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Home My WebLink About770753 RESOLUTION RE: APPROVAL AND CERTIFICATION OF AULT LAND USE PLAN. WHEREAS, the Board of County Commissioners of Weld County, Colorado, pursuant to Colorado statute and the Weld County Home Rule Charter, is vested with the authority of administering the affairs of Weld County, Colorado, and WHEREAS, the Board of County Commissioners of Weld County, Colorado have reviewed the recently adopted Ault Land Use Plan and find the plan to be in comformance with the Weld County Land Use Planning goals and objectives, and therefore, deems it advisable to officially approve said Land Use Plan and endorse the certification of the Ault Land Use Plan according to HUD requirements. NOW, THEREFORE, BE IT RESOLVED by the Board of County Com- missioners of Weld County, Colorado that the Ault Land Use Plan be and hereby is approved and endorsed by the Board of County Commissioners of Weld County, Colorado. The above and foregoing Resolution was , on motion duly made and seconded, adopted by the following vote on the 20th day of June, A.D. , 1977. The above and foregoing Resolution was read into the record and signed on the 29th day of June, A.D. , 1977. BOARD OF COUNTY COMMISSIONERS WEL C TY, COLORADO lyP'1-1-7/Gr�_�_ Pro tern --*•41n ATTEST: a7 a Weld County Clerk and Recorder and Clerk to the Bo;� By: i Deputy Coun' Clerk A" -� D AS TO FORM: County Attorney 770753 c ill 1\ `� _ DECH2TMENT OF PLANNING SERVICES V i1 PHONE (303) 356-4000 EXT. 400 C1 GREELEV, 915 10TH STREET COLORADO 80631 COLORADO June 17, 1977 Mr. Ronald Thompson, Executive Director Larimer-Weld Regional Council of Governments 201 East 4th Street, Room 201 Loveland, Colorado 80537 Dear Mr. Thompson: The Weld County Board of County Commissioners have reviewed the recently adopted Ault Land Use Plan and find the Plan in conformance with Weld County Land Use planning goals and objectives. The Weld Commissioners also endorse the certi- fication of the Ault Land Use Plan according to HUD require- ments. Weld County Planning staff have helped the town of Ault in the preparation and documentation of the attached summary statement and consider Ault' s request for certification to be warranted. If Weld County can further assist in the Ault Land Use Plan certification process, please contact our office. 9' cerely, -4/0.,(Q9 I�2r C/ une K. Steinmark, Chairperson Board of County Commissioners Weld County June 17, 1977 Mr. Ronald Thompson, Executive Director Larimer-Weld Regional Council of Governments 201 East 4th Street, Room 201 Loveland, Colorado 80537 Dear Mr. Thompson: This letter is intended to serve as a formal request to review the Ault Land Use Plan for compliance with HUD Land Use and Housing Certification requirements as specified in the Federal Register, Volume 42 , Number 21, under Sec- tion 600. 73, February 1, 1977 . The Ault Town Board and Planning Commission sincerely hope that the attached sum- mary statement and documentation satisfy all regional, state, and Federal requirements . Should there be any questions regarding the attached, please contact myself, or Don Brandes of the Weld County Department of Planning Services. Mr. Brandes provided Ault with technical assis- tance in the preparation of the Ault Land Use Plan. Thank you for your consideration and assistance in this matter. Respectfully, n / Dr. Kenneth Masterson, Mayor Ault, Colorado KLbtl-c.1414 ith Neal, Chairperson Ault Planning Commission Ault Land Use Plan Ault, Colorado Brief Background Beginning in August of 1976 the Ault Town Board and Planning Commission in cooperation with the Weld County Department of Planning Services began the development of a town land use plan. The work to be completed by the planning staff of Weld County in coordination with Ault was specified in a scope of services agreement , (Attachment A) and was financed, in part , through a 701 (Technical Assistance) land use planning grant from the Department of Housing and Urban Development . On May 31 , 1977 the Ault Town Board and Planning Commission adopted the Ault Land Use Plan (Attachment B) . In this regard, Ault now requests review and certification approval of its Land Use Plan as specified in the Federal Register, Volume 42 , Number 21 , under Section 600-73 , February 1, 1977. It is hoped that the Ault Land Use Plan satisfies all HUD land use planning cer- tification requirements , and is in accordance with the Colorado Division of Planning Administrative Bulletin No . 77-1 (Attach- ment C) which encourages the adoption of land use plans. Below is the summary statement and appropriate documentation submitted in support of Ault ' s request for certification of its Land Use Plan . Finally, a slide presentation has been prepared, as a part of the Ault Land Use Plan, which graphically explains the land use planning process from initial data collection to actual adoption of the Ault Plan. The Weld County Department of Planning Services will be pleased to show the Ault slide presentation in order to better clarify the Ault Land Use Plan. Summary Statement Contents 1. Land Use and Housing Elements Section 600. 67 (b) Requirement: Consistency of the two elements (land use and housing) , broad goals , annual objectives, pro- grams designed to accomplish the objectives and procedures and criteria to be used in evalu- ating programs and activities to determine whether the objectives are being met. Summary Statement: The Ault Land Use Plan does not contain a housing element at this time. Weld County De- partment of Planning staff is in the process of completing the Weld County Housing Monitoring Study which will later be developed into a joint Larimer-Weld County Housing Plan. At this point, the Weld County Housing study will include spe- cific housing policies which may be adopted by the town of Ault in order to satisfy HUD housing element requirements. In addition, the Weld Housing Plan may be adopted by other Weld County localities wishing to satisfy HUD' s land use and housing requirements . In this regard, Weld County Planning Department strongly believes that the Weld Housing Plan and future land use planning efforts can be combined in order to maximize available research and studies while avoiding the duplication of independent research and plans. Please refer below (2) for specific documentation . in terms of satisfying remaining Section 600. 72 (b) ; Comprehensive Plan requirements . 2. Land Use Element Large cities, urban counties and localities . Section 600 . 72 (c) (1) through (4) Requirement: Policy statements regarding Ault' s physical devel- opment which consider social, economic and envi- ronmental impacts. Studies, criteria, standards and implementing procedures indicating where growth shall and shall not take place. Plans and/ or policies indicating the pattern, intensity and timing of land use. Policies, procedures and mechanisms necessary for coordination of land use planning with community development strategies. Summary Statement: The Ault Land Use Plan exceeds Section 600 . 72 (c) (1) through (4) requirements. First, the Ault Land Use Plan states in its Growth Management Plan Section; Goals and Objectives (page 91 of the Ault Plan) specific goals and objectives for the future development of Ault. Most of the goal and objective statements were based on existing land use and land resource analysis , 1976 Ault socio-economic survey results, structural (in- • cluding housing) conditions survey, and the Com- munity Planning Session meeting. The existing land use and land resource analysis represented two sections of the Ault Plan: Back- ground and Existing Land Use. The Background section of the Ault Plan specified historic and current population composition, distribution, and other population characteristics (page 7) . The Background section also examined Ault' s natural and physical features (page 16) including a brief examination of soil limitations in the Ault planning area, as well as a review of other natural and physical features which may influence future land use decisions. Briefly, the Existing Land Use Section was divided into two parts; Part One, Inventory and Classifi- cation; and Part Two, Constraints and Opportunities . Part One (page 22) examined all land uses in Ault: Residential (page 26) , Commercial and Industrial (page 38) , Parks and Recreation (page 47) , and Public Facilities, Utilities, and Services (page 52) according to type, location, condition, and capa- city. Part Two, Constraints and Opportunities, (page 75) analyzed Ault' s overall existing land use condition according to potential land use prob- lems which may arise due to inadequate capacity, condition, and poor overall land use compatibility. Part Two identified land use problems and assets which then served as a solid, well documented basis for determining Ault' s future land use goals, ob- jectives, and land development policies . The Con- straints and Opportunities part also documented results from the Ault Community Planning Session held January 19, 1977 . The Community Planning Session (page 84) was held in response to the need for genuine community par- ticipation in the Ault Land Use process. Please refer to Attachment D for more information. Essen- tially, close to 100 Ault area residents provided suggestions, criticisms and ideas on Ault' s land use problems , assets , and its overall future. Much of this information was then used by the Ault Planning Commission and Town Board as the basis for formulating goal and objective statements . Related to Ault ' s goal and objective statements are specific development policies. Ault' s land development policies were developed after examining all existing land use