Weld County
in terms of income , age distribution and educational levels
of its population. Table 6 is provided herein to indicate
what may be considered the general income characteristics of
the Erie area. This tabulation is based on 1970 census
data for Weld County and the State of Colorado. Figures 1
and 2 illustrate age distribution and educational levels
respectively in Weld County and the State of Colorado .
of
Income of Families and Weld o of Weld
Unrelated Individuals State County State County
All Families 547 , 165 22 , 097 100 . 0 100 . 0
Less than $ 1 , 000 11 ,831 715 2 . 2 3 . 2
$ 1 , 000 to $ 1 , 999 14 , 869 710 2 . 7 3 . 2
$ 1 , 999 to $ 2 , 999 21 , 893 1 , 210 4. 0 5 . 5
$ 2 , 999 to $ 3 , 999 27 , 227 1 , 424 5 . 0 6 . 4
$ 3 , 999 to $ 4 , 999 28 , 772 1 , 556 5 . 3 7 . 0
$ 4 , 999 to $ 5 , 999 32 , 042 1 , 639 5 . 9 7 . 4
$ 5 ,999 to $ 6 , 999 35 , 551 1 , 570 6 . 5 7 . 1
$ 6, 999 to $ 7, 999 39 ,651 1 , 589 7 . 2 7 .7
$ 7 , 999 to $ 8 , 999 40, 689 1 , 753 7 . 4 7 . 9
$ 8 , 999 to $ 9 , 999 37 ,956 1 , 549 6 . 9 7. 0
$10 ,000 to $11 ,999 71 ,495 2 , 809 13 . 1 12 . 7
$12 , 000 to $14 , 999 77 , 250 2 , 645 14 . 1 12 . 0
$15 , 000 to $24 , 999 84 , 390 2 , 257 15 . 4 10 . 2
$25 , 000 to $49 , 999 19 , 895 553 3 . 6 2 . 5
$50 , 000 or More 3 , 654 118 0 . 7 0 . 5
_ Median Income $ 9 , 555 $8 , 363
Mean Income $ 10 , 875 $9 ,361 Per capita income $ 3 , 118 $2 , 616 - -
TABLE 6 COMPARISON OF INCOME STATE OF COLORADO - WELD COUNTY
5- 2
FEMALE STATE OF COLORADO MALE
65 aOVER
- 60-64 50--59 -
55 a
54
- 45-49 -
40-44 -
3539 -
- III 30-34 -
25-29
20-24
15-19
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FEMALE WELD COUNTY MALE
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- 60-64
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- 45-49 -
40-44 -
35-39 -
30-34 25-29
20-24
IS-19
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FIGURE I — 1970 POPULATION PYRAMIDS
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Certain specific population characteristics of the
Erie inhabitants are available. Table 7 indicates the
characteristics of the Town' s population by sex and household
and compares these identifiable factors to the Weld County
population.
Households Persons
Total Sex Total Per
Population Male Female No . Pop. Household
Erie 1 ,090 540 550 337 1 ,086 3 . 22
Weld Co . 89 , 297 43 , 305 45 , 992 26 ,664 85 ,151 3 . 19
TABLE 7 SPECIFIC COMPARISONS BETWEEN THE INHABITANTS OF
ERIE AND WELD COUNTY
The usual method of projecting future growth based
on past history is not applicable in a population study
of Erie . The past history of the community is that of a
small Colorado farming and mining town and the future
growth can not be a logical extension of past experience .
This is mainly due to the anticipated expansion in the
developmental activities of the region which are not related
to mining and farming operations .
Table 8 compiled from data provided by the United States
Bureau of Census indicates the historic population figures
for the Town of Erie .
Year Population
1890 662
1900 697
1910 596
1920 697
1930 930
1940 1 ,019
1950 937
1960 875
1970 1 , 090
TABLE 8 PAST POPULATION PROGRESSION OF ERIE
5- 5
The anticipated growth of a community in the Front
Range of Colorado is a function of two factors . First , the
Front Range of Colorado is projected to assume the bulk
of the future development in Colorado . Already this pattern
of development has affected major cities in the region and
considerable development in and around small towns has taken
place . Second, it is projected that the rate of further
development around large towns will decrease in the coming
years while smaller towns such as Erie will assume a larger
portion of the future growth in the region. This concept
has acquired momentum in the recent past and many new
developments in and adjacent to smaller towns in the region
are already underway.
In Erie, the anticipated growth is also a function
of other resources such as the availability of desirable
land, the availability of an adequate circulation network ,
the availability of a comprehensive land use plan to control
growth , the availability of public services , and finally
the willingness of public officials and private investors
to take the steps necessary to make Erie a desirable place
to live and work .
Figure 3 illustrates two population projections for
the Town of Erie. Curve A is a straightline projection
based upon historical population data. Such a projection
is a dangerous guide to growth in a very small town such
as Erie. It is easily seen that a population increase of
a few hundred persons would be insignificant in a major
metropolitan area , but it would have a tremendous affect
in Erie. Many single incidents could create such a
"population explosion" . The advent of one relatively small
industry, or the upgrading of the Town to attract suburbanites ,
could initiate such growth. Interviews with land owners
and developers in the Erie area indicate such an "explosion"
is imminent .
S- 6
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During the preparation of this Comprehensive Plan,
several individuals and organizations have expressed
serious plans for immediate development in the Erie
area. Once these estimates were established the developers'
projections were adjusted downward to what is considered
to be conservative levels of growth. Even using such
adjustments it is projected that Erie ' s population could
increase by 300% or quadruple its present population of
1 , 090 persons during the next five years . Curve B , Figure
3 indicates the projected population of Erie based on these
factors .
This projection takes into consideration only those
anticipated developments already within the existing town
limits or development of land contiguous to Erie ' s corporate
limits which are expected to annex to the town in the
course of their development . Additional growth within the
total planning area is anticipated but is not contiguous
with the present town limits and these projects are not
expected to be annexed to Erie in the near future . Furthermore ,
these growth projections do not take into consideration all
of the possible development which could occur in the area
contiguous with the town since some developers have resisted
disclosing their plans until such time as their financial
contracts are finalized. Possible population impacts
resulting from total development of the Erie Planning Area
are discussed in Sections 6 and 7 of this report .
As mentioned earlier Curve B Projections are based
on developers ' estimates , adjusted downward to eliminate
over optimistic projections . It is possible that favorable
financial conditions and favorable market demand may accelerate
the development process and a higher growth level will be
attained. It is also conceivable that Erie could experience
S-8
negative growth as a result of protest to deteriorating
facilities and services . Such a process could well be
detrimental to the existence of the Town.