data, socio-economic survey results, community planning session results, and goal and objective statements. The Future Land Use Plan part of the Ault Land Use Plan (page 102) clearly explains the pattern, intensity and timing of all future land use, and indicates the policies and procedures necessary for coordination of land use planning with community development strategies . Specifically, Ault developed alternative future land use schemes according to all available data, and ultimately chose the most feasible, innovative, and agreeable plan. This process was accomplished through joint planning commission-town board meetings which provided a positive cross-section of ideas on Ault' s future land use. Below is Stage One of Ault' s Future Land Use Plan which delineates a specific future growth area of approximately 360 acres . Stage One (page 108) carefully assesses the approxi- mate dwelling units which may be constructed accor- ding to the future residential land use designations on the Future-Area Land Use Map. Stage One then shows how many persons might be generated if devel- opment occurs as proposed. Stage Once also speci- fied the amount of land designated for commercial, industrial, park and open space, and public. The object of "staging" future development is simply to allow Ault officials and residents the opportunity to better guage the pattern, intensity and timing of future land use. In addition, Stage One as delineated on the Ault- Area Future Land Use Map (Figure 28 , page 107) helps to determine future levels of capacity regarding public utilities, facilities , and services. Also, Stage One is an area surrounding Ault which is not arbitrary, but one which provides a desired combin- ation of future land use types and acreages . From the beginning, Ault' s Future Land Use Plan, by itself, was assumed to have little significance unless the plan could be tied to definitive, clear, and enforceable land development policies and pro- cedures. Ault' s policies (page 144) are summarized in the Ault Plan according to land use type for easy reference (see below) . The land development poli- cies are the key to the implementation process in Ault. Ault ' s policies detail exactly what Ault' s future community development strategy will be-- indluding such items as capital improvement pro- grams, town services , administrative programs, energy conservation programs, and policies on com- munity design. Naturally, Ault ' s primary focus concerned land development policies for residen- tial, commercial, industrial, park and recreation, and public facilities, utilities, and facilities land use. Associated with Ault' s Future Land Use and Devel- opment Policies is the Ault Thoroughfare Plan and Map (page 129, Figure 29) . The Thoroughfare Plan and Map defines Ault' s existing circulation pattern using traffic counts, and other information and designates future road systems based on the Future Land Use Plan. Please refer to the Ault Thorough- fare Map. The Thoroughfare Plan also indicates where intersections are most likely to require future signalization based on future traffic caused by land development. Finally, the Ault Land Use Plan in the Administra- tion-Implementation Section (page 139) designates several community development programs which Ault feels are most important. Such programs include; the revision of Ault' s existing land use control regulations, like subdivision, zoning, and annexa- tion; the development of a five-year capital im- provements plan which would clearly outline the replacement, maintenance, or upgrading of town facilities; the establishment of a Chamber of Com- merce and Economic Committee in order to promote Ault' s economic viability; and the overall need to follow the Ault land development policies which provide a policy framework or strategy for land to be developed, redeveloped, and/or preserved in current use. 3 . Housing Element Large cities, urban counties, and localities. Section 600. 70 (b) (3) (i) through (iii) Requirement: Identify the housing needs of the current and pro- spective population in Ault. Develop public- private policies , strategies and implementation activities necessary to accomplish housing goals and objectives . Take into account the housing planning activities and plans undertaken pursuant to Titles I and II of the Housing and Community Development Act of 1974. Summary Statement: As mentioned earlier, the Ault Land Use Plan does not specifically contain a Housing Element. However, a housing-need survey, struc- tural conditions survey, goals and objectives, and specific housing policies and implementation procedures including the establishment of an Ault Housing Authority are contained in the Future Land Use part of the Ault Plan (page 102) . Essen- tially Ault has housing goals, objectives, and development policies and procedures to satisfy HUD Housing Element requirements, yet Ault would pre- fer to follow the Weld County Housing Plan which will specify more clearly Ault' s housing policies. The Weld County Housing Plan is expected to be complete by July or August of 1977 . To this ex- tent, Ault does not want to duplicate basic data collection efforts which Weld County Planning staff have already completed in preparing the Weld County Housing Plan. Simply, much of the Weld Housing Plan may be adopted by Ault, and will also satisfy HUD' s Section 600. 70 (b) (3) (i) through (iii) requirements. 4. Environmental Assessment Section 600 . 65 (b) (1) (i) through (vii) Requirement: An environmental impact assessment (beneficial as well as adverse) of the Ault Plan and poli- cies should the Plan be implemented. An assess- ment of irreversible and irretrievable commitments of resources which would be involved if the pro- posed Plan should be implemented. Summary Statement: Generally, the Ault Land Use Plan does not propose or anticipate any adverse, or negative environmental impacts in the Ault planning area. The following Ault goals, objectives, and land development policies were selected in order to demonstrate Ault' s environmental commitment to preserve, protect, and enhance future land devel- opment in the Ault area: Goals and Objectives - To encourage wise and efficient utilization and conservation of land resources insuring compatibility with acceptable existing uses , efficiency in providing public services and utilities , and feasibility and safety in site determination (page 93) . - Insure that the type, design and location of new development be compatible with en- vironment considerations (page 95) . - Promote natural drainage channels, and irri- gation canals as potential open space areas. Coordinate with all ditch companies in order to properly plan for passive open space areas, and to insure that open space areas developed near irrigation canals are not detrimental to the operation of the canals (page 97) . - To encourage conservation in all utility re- sources, and to encourage feasibility and safety in public facilities , utilities , and services . - To eliminate water pollution and provide ade- quate water service to Ault residents (page 97) . - To encourage innovative and effective design in order to promote conservation of limited resources (page 100) . - Strive to incorporate urban design concepts in planning project proposals in order to take advantage of natural contours, topograph- ical features , views, and existing trees (page 100) . Land Development Policies - Ault will encourage a range of housing densi- ties from low density to high density which utilize the latest urban design concepts to make those developments as compatible as pos- sible with other land uses, the environment and the AGMP (page 144) . - Ault will encourage industries which are com- patible with the surrounding natural environ- ment as well as those industries which utilize energy sources which demonstrate the least en- vironmental harm and which promote the conser- vation of limited resources (page 146) . - Ault will encourage drought resistant land- scaping in order to decrease water require- ments (page 146) . - Ault will not permit development to occur in any floodway (page 147) . - Ault will require developers to retain, on site, any increased storm water runoff in addition to historic flow from the develop- ment area in order to protect surrounding properties (page 147) . The above goals , objectives, and land development policies are some of the commitments to environ- mental assessment made by Ault officials and resi- dents . It is important to note that throughout the Ault Land Use planning process consideration was given to minimizing the effects of future land use developments in the Ault planning area. Finally, it is felt that any development will be thoroughly assessed according to Ault' s Future Land Use Plan, and land control regulations in order that environmental dangers or risks are pre- vented, and natural resources are protected. 5. Historic Preservation Assessment Section 600. 66 (d) (1) (i) through (vi) Requirement: Prepare an historic preservation assessment when the assisted activities includes the preparation of plans or policies for development which may impact National Register properties. Summary Statement: According to the Historic Preservation Divi- sion of the Historical Society of Colorado, Weld County has two National Register properties; Meeker Memorial Museum, 1324 - 9th Avenue, Greeley; and For Vasquez Site, off U.S . 85 near the town of Platteville. This information is listed on the National Register of Historic Places, February 1, 1977. As such, future development in the Ault planning area will not affect or impact National Register properties . However, the Ault Land use plan does consider the preservation and rehabili- tation of older houses. Specifically, onw of Ault ' s Community Design and Function objectives states , "Preserve historical or unique buildings or houses in older neighborhoods . " (page 100) 6 . Consistency Assurances Requirement: Assure that the land use related provisions of Federal planning programs and the land use and/or housing elements prepared to fulfill the require- ments of the 701 program are consistent with one another. Summary Statement: Pleae refer to summary statements 1 and 3 above. DOCUMENTATION Enclosures: 1. Ault Land Use Goals and Objectives 2 . Stage One., Ault Future Land Use 3 . Summary Development Policies Attachments : A. Ault 701 Scope of Services Agreement B. Certificate of Adoption, Ault C. Division of Planning, Administrative Bulletin No. 77-1 D. Newspaper Article - Re: Ault' s Community Planning Session The following are the goals and objectives developed and utilized by Ault to prepare the Ault Growth Management Plan . Each heading is followed by one or more goals and then by a set of objectives • which Ault will pursue to implement the AGMP. A. LAND USE To encourage wise and efficient utilization and conservation of land resources insuring compatibility with acceptable existing uses, efficiency in providing public services and utilities , and feasibility and safety in site determination. Residential To encourage the maintenance of sound and viable residential neighborhoods , within designated growth centers , which will pro- vide an adequate supply of quality housing in all price ranges throughout the town of Ault so that individuals of all income levels may have a choice of housing types and living environment . Aggressively seek the development of a broad range of single-family, senior citizen, and multi-family housing. Encourage residential Planned Unit Development (PUP) , and other appropriate development proposals which permit innovative and economical land use and building practices with emphasis on quality design and construc- tion . Avoid incompatible commercial and business activities which have a significant negative impact upon predomi- nately residential areas . Encourage park and open space areas in Ault neighbor- hoods . 93 Promote a community effort to encourage the main- tenance of standard units and rehabilitation of sub-standard units. Encourage new residential construction within and •• adjacent to areas where adequate facilities and services exists. Encourage methods of construction and site design which would conserve energy, such as solar heating systems. Insure that Ault land use regulations are enforced, and best guide the development of a proposed pro- ject . Commercial To encourage effective use and redevelopment of existing commercial centers. To encourage businesses to locate within areas designated for commercial use by the Ault Future Land Use Plan, in order to provide town residents with a reasonable choice of goods and ser- vices . Aggressively seek new businesses to provide Ault with a more diversified economic base. Limit future commercial land uses to designated commercial land uses referred to by the Ault Plan . Promote a program which coordinates efforts to revitalize the Ault Central Business District (CBD) . Provide a adequate amount of commercial conven- ience goods and services at the neighborhood level as shown on the Ault Future Land Use Map . Industrial To encourage a diversified, quality industrial base which is com- patible with adopted land use plans. 94 To minimize industrial blight , and to encourage the maintenance of existing industrial land uses. Encourage industrial development which is non- polluting. Encourage industrial locations which are near other work areas, with sites of adequate size, and which create an aesthetically pleasing environment. Insure that proposed industrial uses will not deplete the capabilities of Ault in order to provide such utility services as water , sani- tary sewer and storm drainage. Encourage industrial development which employs Ault residents . • Growth To encourage urban development in areas adjacent to existing development . To encourage the implementation of the Ault Future Land Use Plan which promotes maximum compatibility among all land uses. Encourage public awareness regarding land use and development regulations, as well as the AGMP. Urban development should be compatible with the adequacy of existing utilities, parks, and other public services. Growth, through annexation , should be patterned after the Ault Future Land Use Map which indi- cates preferred locations for all land uses. Insure that the type, design and location of new development be compatible with environ- mental considerations . 95 Recreation To develop an intregrated system of parks and open space areas that fulfills the recreation and aesthetic needs of the residents. Encourage existing parks within the town to be improved to meet the needs of Ault citizens . Such improvements might include, but are not limited to the following: a) Swimming pool b) Parks, playground, and playground equipment c) Multi-purpose recreational center d) Tennis and basketball courts e) Bowling f ) Landscaping Encourage the acquisition and development of park and open space areas according to the Ault Future Land Use Plan . Establish close and on-going communication with neighboring communities in order to coordinate possible joint recreation projects so that the benefits to the area-citizens are maximized and the duplication of efforts are minimized. Aggressively seek potential park and recreation grants-in-aid in order to acquire and develop recreation facilities and activities. Open Space To achieve a balanced distribution of open space throughout Ault which will provide buffer areas for urban uses. Preserve and plan for open space areas within urban areas. 96 Develop open and green spaces which are accessible to neighborhood areas. Promote natural drainage channels, and irrigation canals as potential open space areas . Coordinate with all ditch companies in order to properly plan • • for passive open space areas , and to inusre that open space areas developed near irrigation canals are not detrimental to the operation of the canals. Restrict growth which will encroach on park and open space areas as designated by the Future Land Use Map. Flood Areas To eliminate the danger to humans and structures caused by flood- ing in flood plains and natural drainage ways. Encourage and support suitable open space uses within identified flood hazard areas . Insure that areas subject to flooding are adequately protected from the construction of structures that would be damanged by high waters. Encourage and support suitable open space uses within identified flood hazard areas. Require development to be designed to prevent increased flood hazard. PUBLIC FACILITIES , UTILITIES, AND SERVICES To encourage conservation in all utility resources, and to encourage feasibility and safety in public facilities, utilities, and services . Water and Sewer To eliminate water pollution and provide adequate. water service to Ault residents. 97 To encourage efficient management and use of the water resources available to the Ault region . • To encourage development to locate in the urban fringe in a manner which will efficiently utilize public waste water treatment facili- ties , and water utility extensions . Assure adequate water supply , storage, and efficient distribution within Ault . Maintain current and reasonable water and sewer tap fees. Establish a water improvement program which specifies improvement and other measures which are needed, and which Ault can realistically follow. Community Facilities and Services To provide adequate , efficient and economical public facilities and services to Ault residents. To encourage that the mental and physical health needs of Ault are adequately covered. To encourage a wide spectrum of artistic and cultural experiences for Ault residents. To provide the best possible local government , police, fire, and health services to the Ault community. Encourage more communication between the Ault Town Board and Planning Commission , and with the Ault Community in general . 98 Continue to assure a good working environment and ade- quate compensation for town personnel . Establish a youth/senior program which provides opportunities and activities for both groups. • Coordinate and actively support health organi- zations in order to make health services more accessible. Emphasize through the medical com- munity and and educational facilities the need for health care and proper nutrition on a con- tinuing basis. Encourage programs which have the potential of preventing crime, while upgrading the quality of police services to better protect and serve Ault residents. Support the Ault-Pierce Fire Protection Service and insure that the National Board of Fire Under- writers Standards or equivalent are promoted. Encourage the possibility of hiring an Ault Town Administrtor who would be responsible for all administrative and operational aspects of town government , including; public works, budget , purchasing, billing, land use planning, and grant proposals. ECONOMIC DEVELOPMENT To encourage an economy which provides a range of opportunities for all Ault citizens. Through town administration and planning, appraise community impacts of proposed major economic develop- ment . Develop a strong Chamber of Commerce and Economic Development Committee which would actively promote the economic development of Ault . Encourage the development of a five year capital improvements plan which reflects the needs of Ault , and if planned for, can be achieved. 