Substantial loss in tax base or possible loss or
reduction of available services , such as the Erie Bank ,
further encourages an outward migration and eventually
will affect the Town ' s chances for survival in future
years . The dilemma facing local government in Erie :is
obvious . Excessive uncontrolled growth will place
disasterous burdens on existing public works and the
Town treasury. No growth or negative growth could
seriously jeopardize the ability of Erie to function as
a viable community. It seems clear that local government
must take the essential steps necessary to accommodate
reasonable growth within the policies and philosophy
of this Comprehensive Plan. Capital improvement programs
related to water sources , sewage collection and treatment ,
paving and drainage must be implemented as soon as possible
and maintained on a continuing basis to assure Erie ' s
future as a viable community in the Front Range area. Rules
and regulations requiring the highest possible development
standards and compelling growth to be self-supporting must
be instituted and rigidly enforced to assure the existing
residents of the community that the potential growth
envisioned by this growth analysis will not detrimentally
alter the quality of life in Erie .
5 . 2 Housing Analysis
An inventory of existing structures was conducted
to determine the existing conditions , types and locations
of all residences and to outline housing characteristics
within the Town of Erie. Each building within the incorporated
5-9
area was rated in one of three categories based on
criteria used by the Federal. Bureau of the Census and
the Department of Housing and Urban Development . The
categories and the differentiating criteria are as
follows :
a. Sound - An apparently sound or adequate
building which , because of its age (post-1950)
and apparent care, most probably is in
no need of corrective action.
b. Deteriorating - A deteriorating building
displaying correctable deficiencies or a
building that is expected to contain systems
deficiencies which are in need of corrective
action.
c . Dilapidated - A building which is extremely
deteriorated and obviously substandard to a
degree requiring clearance.
To complete the list of all residential quarters
available in the community , the location and number of
all mobile homes were also noted without reference to
their condition. It was concluded that most mobile
homes were built within the past few years and therefore
should be in fair condition. Furthermore, due to the
mobility of mobile homes , upgrading by replacement can
occur in a short period of time , thereby periodically
altering the statistics on the physical condition of
mobile homes and housing in general .
Table 9 provides an inventory of the condition
of all housing units in Erie. Table 10 illustrates
the number of houses and mobile homes and the relative
percentage of each. Several conclusions can be drawn from
5-10
these tables . The over-all percentage of dilapidated
houses in Erie in quite low. Although the economic base
of Erie has deteriorated over the last two decades , its
proximity to Denver, Boulder , Longmont , Greeley and other
large urban centers has given the local residents the
incentive to take better care of their homes . Second,
the number of mobile homes is substantial , providing
moderate to low-cost shelter for families moving to Erie .
The inclusion of mobile homes in the sound housing category
has greatly reduced the impact of deteriorated and dilapidated
housing on the analysis . The analysis therefore indicates
a somewhat better and more promising housing situation
than actually exists in the town .
Three-quarters of the blocks in the Town of Erie
exhibit some deteriorated and dilapidated housing . The
most trouble-free housing areas appear to be located north
and south of the high school , and to a lesser degree in
the east and northeast portion of the community. The areas
to the south and north of the high school are in particularly
good condition, and the statistics here are not distorted
by the presence of mobile homes .
Most of the "problem" housing areas appear to be
affected by environmental deficiencies . The southern
portion of the town , which has the highest amount of
problem housing, is almost completely surrounded by
railroad lines and other undesirable factors such as
vacant barns , dilapidated structures and junkyards . This
area is also deficient in park and play areas and in the
quality of the streets and sidewalks .
5-11
Housing Condition Number of Houses Percent of Total
Sound 141 47 . 80
Deteriorating 124 42 . 04
Dilapidated 30 10 . 16
Total 295 100 . 00
TABLE 9 HOUSING BY CONDITION IN ERIE
Housing Type Number of Houses Percent of Total
Mobile Homes 70 19 . 18
Conventional
Structures 295 80 , 82
Total 365 100 . 00
TABLE 10 HOUSING BY TYPE IN ERIE
5-12
An inventory of housing outside of the Town of Erie ,
but within the Erie planning area , reveals the existence
of 298 residential structures . Of this total , 291 structures
were found to be convential residential dwelling units and
7 were found to be mobile homes . Essentially no dilapidated
dwelling units were identified in this inventory , testifying
to the relative youthfulness of the structures .
S-13
SECTION 6 LAND USE ERIE SERVICE AREA
6 . 1 Existing Land Use
The pattern of existing land use has the strongest kind
of influence on development of long-range plans . Through a
study of the nature of existing land use , its conflicts and
trends , a basis is usually established for the formulation
of the planning recommendations . The assets and liabilities
of the existing land use pattern must be determined if objective
judgments are to be made during the planning process . This
study is , therefore , the initial step for physical planning .
For the purpose of this Comprehensive Plan a 21 . 5 square
mile area including the existing corporate limits of the Town
of Erie has been selected as the Erie planning area .
The surveys and analyses presented in preceding sections
of this Comprehensive Plan have provided basic data from which
long-range physical development plans can be formulated . This
data has led to the selection of the geographic limits of
the Erie planning area on the basis of the following factors :
a) The existing land use patterns .
b) The location of political boundaries or man-made
structures such as highways which are easy to
define and describe .
c) The existing circulation network.
d) The location of the flood plains of Boulder
and Coal Creeks .
e) The location and extent of subsurface mining .
f) The soil characteristics of the region.
g) The topographic features of the region with
specific regard to ultimately serving the area
with sanitary sewer without the use of lift
stations .
6-1
h) The location of the corporate limits of
Lafayette , giving special consideration
to the need for a low density buffer zone
between the ultimate corporate limits of
Erie and Lafayette .
In accordance with the above described considerations the
boundaries of the Erie planning area are defined as :
Beginning at the intersection of State Highway
287 and Boulder County Road No . 7 ; thence ,
north along the east right-of-way of State
Highway 287 to its intersection with the
western limit of the 100 year flood plain
of Boulder Creek; thence , along the western
limit of the Boulder Creek flood plain to its
intersection with State Highway 52 ; thence , east
along the south right-of-way of State Highway 52
to the northeast corner of Section 5 , T1N, R68W,
of the 6th P .M. ; thence , south four miles to the
northwest corner of Section 28 , T1N, R68W, of the
6th P .M. ; thence, east along the north line of
Section 28 to its intersection with the Community
Ditch ; thence , southerly along the centerline of the
Community Ditch to its intersection with Baseline
Road; thence , due west along the north right -of-way
line of Baseline Road to its intersection with the
_ Boulder-Weld County Line ; thence , due north along the
Boulder-Weld County Line to the southeast corner
of Section 25 , T1N , R69W of the 6th P .M. ; thence ,
due west to the intersection of State Highway 287
and Boulder County Road No . 7 , the true point of
- beginning.