99 COMMUNITY DESIGN ANI) FUNCTION To encourage innovative and effective design in order to promote conservation of limited resources . To promote a total community environment which is in harmony with nature, and which compliments man-made features. Encourage the use of waterways, including irri- gation canals, to be developed in harmony with the environment , and in accord with park and open space needs of Ault residents. Strive to incorporate urban design concepts in planning project proposals in order to take advantage of natural contours, topographical features , views, and existing trees. Encourage local developers and construction firms to plan and construct innovative projects which conserve energy, and create the least environmental harm to a site area and to the entire Ault Commun- ity. Preserve historical or unique buildings or houses in older neighborhoods . THOROUGHFARE SYSTEM To provide a balanced thoroughfare system which will serve Ault ' s travel demands with maximum efficiency , comfort , safety, economy and flexibility. Limit the use of local streets to serve only resi- dential properties . Assure adequate access , egress, and general traffic circulation to future residents of Ault by promoting the use and designation of arterials and collectors as shown on the Future Thoroughfare Map. 100 STAGE ONE FUTURE LAND USE Residential - Low Density Proposed Dwelling Units Dwelling Average People Estimated Acres Per Acre (DU/AC) Units Range Per Unit Future Population 139 AC 3 - 5 DU/AC 417-695 DUs 3.0 1 ,251 - 2,085 Residential - Medium Density 28 AC 5 - 10 DU/AC 140-280 DUs 2.8 392 - 784 Residential - High Density. 11 AC 10 - .15 DU/AC 110-165 DUs 2.6 286 - 429 Residential - Mobile Home 15 AC 6 - 8 DU/AC 90-120 DUs 2.6 234 - 312 Commercial - Proposed 25 AC Industrial - Proposed' 70 AC Park and Open Space - Proposed 57 AC Public - Proposed 15 AC Total Acres Proposed in Stage One = 360 Acres + Total Range of all Residential Dwelling Units Proposed = 757 - 1,260 DUs Total Range of Estimated Population = 2, 163 3,610 It is important to note that no deduction was-made in the total 360 acres of proposed land use for future streets, or drainage easements. It could be assumed that at least 25% of the proposed 360 acres in Stage One would be used for streets and drainage easements. 108 SUMMARY DEVELOPMENT POLICIES General 1. Ault will encourage planned, innovative and controlled growth. 2. Ault will control growth via the two stages as shown on the Ault-Area Future Land Use Map (Figure 28) 3. Ault will limit development to the area shown as Stage One in Figure 28 until a substantial amount of that area has been developed in compliance with the AGMP. Residential 1. Ault will encourage residential development which is attractive, affordable, energy conscious, innovative, and is located in conformance with the AGMP. 2 . Ault will require housing diversity which satisfies financial and spatial needs of senior citizens, young families, single persons , and established single family homeowners. 3. Ault will encourage a range of housing densities from low density to high density which utilize the latest urban design concepts to make those developments as compatible as possible with other land uses, the environment and the AGMP. 4 . Ault will carefully assess any residential development proposal to assure that every person , regardless of race, creed, religion, sex, color , national origin or income is afforded equal oppor- tunity to reside in Ault . 5. Ault will actively encourage that Ault neighborhoods be pre- served through renovation, rehabilitation and as a last resort demolition of substandard housing units . G . Ault will establish a Housing Authority in order to meet the housing needs of the residents of Ault and to coordinate, organ- ize and apply for the necessary public or private funding . Commercial 1. Ault will promote increased availability of goods and services in town. 144 Commercial (can ' t ) 2. Ault will promote the revitalization of the existing Downtown before additional commercial development is considered. 3. Ault will support and promote a program for the Downtown which a) identifies and examines existing downtown merchant problems , b) indicates and assesses the availability of possible techni- cal and financial assistance, and c) presents possible alter- natives for making Ault ' s Downtown the only shopping location Ault citizens need to visit . 4 . Ault will work with the Ault Business Association and general public for the betterment of Ault . 5. Ault will support the expansion of Downtown to the west of the existing Downtown as shown on the Ault Area Future Land Use Map (Figure 28) . 6. Ault will require that the commercial land use shown along U.S . 85 on Figure 28 be devoted primarily to "highway" commercial uses . 7. Ault will establish a committee composed of members of the Busi- ness Association , Town Board and Planning Commission in order to assure that Ault's Downtown does not lose retail merchants to the highway commercial area. 8 . Ault will not favor the mixing of commercial operations which are intended to satisfy the daily needs of Ault within the highway commercial areas designated in Figure 28 of the AGMP 9. Ault will limit commercial land use to the areas as designated in Stage One on the Ault-Area Future Land Use Map. 10. Ault will support neighborhood commercial centers limited to three acres in size where need is demonstrated in Stage Two but only after Stage One has been implemented. Industrial 1. Ault will actively seek and encourage industrial development in conformance with the AGMP. 2 . Ault will thoroughly analyze proposed industrial development to assure that the development is designed to minimize direct and indirect impacts on existing community facilities, utilities , and services as well as on adjacent and surrounding land uses . 145 Industrial ( con ' t ) 3. Ault will encourage industrial proposals which do not deplete nor cause untimely demand for vital town utilities and services. 4 . Ault will promote the development of industrial parks and will encourage the siting of proposed industries in those parks . 5. Ault will encourage industries which are compatible with the surrounding natural environment as well as those industries which utilize energy sources which demonstrate the least environ- mental harm and which promote the conservation of limited resources. Public Facilities, Utilities, and Services 1 . Ault will maintain and expand its public utility, facility and service capabilities in unison with new development . 2. Ault will provide clean, safe drinking water to its residents in the most efficient , economic manner possible. 3 . Ault will regularly assess the costs for making taps to the water system and the costs of water and will pass those costs to the developer or resident in tap fees and monthly water fees . 4. Ault will continually assess the need to purchase additional water in order to supply its residents with adequate water . 5 . Ault will require that all new taps to the Ault water system provide to the town sufficient water shares to meet the increased demand for treated water . 6. Ault will maintain adequate water storage capabilities in order that peak demands and minimum required fire flows can be met . 7 . Ault will establish a water system improvement program. 8. Ault will review all development proposals in light of the water system improvement program and Ault ' s ability to serve water to the development . 9. Ault will not allow unnecessary extentions of its water dis- tribution system. 10. Ault will encourage drought resistant landscaping in order to decrease water requirements . 146 Public Facilities, Utilities and Services 11 . Ault will give careful consideration of each proposed develop- ments requirements for sewage treatment in order to decrease unnecessary loads on the sewer system. 12. Ault will require school site reservation as designated in Figure 28 . 13 . Ault will maintain constant communication with the RE-9 School officials to ensure sufficient land for future school popu- lation requirements . 14 . Ault will promote the incorporation of school facilities with public park facilities and will cooperate with the RE-9 School Board to develop those facilities . 15. Ault will acquire land necessary for and develop, (consistent with Ault citizen requirements and Ault ' s financial capability) a) Swimming pool , b) Parks, playgrounds, and playground equip- ment , c) Multi-purpose recreational center d) Tennis and basket- ball courts, e) Bowling and horseshoe and f ) Appropriate land- scaping. 16 . Ault will promote the development of park and recreation facil- ities as discussed in the previous section and shown in Figure 28. 17. Ault will require developers to participate in the development of park and recreation facilities as specified in Ault ' s Sub- division Ordinances . 18. Ault will not permit development to occur in any floodway. 19. Ault will require development which chooses to locate in areas subject to flooding (not in the flood way) to be adequately flood proofed. 20. Ault will require that natural drainage areas be left in their natural state in order that their function not be impaired. 21. Ault will require developers to retain, onsite, any increased storm water runoff in addition to historic flow from the development area in order to protect surrounding properties. 22. Ault will seek to establish a meaningful and effective Chamber of Commerce and Economic Development Committee in order to best promote the strong, healthy, and economic future in Ault . 23 . Ault will promote the establishment of programs designed to 147 Public Facilities , Utilities and Services (con ' t ) 23.. meet the needs of Ault ' s youth and senior populations. 24. Ault will encourage the expansions of health care and mainten- ance programs in the Town. 25. Ault will promote the establishment of medical/dental facilities which can treat the daily and emergency needs of Town citizens. 26. Ault will promote informational programs designed to reduce the incidence of crime and potential fire hazards. 27. Ault will examine the need to hire a Town Administrator who will be responsible for public works coordination , preliminary bud- get preparation, purchasing, personnel , billing for utilities, land use planning and seeking potential grants and loans to implement the AGMP and desires of the Town . 28. Ault will establish a five year capital improvements program to clearly specify and budget for future public utility, facility, and service needs of Ault . 29. Ault will use the AGMP as the guide for all decision making in order that Ault achieve the documented needs of its citizens. 148 Attachment A 3.2 Technical As_Isianre to LocalI;overnmenl.s Work done under this element will resell. In the completion, by dune ;IO, IU77, of n- hindnee plan for the Town of Ault. The work will be done by the planning staff of Weld County in coordination with the Ault Board of Trustees and Planning Com- mission. 1. The following work items shall be undertaken in the preparation of the Ault plan. a. Base studies and research. i. Definition of the planning area. ii. Analysis of existing, available socio- economic, demographic, rind employment data. i11. Identification and analysis of data concern- ing land characteristics and polenl.lal land uses as a frame work for the land use plan. iv. All material to he mapped at a county level shall be compiled at a scale of 1:24,000. All material to he mapped at a community level shall be compiled at a scale of 1:2,400 (1 inch = 200 feet). It is recommended that map- ping be done at the same .scale. Total elligible costs under 3.2.1.a for Aull. - $2,000. b. Plan development shall include the following steps. 1. Development of goals and objectives statements that address all major development issues in the planning area. ii . Determination and analysis of the constraints and opportunities of future development. iii. Determination of alternatives for future develop- ment available to the planning area.. iv, Determination of which alternatives the Town of Ault wishes to include in the Land Use Plan. rr Attachment A v. Presentation of the desired alternative and supporting material to the Ault Town Board and Planning Commission by June 30, 1977 for consideration for adoption. Total elligible costs under 3.2 lb for Ault - $6,097. 2. The product under this section will be a Land Use Plan for the Town of Ault. The Ault Plan may include maps and other graphic materials but a. shall include a written document describing a.t least the growth patterns, standards, criteria, policies, procedures, . and mechanisms called for in the BUD requirements of Section 600.72(c) of the Federal Register of August 27, 1975, b. shall detail their applicability to the planning area, and c. shall present the data upon which the above are based. 3. Five copies of all published material developed under this contract shall be furnished to the Division of Planning by the end of the contract period. 4. Tho total c111RIhlo costs under this section 3.2 are $8,097. of which up to two-thirds are reimbursable. Attachment B CERTIFICATE OF ADOPTION This document is adopted by the Ault Planning Commission and Ault Town Board as the official Future Land Use Plan for the Town of Ault , Colorado. The Plan is intended to serve as a guide for the harmonious development of the Town and its environs, which will , in accordance with present and future needs, best pro- mote health, safety, order, convenience, prosperity and general welfare , as well as efficiency and economy in the process of development , including adequate provision for light and air, the promotion of healthful and convenient distribution of population , the promotion of good civic design and arrangement , wise and effic- ient expenditure of public funds, and the adequate provision of public utilities and other public requirements. All maps, figures or other descriptive materials accompanying this document and all other materials intended to form the whole or part hereof are hereby made a part of this document and are adopted herewith. Adopted by the Ault Planning Commission this 31st day of May, 1977 . Signed: vi ,i , ,;;�,� ( �� Signed: Keith Neal , Chairperson Margaret Reed, Secretary Ault Planning Commission Ault Planning Commission Adopted by the Ault Town Board this 31st day of May, 1977. Signed: /ih !{�r 3 ) l77 ,r,.;,; t . Signed: Dr. Kenneth Masterson , Irene Nelson, Town Clerk Mayor Ault , Colorado Ault , Colorado Approved as to form: / - ; - Robert Burroughs Town Attorney Attachment C ADMINISTRATIVE BULLETIN NO. 77-1 For many years, 701 has focused on the development of the various elements of comprehensive plans. It has always been the implicit expectation of HUD and the Division of Planning that these various elements, or plans, would be first adopted by the appropriate body and then implemented. The purpose of this Administrative Bulletin is to make explicit the expectation regarding adoption in accordance with the Division of Planning's Administrative Bulletin 76-2 of March 16, 1976 (IA(2) (a)) . With the passing of HUD's August 22, 1977, deadline and with the emphasis of the 701 program moving away from funding of land-use and housing elements, increasing attention will be placed on plan implementation and its necessary predecessor, plan adoption. In accordance with the HUD regula- tions published in the Federal Registers of August 22, 1975, and February 1, 1977, and the policy of the Division of Planning, no jurisdiction will be eligible for 701 funding after Fiscal Year 1978 unless it has ADOPTED land-use and housing elements. Adoption means a formal action by a duly appointed planning commission (whether municipal, county, or regional) establishing a plan or plan element as the official policy of that jursidiction on the element in question. We take this opportunity to remind you that plan development and adoption are not voluntary activities for a planning commission. Colorado law states that, once a planning commission is created, it is the duty of that commission to develop AND ADOPT a plan for the physical development of its jurisdiction. (See Colorado Revised Statutes (1973) 31-23-106 for municipalities, 30-28-106 for counties, and 30-28-106(2) (a) for regions.) Any plan element, in order to meet HUD and Division of Planning requirements, must include "implementing procedures necessary for effectively guiding" major develop- ment decisions in accordance with the plan. This is most specifically true for land-use and housing elements in order to meet HUD requirements (Federal Register, August 22, 1975, Section 600.72(b) (2) and (c) (3)) but it is equally true for any • other plan element, such as transportation or public facilities. Thus, a program of activities to implement a plan is a necessary part of the plan itself and must be consistent with ardsupport the plan in all respects. This does not mean that, for instance, a capital facilities plan or a zoning or subdivision regulation or other implementation tool must be a verbatim part of a plan. Rather, it means that the required implementation section of a plan must at least describe an implementation program including: 1) what kinds of implementation tools ought to be developed and adopted, 2) particular characteristics that the implementation tools must have in order to fully support and be consistent with the plan, and 3) a schedule for the preparation and adoption of the necessary implementation tools. Consistent with these facts and with good planning practice, funding will not be available through the Division of Planning in the future for any implementation activity unless it is to implement an ADOPTED plan. This will be true for all planning funds administered by the Division of Planning. In addition, the Division, in the A-95 review process, will comment unfavorably on requests for any grants that are determined to have land-use impact unless a land-use plan has been adopted, whether such grants are for community development, water/sewer, housing, or any other programs or projects. Finally, adoption, or the absence of it, will become a key criterion in the Division's assessment of all future applica- tions for planning funds. � o � ai '� T.T. tip E c E 3 G ooEto 0 5, C o o m t°\ u ;.= u m Cl .0 o m O E 0 s m c v o 6 B' c E 1 O O V O N U C O O a .N y .0 _ O O O I -0 N = a N v ca .o h V E y d00 C 8 v_ 3 LC a E o c c d s u = s B T o x Ii o co o a E v w J 3o -E 5 L aci r .- W a W II • c O d yi “ N G 0 a .0 N •N C y C. p N .Y C ro' II •a, 'a Q v in m ct m `m c .. E w >, Eo li, o y .o. cb t.. h � L �Ea !' 3 '; yn u `,5 7, �� m=v '3 G v o 00 at o o .g v .T .o a "9 v 0 4. 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N C .� .^ Q 6. ,c62t F s S m ea. c �, .EF E coil. a.