The method of developing the land use inventory proceeded
from a field survey of land parcels which was conducted during
September , 1972 . The various uses of the land were
6- 2
recorded under the classifications of agricultural land ,
residential , commercial , industrial and public and semi-
public . A record of home occupations and land uses which
would tend to change the existing character of adjacent land
were also noted as well as individual locations for mobile
homes . The following definitions will explain more clearly
the categories of land use employed in this survey:
Agricultural Land Land unimproved with urban
type uses ; land used for agricultural purposes .
Residential Land occupied by a single detached
dwelling unit designed to accommodate one family .
Commercial - Land used for retail sales , wholesale
or service activities .
Industrial - Land used for the manufacture , storage
or fabrication of a commodity and mining .
Public and Semi-Public - Land used for the Erie
cemetery . Certain recreation lands are included
in this category.
A statistical compilation of the existing land use within
the Erie planning area exclusive of the incorporated area of
the Town is provided in Table 11 . The locations of these
uses are represented on Plate 8 .
Area in o of
Land Use Acres Total
Agricultural 13 , 200 95 . 84
Residential 446 3 . 24
Commercial 10 0 . 07
Industrial 45 0 . 33
Public & Semi-Public 72 0 . 52
Totals 13 , 773 Ac . 100 . 000
TABLE 11 EXISTING LAND USE ERIE SERVICE AREA
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6 . 2 Future Land Use Erie Service Area
Emphasis of the land use plan for the Erie service area
is placed on providing for the adequate and most appropriate
occupancy and utilization of land in future years . Develop-
ment must properly suit the physical and social needs as
determined from evaluation of local physical characteristics
and the economic-population forecasts . General criteria
and principles are set forth below as guidelines for develop-
ment of the land use plan. These principles should be used
to aid those involved in the implementing process of the
Comprehensive Plan toward a better understanding of its
various interrelationships and community-wide objectives .
a . Development of land use arrangements to provide
for the most economical and convenient use of land
to satisfy the requirements of both the public
and private development sectors .
b . Provide for densities of land occupancy to suit
the physical nature of the land and satisfy the
principles of land economics .
c . Provide for orderly development through extensions
of existing land use arrangements and public
facilities in order to prevent requirements
for municipal administrative expenditures and
development of physical improvements beyond the
financial means of the community .
d. Guide physical development in a positive
direction as contributing to total environ-
mental improvements including physical
relationships as they may have an effect on
social aspects .
e . Maintain the business district of Erie as the
dominant retail center of the community.
6-5
f . Develop a sound system of thoroughfares.
capable of carrying anticipated traffic
volumes within their specific function ,
and to satisfy the need for local travel
convenience to points of desire .
g . Provide for the highest population densities
within the existing Town of Erie .
h. Protect the agricultural aspects of the
Erie service area especially in those areas
where irrigation water is available for
economic utilization of the land.
i . Prevent the development of unsuitable land
such as that located in flood plains or over
mining areas and incorporate this land in an
open space system which can be utilized for
recreational uses .
j . Establish selected areas for industrial use
where such uses can utilize transportation
routes such as railways and highways .
The plan for the future use of land in the Erie Service
area is shown on Plate 9 . Allocations of the land uses illustrated
on Plate 9 are described below . In general residential uses
have been allocated in a manner which will consolidate the
highest residential densities adjacent to the core area of
Erie .
a) Agricultural - 1 dwelling per 3S acres ,
Irrigated farm lands that are agriculturally
productive should remain in agricultural use with
the provision that such land may develop into 3S
acre lots when the need is demonstrated.
b) Suburban Residential - 1 dwelling unit per acre .
This land use allocation has been used in areas
presently developing at a density of approximately
6-6
one dwelling unit per acre and in areas where higher
densities may result in excessive scarring of the
land through the construction of roads and other
facilities .
c) Low Density Residential 1 dwelling per 10 , 000 sq . ft .
Density allocations of one dwelling unit per 10 , 000
square feet of land area have been made in those areas
where the land capability in terms of slope , soil , access
and other considerations will support such use .
d) Medium Density Residential - 1 dwelling unit per 7000 sq . ft .
Medium Density Residential use allocation has been
used in those areas where sufficient open space has been
identified adjacent to this land use to support and
enhance such density . Northeast of the existing Town
limits this use has been applied as a buffer between
industrial and low density residential use .
e) Commercial .
This land use allocation has been applied to
existing commercial areas or areas where this use
would be a logical extension of existing commercial
use within the Town of Erie .
f) Industrial .
Proximity to major highways and railroads was a
prime consideration in the allocation of industrial
use in the land use plan for the service area . In
addition , the logical extension of existing industrial
zoning within the Town was a factor in the allocation
of this land use .
g) Open Area .
Open areas in the land use plan were selected
primarily on the basis of undermining or in the locations
of Boulder and Coal Creek flood plains . In certain
6-8
one dwelling unit per acre and in areas where higher
densities may result in excessive scarring of the
land through the construction of roads and other
facilities .
c) Low Density Residential 1 dwelling per 10 , 000 sq . ft .
Density allocations of one dwelling unit per 10 , 000
square feet of land area have been made in those areas
where the land capability in terms of slope , soil , access
and other considerations will support such use .
d) Medium Density Residential 1 dwelling unit per 7000 sq . ft .
Medium Density Residential use allocation has been
used in those areas where sufficient open space has been
identified adjacent to this land use to support and
enhance such density. Northeast of the existing Town
limits this use has been applied as a buffer between
industrial and low density residential use .
e) Commercial .
This land use allocation has been applied to
existing commercial areas or areas where this use
would be a logical extension of existing commercial
use within the Town of Erie .
f) Industrial .
Proximity to major highways and railroads was a
prime consideration in the allocation of industrial
use in the land use plan for the service area. In
addition , the logical extension of existing industrial
zoning within the Town was a factor in the allocation
of this land use .
g) Open Area .
Open areas in the land use plan were selected
primarily on the basis of undermining or in the locations
of Boulder and Coal Creek flood plains . In certain
6-8
cases , open space areas have been interconnected to
provide an integrated green belt system within the plan.
Table 12 provides a detailed tabulation of the land use
allocations in the plan for the area outside of the present
incorporated area of Erie .
Land Use Acres % of Total
Agricultural 4482 32 . 54
Suburban Residential 4727 34 . 32
Low Density Residential 758 5 . 50
Medium Density Residential 218 1 . 58
Commercial 10 0 . 08
Industrial 535 3 . 88
Open Space 3043 22 . 10
Total 13 , 773 100 . 00%
TABLE 12 ACREAGE ALLOCATION FOR THE ERIE
SERVICE AREA LAND USE PLAN
Table 13 illustrates the probable number of dwelling
units and ultimate population of the service area at total
development .