-o I F t- CD a N • t 13 /D a INIIIMII Q 6 "ft. ca S C ra 0 C �� _ 4.1 E a v COto o -9 C9 -.1 . a ;uoun{oE;;v ' Ault Growth Management Plan TABLE OF CONTENTS Page BACKGROUND Introduction Population 1 Natural and Physical Features 7 16 EXISTING LAND USE Part One 22 Inventory and Classification Residential 26 Commercial and Industrial 38 Parks and Recreation 47 Public Facilities, Utilities, and Services 52 Part Two 75 Contraints and Opportunities GROWTH MANAGEMENT PLAN Goals and Objectives 91 Future Land Use Development Policies, and Future Land Use Plan and Map 102 Future Thoroughfare Plan and Map 129 ADMINISTRATION AND IMPLEMENTATION Growth Management Review Format 139 Summary of Policies 144 Definitions 150 Appendix 156 CERTIFICATE OF ADOPTION This document is adopted by the Ault Planning Commission and Ault Town Board as the official Future Land Use Plan for the Town of Ault, Colorado. The Plan is intended to serve as a guide for the harmonious development of the Town and its environs, which will, in accordance with present and future needs, best pro- mote health, safety, order, convenience, prosperity and general welfare, as well as efficiency and economy in the process of development, including adequate provision for light and air, the promotion of healthful and convenient distribution of population, the promotion of good civic design and arrangement, wise and effic- ient expenditure of public funds, and the adequate provision of public utilities and other public requirements. All maps, figures or other descriptive materials accompanying this document and all other materials intended to form the whole or part hereof are hereby made a part of this document and are adopted herewith. Adopted by the Ault Planning Commission this 31st day of May, 1977 . Signed: )1 ( I1,'tFA Signed: Keith Neal , Chairperson Margaret Reed, Secretary Ault Planning Commission Ault Planning Commission Adopted by the Ault Town Board this 31st day of May, 1977. f Signed: �i � ;�; �� '! 'il/G, vl (1 ) Signed: Dr. Kenneth Masterson , Irene Nelson, Town Clerk Mayor Ault , Colorado Ault , Colorado Approved as to form: / / 5 i Robert Burroughs Town Attorney Acknowledgements Town Board Dr . Kenneth Masterson, Mayor Bruce White Betty Loewen , Mayor Pro-Tem Jerre White James Farmer Charles Zack Barbara Swanson Planning Commission Keith Neal , Chairperson Dr. J . T. Thompson Charles Burman, Vice-Chairperson Betty Loewen Margaret Reed, Secretary James Farmer Irene Nelson , Town Clerk Many people were responsible for the initial coordination , re- search, overall project direction , writing, drafting/graphics , review, typing, presentation, and final adoption of the Ault Growth Management Plan (AGMP) . Perhaps the first people di- rectly involved with the development of the AGMP were three Colorado State University graduate students, namely : Anne Casey, Maynard Samuelson , and Betsy Hayden . Essentially, the three students worked with the town of Ault for six months on a part- time basis designing and coordinating a socio-economic survey which was used to gather current information on the Ault com- munity . Casey, Samuelson, and Hayden also organized and mapped utility and environmental data which was later incorporated in the AGMP. From the beginning, members of the Weld County Planning staff have actively helped in various aspects of the AGMP. J. W. Nelson , Millie Turner , Sheri Wilson, George Sanderson , and Bill Rodriguez all helped in the layout , mapping, design , photo- graphy, and final publication of the AGMP. In terms of pro- fessional review of the AGMP text , Gary Z. Fortner , Director of Planning, and Thomas W. Rounds, Senior Planner helped review, clarify , and organize the written text of the AGMP. Finally , Patricia Rymer, Executive Secretary for Weld County Planning Department expertly edited and typed the AGMP--several times prior to final publication. The last and most important group of people to be acknowledged are the Ault officials and townspeople who actively directed, and participated in the AGMP for the past eleven months. As a result of their foresight and dedication the AGMP reflects the Ault community as a whole and will serve as a realistic guide to future land use decisions in the Ault area. Sincerely, Donald H. Brandes, Jr. Project Planner Weld County Planning Department The preparation of this material was financed, in part , through a 701 comprehensive planning grant from the Department of Housing and Urban Development . FIGURES Figure Page 1 Ault Population 1900 - 1970 8 2 Percent of Total Regional (Weld County) 9 Growth Locating in Municipalities, 1970-1975 3 Estimated Growth 1970-1977 10 4 Ault ' s Population Age Levels , 1976 12 5 Persons Attending School in Ault , 1976 13 6 Physical Features Map 17 7 Soils Map 19 8 Existing Land Use, 1976 28 9 Existing Land Use Map 29 10 Structural Conditions Map 32 11 Shopping Locations for Food, Clothing, Hard- 39 ware, Appliances , and Drugs for Ault Resi- dents, 1976 12 State Sales Tax in Ault, 1970-1976 41 13 Location of Employment 43 14 Employment by Occupation, 1976 44 15 Recreation Need by Type of Activity or 49 Facility, 1976 16 North Weld Water Map 54 17 Monthly Water Consumption, Nov. 1975-Oct . 1976 57 18 Ault Wafer Distribution Map 58 19 Per Capita Water Consumption Per Day (GPCD) 59 by Month, 1975-1976 FIGURES, continued Figure • FPage 20 Required Fire Flow 61 21 Ault Sewer Map 64 22 Storm Drainage Map 66 23 Flood Hazard Map 68 24 Student-Teacher Ratios (RE-9) , 1975 70 25 RE-9 School District Employees, 1975 71 26 RE-9 School District Transportation of 72 Students, 1975 27 Ault Future Land Use Map 104 28 Ault-Area Future Land Use Map 107 29 Future Thoroughfare Map 132 z W YO 0 F OI° UU - m J — z co Ft Collins 14 Ault / N.— z 57 ~ I r- - - - - 8 I z to 1- -_--Nj Greeley I I �. �� I Loy land r o _ I t4 F 287 I — 5 z I 66 ii Longmont . z �I UI ° cm ‘ I 6 'IDI� °I `` i � 31 z R70W I R69W mI . R68W I R67W R66W I R65W I R64W I R63W I R62W I R61W R60W 1 ~ VICINITY. Miles e THE PREPARATION OF THIS MATERIAL WAS FINANCED IN PART THROUGH A COMPREHENSIVE PLANNING GRANT FROM THE DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT, 1977 0 I ? R Background INTRODUCTION For several years, the Town of Ault has used zoning, subdivision, annexation, and building regulations to guide and regulate pro- posed developments. Zoning regulations basically establish, prior to applications for proposed developments, groups. of permitted uses which differ from district to district . They also control the placement , height and overall density of struc- tures within each of the zoned districts . Subdivision regulations are intended to provide the means to transform raw land into building sites by setting standards for lots, blocks, streets, and public areas. The annexation ordinance provides standards and conditions which must be met prior to annexing land to the town. Building codes provide construction regulations and inspection standards for new and remodeled buildings. While these regulations are critical to Ault ' s future development, they do not , by them- selves, provide a basic policy guide for future land use decisions; rather, these regulations are intended to be used as tools to implement future land use plans. Realizing that land development regulations like zoning and subdivision regulations will not pro- vide Ault with long-term development guidelines , the Town of Ault has prepared a Growth Manangement Plan. The Ault Growth Manage- ment Plan (AGMP) designates the future use of land in the Ault area, and clearly explains the policies and reasoning used in pre- 1 paring the plan. The AGMP will serve as a realistic guide to official decisions with regard to the distribution quality and overall intensity of development . In general, the AGMP indicates how the Ault citizens want the town to develop in the future. The Ault Growth Management Plan represents a combined effort of the Ault Town Board, Planning Commission, special committees and organizations, and most importantly, of the Ault citizens. The AGMP sets forth the general direction for future growth and develop- ment . In this regard, the AGMP is based on two basic assumptions : 1. Pressures for urbanization and growth will continue to increase in and around the Town of Ault. 2. The town can, through its development regulations and Growth Management Plan, ensure an orderly pattern of growth in the town and vicinity as these growth pres- sures continue. The Town of Ault has made every effort to encourage open community discussion regarding the AGMP from the beginning stages. The Ault Town Board and Planning Commission firmly believe the AGMP repre- sents the aspirations and planning goals of Ault . Ault also recog- nizes the need to review periodically and modify the AGMP as new residents settle in Ault , and as aspirations and desires of the community change. METHOD First , the AGMP will not serve the Town of Ault as a useful land 2 use guideline if the information and data contained in the AGMP is inaccurate, misleading, or incomplete. It is important that land use decisions be based on as much pertinent and available information as possible. For this reason, the first phase of the AGMP is an analysis of existing town characteristics. This analysis is based on information which describes Ault ' s existing land use, natural features, population, community facilities, utilities, and town services. The primary purpose in presenting this information is to briefly familiarize one with the general background and characteristics of Ault. Once base data has been collected, it is necessary to evaluate the needs, constraints, and potential assets which place limit- ations on and provide opportunities for future development patterns. This phase of the AGMP is intended to assess Ault ' s overall land use condition. This is a critical element of the AGMP because it is one consideration used to help determine how, when and where future land use should be proposed. In addition , the evaluation process of existing land use provides Ault officials and residents with a good idea of what the town' s land use needs are, and provides the basis for proposing possible programs. Once town officials and residents have a reliable and realistic knowledge of existing land use needs, constraints and/or opportun- ities, it is possible to begin the process of "where the town wants to go" , or to present goals and