Less 25% Min. Total
Land Use Acres for Roads Lot Size D .U. Population
Agricultural 4482 35 Ac . 128 448
Suburban
Residential 4727 3545 1 Ac . 3545 12 ,408
Low Density
Residential 758 569 10 , 000 sq. ft . 2479 8 , 677
Medium Density
Residential 218 164 7 ,000 sq.ft . 1021 3 , 574
Commercial 10
Industrial 535
Open Space 3043
TOTAL SERVICE 13773 7173 25 , 107
AREA
TABLE 13 DWELLING UNITS AND POPULATION DENSITIES OF
THE ERIE SERVICE AREA AT TOTAL DEVELOPMENT
6-9
SECTION 7 LAND USE WITHIN ERIE
7 . 1 Existing Land Use
Existing land use in any community has a major influence
on any future land use plan. For this reason reliable data on
existing land use is of great importance in the preparation of
a future land use plan. In order to obtain reliable data ,
the entire area of the Town of Erie was surveyed and individual
uses of land were inventoried. The use of aerial photographs
supplemented data obtained in the field survey . The existing
land use analysis indicates good use , non-use , and misuse of
various parcels of land within the corporate limits of the
Town. Quantitative data on individual uses , coupled with
mapping of these uses on Town maps establishes the groundwork
for all long-range planning practices .
Eight classes of land use were recognized in the Town
of Erie . A list of these uses along with a brief definition
of each is as follows :
a . Vacant land - Any land parcel or group of parcels
which is unimproved and which is located within
an area of developed urban functions , including
those by-passed land parcels being used for
agricultural purposes .
b . Residential - Land occupied by single , detached
dwelling units .
c . Mobile Home Residential Land occupied by
mobile home units , regardless of the type of
foundation .
d. Residential Commercial - Land occupied by a
joint residential and light commercial use
which satisfies a home occupation designation.
7-1
e. Commercial - Land used for retail sales , whole-
sale, or service facilities . This category includes
restaurants and commercial recreation facilities ,
and other related types of use.
f. Industrial Land used for the manufacture, storage ,
fabrication or transport of a product , and all
land on which mining has recently been conducted.
g. Public and Semi-public - Land used by Federal ,
State or local government which serves a public
purpose, such as land for schools , parks , or
recreational areas ; also land used by non-profit
entitites such as churches , clubs and charitable
organizations .
h. Agricultural - Land used for farms , pastures ,
or any agriculturally related function.
Table 14 outlines the existing land use in Erie . The
distribution of these land uses is illustrated on Plate 10 .
Land Area
Land Use in Acres % of Total
Residential 85 . 62 8. 02
Mobile Home Residential 9. 64 0 . 90
Residential - Commercial 0 . 52 0. 05
Commercial 2 . 45 0 . 23
Industrial 3. 18 0 . 30
Public and Semi-Public 31 . 42 2 . 94
Vacant 862 . 24 80 . 82
Streets and Alleys 71 . 93 6 . 74
Totals 1067 . 00 Ac . 100. 00%
TABLE 14 EXISTING LAND USE WITHIN ERIE
7- 2
In Erie approximately 862 . 24 acres or 80 . 82% of the
total land area is vacant . This large percentage of vacant
land makes the present planning operation somewhat easier .
Allocation of vacant land for future integrated land use
is more easily facilitated than the condemnation of improved
land for new and different future uses . Vacant lands are
predominantly located along the perimeter of the Town and
along the Chicago-Burlington- Quincy Railroad right-of-way
running north and south through the town. The largest
single tract of vacant land is that portion of the Town
located in Boulder County which was annexed in September
1970 .
Detached single-family housing is the second largest
land use observed in the Town of Erie and consists of 85 . 62
acres or 8 . 02% of the total land area of the Town. Residential
development is scattered throughout the community, with the
heaviest concentration along Main, High, Holbrook, and Pierce
Streets . Mobile homes , which , for the purposes of this study ,
are considered in the same category as single-family residential
units , account for 9 . 64 acres or 0 . 90% of the total land
area. Mobile homes are primarily located along Kattell ,
Briggs , and Pierce Avenues .
The third largest use of land is for streets and alleys ,
with a total area of 71 . 93 acres or 6 . 74% of the land area
within the Town allocated for this use . Except for Chessman
and Briggs which are paved with asphaltic material , all
streets in Erie are dirt roads and are exceptionally muddy
during the wet seasons . The Chicago-Burlington-Quincy
Railroad crosses all of the east-west streets along its path
and runs diagonally for two blocks in the middle of High
Street . The present location of these tracks , as will be
discussed in depth later , is in conflict with every aspect
of public safety and sound planning. Alleys are , without
7-4
exception, present in every block. In the past , alleys
have played an important role in the extension of public
utilities to individual dwelling units and have contributed
to traffic circulation within the Town. Changes in design
and technology no longer warrant the existence of alleys .
The use of cluster development without alleys and utilizing
curvelinear streets is recommended as the future development
technique for the vacant land within the community .
Public and semi-public uses , which for the most part
involve churches , schools , parks , the town hall and a fire
station, account for 31 . 42 acres or 2 . 94% of the total land
area . The location and size of several of the public
facilities do not conform to good planning practice and, as
will be seen in the future land use plan, recommendations
are made to correct these problems .
Residential-commercial land use , which is another
extension of residential use , accounts for approximately
0 . 52 acres or 0 . 05% of the land area, and consists of two
establishments , on the north and south sides of Briggs
Avenue .
Commercial and industrial establishments account for
2 . 45 and 3 . 18 acres or 0 . 23% and 0 . 30% of the total land area,
respectively. The bulk of the commercial establishments are
located along Briggs Avenue . Limited commercial facilities
are noted at the intersection of Chessman Street and County
Line Road. Industrial land is found in three locations ; on
the corner of Anderson and Kattell , on the corner of Moffat
and Briggs , and on the north side of Balcolm at County Line
Road.
7 -5
7 . 2 Future Land Use Within Erie
Nine separate categories of land use have been incorpo-
rated into the future land use plan for the existing Town.
Table 15 itemizes the allocation of these various land uses and
Plate 11 illustrates their location within Erie .