objectives. Goals state what Ault 3 citizens value and what they seek as a community. Objectives specify a means for meeting specific goals . Land use goals and objectives are guides to the way in which land development should proceed in the future. They are statements representing the entire community and help to form the basis for a specific policy guide. Policies are definite statements describing required actions and criteria which must be taken or met in order to achieve the defined goals and objectives. The result of collecting base data, analyzing the base information, preparing goals and objectives statements, and developing land development policies, is the Ault Growth Management Plan. The AGMP is intended to provide citizens and town officials with an everyday management tool as well as a long range land use guide. The AGMP also serves as an informative resource regarding the characteristics of Ault . The Future Land Use Map is a graphic illustration of approximate future land uses. Combined, the AGMP and Future Land Use Map provide Ault with an effective short and long term land use management tool. The practical application of the AGMP is the review and assessment of proposed projects, both private and public. The type of pro- jects and programs which may be reviewed includes, in part ; new subdivisions, annexation proposals, housing programs, new sanit- ation facilities, street improvement projects, and rezoning requests. Ault firmly believes that this process will benefit 4 both the applicant and the Town of Ault by saving both parties time and money. Finally, the Ault Growth Idanagment Plan represents what the Town of Ault has agreed is the most effective, equitable and innovative approach to future land use decisions. 5 population POPULATION An examination of Ault ' s population size and general character- istics is a critical element leading to the AGMP. Population estimates serve town officials as a basis for approximating future needs for town facilities, activities, services, and housing. Population estimates also indicate space requirements for various types of land use. The analysis of Ault ' s population composition considers such factors as age groups, household sizes and income levels. Again, by examining Ault ' s population size and general characteristics, town officials and residents will be better able to define reasonable expectations for future growth and development to be included in the AGMP. During Ault ' s early history (1900 - 1910) , the town experienced tremendous growth. Historic documents such as newspaper articles and town records estimate Ault ' s population in 1900 to have been 14 people, and in 1905, 975 people. During this period Ault was, in effect, a boom town. This rapid population increase is most attributable to excellent farming and ranching conditions as well as to the town ' s proximity to the Union Pacific Railroad. An examination of Ault ' s population from 1910 to 1970 reveals that the town has generally remained within a population range of approximately 750 to 850 people. From 1920 through 1970, Ault ' s population fluctuated between 700 to 900 persons. (Please refer to 7 Figure 1) . For instance, from the period 1930 to 1970, Ault ' s population increased a total of 14%, or approximately 4% every ten years. When compared to other communities in Weld County for the same time period, Ault ' s 4% per decade growth is a very slow growth rate. Figure 1 Ault Population 1900 - 1970 1100 — 1000 — 900 — 800 — 700 — 600 — 500 — 400 — 300 — 200 — 100 — 0 I I I I I I 1900 1910 1920 1930 1940 1950 1960 1970 Source: U.S. Census In order to further examine Ault ' s population, Figure 2 is provided to show what percentage of Weld County' s total growth from 1970 to 8 1975 located in Ault. On this basis, one can readily determine which communities actively encourage and/or attract regional growth. As Figure 2 clearly indicates, Ault has not experienced as much growth as the Towns of Eaton, Pierce, Windsor, and the City of Greeley. Figure 2 Percent of Total Regional (Weld County) Growth Locating in Municipalities, 1970 - 1975 Municipality Percentage of Regional Growth Eaton 1 . 8% Ault . 5 Pierce 2. 0 Windsor 5. 0 Greeley 67. 0 Source: Weld County Department of Planning Services Ault ' s current population is estimated at 970 persons. This population figure represents a gradual, but not dramatic increase in population between 1970 and 1976. The population increase between 1970 and 1976 was approximately 130 persons, representing a 14. 1% increase over six years, or an average annual increase of approximately 2. 3%. Again, this population increase does not represent as much growth as other communities in the Ault area for the same time period. (Please refer to Figure 3) 9 Figure 3 Estimated Growth 1970 - 1977 3000 — 2500 — ds 2000 — `i eaton 1500 — 1000 - ault �- pierce 500 I I I I I I I 1970 1971 1972 1973 1974 1975 1976 Source: Weld County Department of Planning Services In addition to examining Ault 's past and current population, it is necessary to describe the character of Ault ' s population. Inform- ation describing Ault ' s general population characteristics was obtained through a town survey conducted in February of 1976. The survey asked Ault residents questions regarding the number of persons in a household, ages, occupations, location of employment , 10 type of housing, household recreational interests, and general questions concerning such issues as town growth. The Ault Survey will be further explained in greater detail in the Existing Land ' Use Section of the AGMP. Figure 4 lists the population age levels, number and percentage of persons in each age group. Much of the population information contained in Figure 4 will be used throughout the AGMP as a basis for determining future residential , recreational and utility needs. In this way, Ault elected officials will be better able to plan capital improvement projects for the next several years, as well as anticipate the specific "age group" needs. For example, Figure 4 indicates approximately 50 percent of Ault ' s present population is composed of persons 30 years old and younger. These figures indicate a large percentage of Ault ' s population consists of young persons who are more likely to require specific age group needs like low-moderate cost housing, adequate educational facilities, and a broad range of recreational facilities. 11 Figure 4 Ault ' s Population Age Level, 1976 Age Number Percent 0 - 5 68 7. 04 6 - 10 69 7. 14 11 - 15 126 13. 04 16 - 20 108 11 . 18 21 - 30 106 10. 98 31 - 40 106 10. 98 41 - 50 113 11.70 51 - 60 80 8. 28 61 - 70 103 10. 66 71 + 87 9. 00 Total 966 100. 00 Source : Ault Survey, 1976 Another population characteristic of Ault ' s population is the number and education level of persons attending school . Figure 5 shows the percentage of persons attending school who live in Ault . 12 Figure 5 Persons Attending School in Ault, 1976 School Level Number Percentage of Total Elementary (1 - 6) 89 34. 5% Junior High (7 - 9) 74 28 . 7 Senior High ( 10 - 12) 68 26.4 Junior College 4 1. 5 College 23 8 . 9 Source: Ault Survey, 1976 As noted in Figure 5, the percentage of elementary school children is substantially greater than any other student group . The high percentage of elementary school children may an indicator that Ault has a significant "young family" population. Other related population information which helps to characterize the Town of Ault includes the fact that approximately 80 percent of the town population is Caucasian while approximately 20 percent is Chicano. Income characteristics for Ault indicate that : approximately 38% of the population have incomes below $7, 500 annually; 30% earn between $7, 500 - $12,499; 21% earn between $12, 500 - $19, 999; and 13 slightly over 10% earn over $20, 000 annually. As mentioned earlier, an understanding of Ault ' s population size and general characteristics provides a basis for estimating future facilities, services and residential space requirements. In order to utilize this population information, each land use element of the AGMP will draw from the population and survey results. In effect , the population information discussed above will serve as a resource in determining Ault 's future land use. 14 natural and physical features NATURAL AND PHYSICAL FEATURES Ault is located at 4, 939 feet above sea level in the northwestern portion of Weld County, approximately 10 miles northwest of Greeley on U.S. Highway 85 (see vicinity map) . Generally, the climate in the Ault area is classified as semi-arid. The rain-bearing winds from the west lose most of their moisture in passing over the Rocky Mountain Range. Precipitation in the Ault area is light , averaging about 14 -16 inches per year . Ault' s prevailing winds are generally from the northwest. Ault is bordered on the northwest by several drainage ditches and creeks. Some of these include the Collins Lateral, Spring Creek, Lone Tree Creek, Eaton Ditch, and the Mead Lateral . In addition, Clark Lake is located southeast of the Town of Ault and Woods Lake is located southwest of the Town. The general topography of the Ault area is flat with minor downslope to the south (Please refer to the Physical Features Map, Figure 6) In the same way that knowledge of prevailing winds and location of major lakes and streams is helpful in defining potential areas of future growth, knowledge of area-wide soil limitations can help to avoid and to identify flood damage, shrink-swell potential , soil erosion , and sedimentation. The suitability of soils for accomo- dating septic tank filter fields, local roads and streets, and urban development , is examined and identified through a soil survey 16 • \\ Pierce •• L\\• a • . • ... • S m • • • a94o• : - ., • . .