Land Use Acres % of Total
Low Density Residential 344 . 20 32 . 26
Medium Density Residential 165 . 53 15 . 51
Medium High Density Residential 50 . 35 4 . 72
High Density Residential 31 . 27 2 . 93
Commercial 64 . 47 6 . 05
Industrial 105 . 20 9 . 86
Public and Semi-Public 24 . 16 2 . 26
Park and Recreation 12 . 74 1 . 19
Open Space 269 . 08 25 . 22
Total 1067 . 00 100 . 00
TABLE 15 ALLOCATION OF FUTURE LAND USE WITHIN
THE TOWN OF ERIE
The majority of the residential areas with the highest
density are proposed along Kattell Street and in adjacent
areas . Three major factors have influenced this planning
decision. First , in accordance with the thoroughfare plan
Kattell Street will be the major collector road through the
Town. This road, which should eventually be developed into a
four-land boulevard, carries the traffic to and from the north-
west section of town to the southeast section of the community
while by-passing the center of Town. This peripheral road
contributes greatly to the traffic circulation through the
core area . A peripheral road of this nature permits higher
traffic volume and is therefore desirable in areas with the
highest densities . Secondly, the Coal Creek floodplain and
the Town park east of Kattell could be designed and integrated
into an open space and parkway system traversing the eastern
limits of the core area . Although the entire system will be
used by the public , the residents of high density developments
can make the best use of the system on a daily basis . Finally,
7 -6
-- the location of residential structures with the highest density
on the eastern edge of Town will not block the view of the
mountains to the west for the rest of the community. The view
of Longs Peak and the Rocky Mountains is one of the most valuable
natural assets of Erie and should be protected in every possible
way .
West of Kattell Street the density of the residential areas
decreases , providing a gradual transition from the highest to
the lowest densities in the Town. The bulk of the medium high
density uses are located along Briggs and Pierce Streets and
adjacent to the central business district on the north.
The lowest density uses are located on the west edge of
Town with frontage on minor collectors or local streets . The
internal streets for large parcels of low density developments
are not shown on the Land Use Map in the hope that future
developers will use imagination and ingenuity in the design
of these parcels . It is recommended that developers of all
large parcels employ Planned Unit Development techniques to
achieve a well integrated development .
Public and semi-public land with a land area of 24 . 16
acres consists of three large sites : (1) the junior and senior
high school site , (2) the elementary school site , and (3) the
civic center complex . Although the location of other public
and semi-public uses is not defined on the Land Use Map , it
should be understood that churches , small neighborhood parks
and elementary schools should be allowed wherever and whenever
the demand warrants them. The integration of public anc semi-
public uses with residential and commercial uses is not
contrary to the provisions of this Land Use Plan, and is
actually recommended. This approach has been used very
effectively in designing planned unit development throughout
the nation .
7 -8
Park and recreation uses have been established along the
length of the Chicago-Burlington-Quincy Railroad to provide a
buffer zone between the railroad and adjacent uses. This
land may be developed into parking lots , small neighborhood
parks and tot lots . The areas, along the tracks that are to
be developed for residential purposes should contain sufficient
open space areas along the tracks to buffer the effects of the
railroads on the residential uses . It is hoped that the rail-
road companies will consider a relocation policy once Erie has
begun to implement this Land Use Plan.
Usually, planners have the tendency to combine public ,
semi-public and open space uses into one category. In Brie ,
due to specific physical and natural limitations , it was
necessary to distinguish between such uses . In general , the
open space category refers to land above undermined areas or
land located within the 100-year floodplain of Coal Creek.
Since these areas are not generally suitable for the con -
struction of permanent structures , it is recommended that
they remain in their natural state or be utilized for
recreation oriented uses such as parks , driving ranges , golf
courses , or picnic areas . The areas indicated as such open
space on the Land Use Plan may be reduced in extent if adequate
proof is supplied to the town administration that encroachment
into these areas by structures will not create a public hazard
and will be in the best interests of the community. Park and
recreation land does not bear any restrictions and can be
developed for any of a variety of uses .
Future development patterns will be strongly influenced
by the recent annexation of land within Boulder County. Sub-
stantial residential construction should occur in this area .
As a result , a basis will be established for the development
of new shopping facilities in this location. It must be
cautioned, however , that over-development of commercial land
7-9
in the Boulder County portion of the Town will have the effect
of draining the economic life of the existing central business
area of Erie to a point of abandonment . There is, no question
but what the southwest portion of the Town should be supplied
with shopping facilities to adequately and conveniently pro-
vide services to the people who will live there , but two
important development objectives are apparent ;
a. That the existing Central Business District
of Erie is the focal point of the community and ,
because of its influence as the business and
governmental center , should be modernized,
upgraded and the problems of blight eliminated .
b . Caution should be exercised in all land use
development proposals so that competition will
not develop between Erie and the Boulder County
addition giving the connotation of "old and new
Erie" . All development should be influenced to
occur within a "total community" context with
balanced land use proportions .
The original commercial area within the Town along Briggs
Street has been reduced to a six square block area to consoli-
date commercial functions within the core area of the community.
Finally, the industrial category is used to accommodate
light industrial activities such as warehousing , light manu-
facturing , and other similar operations , as long as excessive
noise , glare , fumes and obnoxious odors are not associated with
these operations .
Table 16 itemizes the number of dwelling units and the
population densities for the incorporated area of the Town
of Erie in accordance with the future land use plan.
7-10
Min. Lot
Less Sizes or
25% for Densities Total
Land Use Acres Roads for D.U . D.U. Population
Low Density
Residential 344 . 20 258 . 15 10 , 000 1125 3936
Medium Density
Residential 165 . 53 124 . 14 7 , 000 773 2706
Medium High
Density
Residential 50 . 35 37 . 76 5 , 000 329 1152
High Density
Residential 31 . 27 23 . 45 3 , 000 341 1194
Commercial 64 . 47
Industrial 105 . 20
Public and
Semi Public 24 . 16
Park and
Recreation 12 . 74
Open Space 269 . 08
Total 1067 . 00 2 , 568 8 , 988
TABLE 16 DWELLING UNIT AND POPULATION
DENSITIES WITHIN ERIE AT TOTAL DEVELOPMENT
In light of the projected future population increase in
Erie , an estimated 2568 units of housing will be developed
in the core area , boosting the total dwelling units for
the total planning area to 9741 and an ultimate population
of 34 , 095 persons . The development of 2568 units in the core
area will be slow and gradual and for the most part dependent
on the progress of other aspects of the plan. Usually the
demand for high density residential developments comes about
after the area has established an economic base which in turn
expands the population and the demand for housing .
7-11
SECTION 8 THOROUGHFARE AND STREET PLAN
The purpose of the Thoroughfare Plan is to insure that
the development and construction of future streets and thorough-
fares is made in a manner which provides for the most efficient ,
convenient , and safe movement of people and goods within the
planning area . An efficient street system must provide for
maximum freedom of movement , and at the same time , a minimum
of interference with adjacent land uses and activities . Such
a plan involves establishing a network of streets and highways
which serve all necessary functions . Some streets are for
movement and some are for access and parking . Other streets
are for combined uses . The Thoroughfare Plan links all streets
and roads together into an overall system. The plan should
provide an efficient connection of functionally related activities
within the urban area , and also should provide convenient access
to other areas within the region. The Thoroughfare Plan pro-
vides recommendations for improvement of existing streets and
construction of new routes to accommodate the increased
vehicular traffic which results from growth of the area .
In Erie , this study relies upon current data available
from the Colorado State Highway Department and the Boulder
County Planning Department . The conclusions and recommenda-
tions have given careful consideration to the road and traffic
studies of these agencies .
The existing street design in the Town is styled after
the grid system. This system is comprised of equally spaced
streets which run perpendicular to each other . The blocks
generated by this system are rectangular in shape (400 ft . x
320 ft . ) with the longest dimension in the north-south direction.
Each block contains a 20 foot wide alley which runs north and
south along the rear lot lines . Streets and avenues have a
uniform right-of-way of 60 feet . The original plat of the
8-1
Town indicates a uniform lot line dimension of 25 feet x
150 feet giving each lot a total area of 3 , 750 square feet .
There are three major traffic barriers in and around the
community . These are the tracks of the Chicago , Burlington
and Quincy Railroad, the tracks of the Union Pacific Railroad
and the channel of Coal Creek. The tracks of Chicago ,
Burlington and Quincy Railroad bisect Erie in a north-south
direction. The tracks of the Union Pacific Railroad traverse
the eastern and southern limits of the Town and the channel
of Coal Creek traverses the eastern and northern portion of
the community .
Generally speaking , these barriers have controlled the
directions of growth in the city . Although the effect of this
control would have been more pronounced if Erie had experienced
a steady growth trend in the past ; the influence of these
barriers is still apparent . These barriers will continue to
influence the growth directions of the Town in the future and
it is the objective of this Thoroughfare Plan to provide an
orderly development of grade separated crossings and bridges
so that the interference or contact with these barriers is kept
to a minimum. It is also the intent of the Thoroughfare Plan
to reduce construction and on-going maintenance costs of future
thoroughfares within the region by designating future road
extensions in areas where development , topography and other
physical barriers will not result in excessive costs . Finally,
the existing street network must be used as the basic frame-
work for future street development . Although this does not
necessarily suggest that all streets should remain in their
original layout , it rather suggests a conformity with the
existing system.
Transport modes and transport facilities are required to
provide many of the basic necessities for daily living as
well as materials and equipment used in local processing and
8 -2
manufacturing . There are few items produced , consumed or
exported which have not been moved by more than one mode of
transportation. The relationships between different types
of transportation facilities are subsequently interdependent .
Design of each system contributes to the overall value of the
entire system, especially in terms of its function in the
local area .
Streets should be classified, designed and constructed
according to the function they serve . For example , in residen-
tial land use planning and development , street functions differ
according to purpose , traffic volumes and density of develop-
ment . Differences in function determine the right-of-way and
pavement widths to be provided .
All streets in the Erie planning area are divided into
the following types for planning purposes .
a . TT�p�ee __1__ - Freeways - Expressways A Freeway is
aided multilane Arterial for through traffic
with full control of access and all grade cross-
ings eliminated . An Expressway is a divided
multilane Arterial for through traffic with con-
trolled access and with some crossings at grade .
Type 1 streets are usually planned for initial
Expressway construction with ultimate conversion
to full Freeway standards .
b . Type 2 - Arterials - An Arterial is a continuous
access controlled street for through traffic with
crossings at grade .
c . TT e 3. - Collectors - A Collector is a vicinity-
wide continuous access street connecting Local
Access Streets to Arterials .
d. Type 4 - Local Access Streets - A Local Access
Street provides direct access from abutting
properties to other streets .
e . Type S Frontage Streets - A Frontage Street
serves as a Collector or Local Access Street used
contiguous with higher type streets to control
access .
8-3
All Town streets are also divided into the following five
classes for administrative purposes . Class I streets constitute
the Town Primary System. Class II and Class III streets con-
stitute the Town Secondary System . Class IV and Class V streets
are not a part of the Official Town Street System.
a. Class I Streets - Class I streets are high-type ,
hard-surfaced streets constructed and maintained
by the Town or other governmental agency , to pro-
vide year long , all weather routes for high
volume public traffic . Freeways , Expressways ,
and Arterials are Class I roads .
b . Class II Streets - Class II streets are hard-
surfaced streets constructed by others and
maintained by the Town or other governmental
agency, to provide year long , all weather routes
for public traffic as available funds , manpower ,
_ and equipment permit . Collectors and Local
Access Streets in Flat or Rolling Terrain are
Class II streets .
c . Class III Streets - Class III streets are hard-
surfaced , minor streets constructed by others
and maintained by the Town or other governmental
agency, to provide limited passage to remote
properties as available funds , manpower , and
equipment permit . Collectors and Local Access
Streets in Steep Terrain are Class III streets .
d. Class IV Streets - Class IV streets may or may
not exist physically on the ground and are not
improved or maintained by the Town. Streets
are accepted as Class IV streets to reserve
rights-of-way for future street development .
e . Class V Streets - Class V streets are private
streets constructed and maintained by others .
Class V streets are limited to closed loops ,
dead-end streets , or other streets not likely
to be extended or added to the Town Primary or
Secondary System.
In accordance with the previously described classifications
the following long-range recommendations are made in regard to
major thoroughfares within the Erie planning area . Plate 12
illustrates the major Thoroughfare Plan for the Town of Erie .
8 -4
a. The Pearl Street Valmont Road - Isabelle Road
alignment from the City of Boulder is extended to
bypass the core area of Erie to the south and connect
with Perry Street in the southeastern portion of the
community . This major arterial road is to be extended
east to make contact with I - 25 at an existing inter-
change diamond along the alignment of Weld County Road
No . 8 . This road intersects several other major roads
along its east-west alignment and the proposed extension
will eventually bring Erie into faster and easier con-
tact with other communities in the region. The pro-
posed road is classified as an arterial road having a
right-of-way of 120 feet (Class I - Type 2) .
b . The extension of Jasper Road is proposed to inter-
sect with the northern extension of Kattell Street in
the northeast section of Town . This collector road ,
with a right-of-way of 80 feet (Class I - Type 3) ,
provides circulation around the core area without
hindering the core area business , commercial and civic
center activities . High density residential develop-
ments along this road are in immediate contact with
major employment centers of the region. As a conse -
quence , of this extension and the elimination of
Cheesman as a collector , two immediate benefits become
apparent . First , the bulk of the traffic is funneled
to Kattell Street , bypassing the two existing schools
at the corner of Cheesman and County Line Road. Second ,
the extension of Jasper Road to the east eliminates the
two sharp curves on the primary route to Erie from the
west . These curves are exceptionally dangerous to the
stranger in the area and to all residents during the
winter months .
8-6
c . County Line Road, which should gain more use in
time , is proposed to be developed as a north-south
collector with a right-of-way of 80 feet (Class II
Type 3) . This road enables vehicular movement from
the north section of Town and State Highway 52 to the
south part of the Town and State Highway 7 .
d. The remaining streets within the Town and the
service area should be developed as local streets with
60 foot rights -of-way (Class II - Type 4 and Class III -
Type 4) . The main purpose of these roads is to provide
access to abutting properties and they do not generate
sufficient volumes of traffic to warrant wider rights -
of-way.
Perry Street on the south part of Town is proposed to extend
westward to County Line Road to provide east-west circulation
Although this extension was requested by the Town, the probability
of this extension ever becoming a reality seems slight . The
problems involved in crossing two railroad tracks in a limited
horizontal distance make this extension unfeasible . Grade
separated crossings would require at least 1 , 000 feet of cut
and fill to accommodate an underpass at 6 percent grade for
this extension. This is an expensive approach and would create
the additional hazards of flooding and icing in wet seasons .
As an alternate route , the combination of Pierce and Balcom
Streets can provide a temporary east-west exit through Town.
Their usage as a collector should diminish as other proposed
routes are developed.
In addition to measures already discussed, other steps
should be taken to further improve the vehicular circulation
within the Town of Erie . Plate No . 13 illustrates some of the
recommended alterations and improvements . These include the
elimination of some of the existing roads to reduce interference
with the railroads and eliminate hazardous intersections . For
8-7
the most part , these streets do not contribute to the
circulation of traffic through Town and in certain specific
locations have the opposite effect . Street improvements
such as surfacing and curb and gutter are proposed for all
streets in Erie . Under present conditions , these streets
are not adequate for vehicular or pedestrian movements .
The condition of these roads become worse with moisture .
Therefore , it is recommended that all streets in Erie are
to be surfaced with asphaltic materials and that curbs ,
gutters and a storm drainage system be provided. Sidewalks ,
pedestrian walkways and bike trails should be provided to
encourage non-vehicular circulation .
8-9
SECTION 9 CAPITAL IMPROVEMENTS
The following capital improvements program brings
together the major and immediate capital improvement
needs for Erie. The Comprehensive Plan outlines major
items of improvement which the community will require
as development of the planning area progresses . Through
sound programing of capital improvements the total
fiscal planning of a community becomes more functional
since it is included as a part of the annual budget decision.
There are many items that are not included in the following
tabulation. The improvement needs listed are those considered
essential for Erie to accommodate any material growth and
are those items which are of immediate and serious concern.
Other improvements which are not directly related to
the survival of the Community as a viable entity are not
considered here in that secondary improvements will be of
- no value unless the Town pursues the following described
needs immediately.
Method of Rough Cost
Type of Improvement Financing Estimate 1973 dollars
1973 Preparation and
adoption of Ordi- G F C.O.P. S.
nances to assist in U.R.
implementation of
Comp. Plan
1973 Comprehensive storm PAYgo
drainage study DRCOG C. O. P. S.
1973to? Initiate senior water U. R.
right acquisition G.O.B. $260 to $325 per acre foot
program R.B.
9-1
Method of Rough Cost
Type of Improvement Financing Estimate 1973 dollars
1973 Evaluation $ develop-
ment of groundwater U.R. $40 , 000
source in Boulder
Creek flood plain
1973- 74 Development of long
range raw water U. R. C.O.P. S.
storage plan
1973- 74 Acquisition of Sanita-
tion facilities and U.R. Indeterminate
initiation of public
utility department
1973- 74 Construction of im-
provements to maxi- U. R. $15 , 000
mize sewage treat- R.B.
ment capacity in ex- PAYgo
isting facility
1974 Completion of long U. R.
range water $ sewer F. F. C.O . P. S.
master plans . R. B.
1974 Treated water storage U. R.
expansion F. F. $100 ,000
R. B.
1974- 75 Develop master plan
for Civic Center PAYgo C.O. P. S .
complex and Central F. F.
Business District
1974-75 Completion of Com-
prehensive study on PAYgo C .O. P. S.
immediate and long F. F.
range solid waste
disposal
1974- 75 Establish neigh-
bourhood Develop- F .F . C .O.P. S.
ment Program
1974- 75 Construction of F. F.
regional sewage R.B. $1 , 750 , 000
treatment plant and G . O.B.
outfall line U.R.
1974- 78 Street paving with
curb & gutter - pro- PAY o $4. 89 to $6 . 50 per
gram established to S A lineal foot
accomplish paving of
all streets by 1978
9- 2
NOTE
C.O. P. S. - Cost of Professional Services
D .R. C.O.G. - Denver Regional Council of Governments
G.O. B . - General Obligation Bonds
R.B . - Revenue Bonds
PAYgo - Pay-as-you-go
S.A. - Special Assessment
F .F. - Federal Funds
9- 3
SECTION 10 IMPLEMENTATION
Fundamentally, implementation is the process whereby
the goals and objectives of the Comprehensive Planning Program
become established policy, and the various recommendations
take physical form. The process of implementation requires
coordinated efforts of the Town' s appointive and elective
officials . Furthermore, the process should be viewed as
an encompassing community effort in its implications of
_ total community development , being limited not only to
aspects of physical improvement, but equally related to
total environment . As important as implementation appears
to be, the process becomes ineffective without direction
from the recommendations of the Plan and coordinated citizen
support . A lack of citizen interest and apathy on behalf
of the appointive boards has marked the failure of many
progressive planning programs . Only with public involvement
can the Erie Plan become the framework for the future of the
_ Town. Thus , scheduling of systematic implementing procedures
based on the time intervals and objectives of the Comprehensive
Plan becomes essential . Colorado State statutes form the
legal basis for comprehensive planning by providing for the
organization of planning commissions of an advisory nature
to elected officials and charges them with the responsibility
of developing the Plan as well as other certain administrative
duties . As a part of the Commission' s general coordination
and advisory duties the Commission is also responsible for
implementation of the Plan. State Statutes also establish
certain processes for plan implementation by providing for
the adoption and enforcement of specific controls and
regulations designed to further the concepts contained in the
Comprehensive Plan. In the case of Erie the adoption of the
10-1
following Ordinances and regulations will be essential
to provide the necessary supporting laws to implement
the Plan.
a) Revised Zoning Ordinance and Zoning Map
b) Detailed Subdivision Regulations
c) Flood Plain Ordinance
d) Street and Road Standards
e) Water System Design Standards
f) Sewer System Design Standards
g) Revised regulations for the sale of
water in-town
h) Revised regulations for the sale of
water outside-town
i) Revised Sanitation District Rules and
regulations including special provisions
for outside-town sewer service
To complement these means for implementation and to
reinforce the basic framework of the plan, a system of
supplemental codes is often adopted by communities , most
common of which include nationally recognized model building,
housing , plumbing , electrical and fire prevention codes .
From the preceding comments , it is clear that the
Planning Commission' s administrative obligations cannot be
fulfilled unless the Comprehensive Plan has legal recognition
and legal status as an "Official Plan". It is therefore
recommended that this report be adopted as the Comprehensive
Plan for Erie under procedures outlined in State planning
statutes .
Finally , the respective administrative and elective
Boards of the Town of Erie must recognize that Erie cannot
10-2
progress and maintain a position as a viable community
alone. Implementation of the Comprehensive Plan also
requires that the needs and desires of other political
subdivisions of the State of Colorado be ser
ved. Erie
must elicit support from and contribute support to the
the various local and regional planning entities which
are involved to some degree in the Erie planning area.
Erie must also develop a working relationship with the
Left Hand Water Supply Company and the City of Lafayette
to assure harmonious and mutually beneficial solutions to
common problems .
10- 3
BEFORE THE WELD COUNTY PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by J . Ben Nix that the following resolution be intro-
duced for passage by the Weld County Planning Commission :
Be it therefore Resolved by the Weld County Planning Commission
that the following be adopted by the Board of County Commissioners :
To approve the Erie Comprehensive Plan and further , to
recommend approval to the Regional Planning Commission .
To be recommended favorably to the Board of County Commissioners for
the following reasons : ATE OF ;OLORADO
s5.
COUNTY 0- WELD
Filed r„Al tn, Clerk of the Board
of County Comm ssfo,',s
/N++0V 8p 1973
Motion seconded by John Weigand
COUNTY CLERK ANO RECORDER
By Deputy
Vote : For Passage Abstain Against
John Watson
J . Ben Nix
Glenn Anderson
John Weigand
Ronald Heitman
The Chairman declared the motion passed and ordered that a certified
copy of this Resolution be forwarded with the file of this case to the
Board of County Commissioners for further proceedings .
°/577574
CERTIFICATION OF COPY
I , Linda Jose , Recording Secretary of the Weld County
Planning Commission , do hereby certify that the above and foregoing
Resolution is a true copy of the Resolution of the Planning Commission
of Weld County , Colorado , adopted on November 5 , 1973 and recorded
in Book No . 4 of the proceedings of the said Planning Commission .
Dated the 6th day of November 1973
ecretary
TOWN OF ERIE
POLICE DEPARTMENT 645 HOLBROOK FIRE DEPARTMENT
828-3200 BOX 98 828-3232
ERIE, COLORADO 80516
828-3843 449-3085
January 3, 1979
Hoard of Weld County Commissioners
P. 0, Box 758
Greeley, Colorado $0631
Dear Board Members:
The Board of Trustees wishes to thank you for
favorably considering their request for Con-
servation Trust Fund money.
A portion of our Coal Creek Park project will
be done by volunteer labor and donations. We
will notify you in advance of any action that
will be taken and obtain bids for all labor
and material which is not donated.
The money allocated to Erie will enable the
Town to start on a long overdue park project
for which the Town 's citizens have great need.
Sincerely,
, 7,z - �1e-.��.
Harlan E. Brock
Mayor
HEB/gs
cc: Don Warden
Director of Finance
r '
•
LARIMER - WELD REGIONAL COUNCIL OF GOVERNMENTS
PHONE (303) 667-3288
ROOM 201
201 EAST 4th STREET
LOVELANO, COLORADO 80537
January 14 , 1977
Board of Trustees
Town of Erie
645 Holbrook
P .O. Box 98
Erie, Colorado 80516
Gentlemen :
The Larimer-Weld Regional Council of Governments in its
regularly-scheduled monthly meeting on January 12 , 1977 , reviewed
the application for $1 , 358 , 880 for Steps II and III Environmental
Protection Agency Construction Grants funds and Colorado Department
of Health funds for the Erie Water and Sanitation YDistrict, Waste
Treatment Facilities Plan At that meeting, the Council elected to
not make comment on the review of the proposed project. The staff,
however , was instructed to communicate its concerns to the Town of
Erie and the Erie Water and Sanitation District. The following is
offered as a recommendation for your consideration before any final
actions are taken by your Board in support of that plan.
1. The future population estimates for the Erie area are
based on optimistic views of growth in Weld County.
Less than 10 percent of the facility' s planning area
in Weld County is within the Northern Colorado Water
Conservancy District (NCWCD) or eligible for inclusion
in the NCWCD service area. This condition severely
restricts the availability of domestic water for future
development and may ultimately affect the amount of
population growth occuring in the waste treatment
facility' s planning area. The ultimate outcome could be
increased user charges to existing customers on the sytem.
RECOMMENDATION: An investigation be made by the Erie
Water and Sanitation District' s consulting engineer
assuring that adequate domestic water resources are
available to serve anticipated growth areas in Weld
County which would be serviced by the system.
2 . In light of proposed Environmental Protection Agency
regulations of September 2 , 1976 , which would relax
the suspended solids limitation for waste stabbiliZossibility
tion ponds under 1 MGD , there exists a very good P
2/1 -72,2_2( //e/- /7 7
Erie Board of Trustees Page Two January 14 , 1977
that a less costly waste treatment alternative may be
available for the Erie area, while allowing the waste
discharge to meet current and future water quality
standards. Recent staff communications with the EPA
in Washington indicated that the proposed regulations have
an excellent possibility of being adopted as written in
draft form by February 1977 . Selection of a less costly
waste treatment system would then be available for the
Erie area. This would eliminate the need for an expen-
sive mechanical waste treatment plant with considerably
higher operation and maintenance costs. The ultimate
outcome of this action would be reduced user charges to
existing and future customers on the system.
RECOMMENDATION: A cost-effectiveness analysis of an
aerated waste stabilization pond be prepared, and the results
of the analysis compared against other waste treatment
alternatives in the facilities plan.
We very much appreciate the opportunity to comment on the proposed
project and hope that you and the Erie Water and Sanitation District
can find a satisfactory solution to your waste management problem. If
we may be of further service to you, please feel free to call.
Very truly yours ,
•
Ronald Thompson
Director
RT:psj
Enc. : September 2 , 1976 Federal Register
September 21 , 1976 , Memo sent to all
sanitation districts in region
September 17 , 1976 , letter to Mr.
John A. Green
cc : Erie Water and Sanitation District
Denver Regional Council of Governments
\ Weld County Planning Department
NoWeld County Board of Commissioners
EPA, Construction Grants - Carl Heskett
Colorado Water Quality Control Division
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