- \ . • Ault A H Y W 14N \)....,___ Clrk., E3 c ''.1_ake � • .. yw v, • Ditch ti (\ • • • W \.....'... Y'. • • Gre • •• iWesTer R R \ �� } 480 i 7 1 I I 1 1 1 1 7 I Ii. s 1 I I : I I ,.••Y I I I \ Eaton A. L. - R 66 R 65 PHYSICAL FEATURES Miles A THE PREPARATION OF THIS MATERIAL WAS FINANCED IN PART THROUGH A COMPREHENSIVE PLANNING GRANT FROM THE DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT. 1977 I/2 IR 0 I (see Ault Area Soils Map, Figure 7) . The soil information con- tained in this section of the Ault Growth Management Plan is in- tended to guide town officials and residents in selecting the appropriate land use for a particular area, based on the suit- ability of the soil . For example , soils that are susceptible to erosion can be planted with trees, schrubs and grasses, and used in a non-intensive way. Loamy well-drained soils can generally be used for recreational areas. It is important to note that the Ault Area Soils Map does not eliminate the need for on-site study, testing and planning of specific sites for the design and construction for specific uses. The following interpretations however, can be used as a guide for planning more detailed investigations and for avoiding undesirable sites for an intended use. By using the soils map and interpret- ations, it is possible to select future land use sites that have the least limitations for other intended uses. The Ault Soils Map designates three degrees of limitations : slight, moderate and severe. Slight limiations generally refer to a good soil suitability category, and to minor limitations that can be readily and economically overcome. Moderate limitations can nor- mally be overcome with proper planning, careful design and average management. Sever limitations refer to a poor soil suitability which is difficult and costly to overcome. Essentially, if the ratings listed on the Ault Soils Map are other than slight , they 18 UA N. IC F D I A C C C C \ A D A C A D A F A A C • 0 A 4) \ \ ‘1:31 A D A , \ \• Di) D k C A z \\I D E B D B ° I . • A D D • A C ' C 7A R65 l I R66 SOILSGenera/ Soil Limitations SOIL Septic Tank Shallow Local Roads Dwellings with Recreation TYPE Absorption Field Excavation & Streets Basement A Slight Slight Moderate Slight Mod. Slight B Severe Severe Severe Severe Severe C Severe Moderate Severe Severe Moderate D Slight Mod. • Slight Moderate Moderate Moderate E Severe Moderate Moderate Moderate Moderate F Slight Severe Moderate Moderate, Slight Miles THE PREPARATION 'OF THIS MATERIAL WAS FINANCED IN PART THROUGH � I A COMPREHENSIVE PLANNING GRANT FROM THE DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT. 1977 l/2 1/4 0 I are warnings that problems may result unless proper precautions are taken. Fortunately, Ault is located in an area with generally slight limitations for shallow excavations, dwellings with base- ments, local roads, septic tanks, and recreation uses. It appears as though the least soil limitations are southeast and southwest of Ault, while the soils to the northeast and northwest of Ault have moderate to severe limitations for urban development . 20 Existing Land Use Existing Land Use Section In order to ultimately propose a future land use plan for the Town of Ault, existing land use information must be thoroughly analyzed and documented. Existing land use information includes the examin- ation of Ault ' s existing residential , commercial and industrial , parks and recreation, and public utilities, facilities, and services. This analysis will be reviewed and examined according to land use type, overall density and pattern, general condition, and location . Basically, this part of the existing land use analysis will review and discuss available information which best describes all land use in Ault . In addition, the existing land use section will analyze current socio-economic and household survey information which helps to characterize and further delineate Ault ' s existing condition. The existing land use analysis is the first step leading to a better understanding of Ault ' s overall land use condition. (please refer to the AGMP outline) The analysis of the existing land uses will then lead to an examin- ation of Ault ' s land use constraints and opportunities . The land use contraints and opportunities or Part Two of the Existing Land Use section will specify, and inter-relate existing land use inform- ation so that Ault will be better able to determine how to plan for the future. With a clear understanding of Ault ' s land use con- straints and opportunities the town will then be able to define 22 Ault Growth Management Plan Outline AGMP Background Information * Introduction * Population * Physical Features Existing Land Use Analysis Y * Part One - Classification and Inventory of all Existing Land Uses according to type, condition , and location. * Part Two - Constraints and Opportunities for future land use based on Existing Land Use information. Goals, Objectives, and Development Policies * Future Land Use Alternatives * Future Land Use Plan and Map * Future Thoroughfare Plan and Map Administration and Implementation * Administration * Implementation * Definitions 23 future goals, objectives and land use policies. As discussed in the Introduction to the AGMP, the process of identifying goals and objectives is one which begins to guide the way to how land development should occur in the future. Goals and objectives are representative of Ault as a whole, describing what Ault citizens value and what they seek as a community. Land development policies are the basis on which future land use decisions will be founded. Policies describe what Ault will require in terms of future land use development proposals. Clearly then, the existing land use section is a critical element leading to the process of goals, objectives, and specific land use policies . The two parts of the existing land use section, that is; Part One, Existing Land Use Constraints and Opportunities are in- tended to provide Ault a firm, clear foundation on which to begin the goals and objectives process. 24 Part One Existing Land Use Inventory and Classification PART ONE Existing Land Use: Inventory and Classifications In preparing the Existing Land Use Inventory and Classification Part of the AGMP it was necessary to collect, map, and thoroughly analyze a great deal of land use information. Much of the inform- ation used in examining Ault ' s existing land use was taken from town records and previous studies. As mentioned earlier, in February of 1976, a socio-economic survey was conducted by the Ault Planning Commission and the Town Board in order to gather necessary information for use in the AGMP. The survey was designed to provide socio-economic, and employment data which could be used in the AGMP. In addition, the Ault Town Board and Planning Commis- sion desired current community feedback concerning various issues such as the need to encourage town growth, and the need for future recreational facilities and activities. In this regard, there were several questions on the survey which allowed the surveyee to indi- cate his/her feelings on several issues. The Ault survey was conducted door-to-door by Town Board and Plan- ning Commission members. Each member was responsible for survey- ing a designated district of Ault with each member sharing approxi- mately an equal number of residents to be surveyed. Total response from the survey indicated slightly over 50 per cent of all house- holds in Ault responded. While the survey results indicate only 50 26 per cent of all Ault households responded to the survey, much of the population information obtained from the survey results were cross-checked for accuracy with RE-9 School District population records and found to be statistically accurate. A sample survey form is enclosed in the Appendix of the AGMP. Ault ' s general land use can best be described by analyzing the type, location and condition of each existing land use, as well as by considering all land uses in Ault as a whole. Figure 8 indicates the type and total acreage of all land use in Ault . This inform- ation is helpful in determining which land uses occupy more land area, as well as how much developable land is available within the town boundaries. Much of this information will be used in discuss- ing more specific aspects of each land use. The Existing Land Use Map , Figure 9, best portrays the location and type of all land uses in Ault . Once again , this information indi- cates overall land use compatibility, and helps identify potential use conflicts . Each land use must be examined separately in order to clearly classify, identify, and later characterize individual land use constraints and opportunities. Ault 's overall land use will then be examined as a whole once individual land uses have been examined. In this way, a discussion of Ault 's overall land use will be well founded on sufficient land use information and analysis . 27 Figure 8 Existing Land Use, 1976 Type of Use Area (Acres) Area (%) Residential (single family) 48. 20 25.40 Multi-family . 98 . 52 Mobile Homes 6. 65 3. 50 Commercial 9. 00 4. 72 Industrial 7. 30 3 . 85 Public 16. 97 8. 93 Parks 2. 95 1 . 55 Transportation Corridors 55. 63 29. 28 Vacant 42 .28 22. 25 Total 189. 86 100. 00% Source : Weld County Department of Planning Services Residential land uses are the single largest land use category in Ault. Ault residential land uses comprise approximately 29.4 per cent of all land use . Transportation corridors, including railroad and highway right-of-ways, totals 29. 28% of Ault . The third largest land use is vacant land within the town. This accounts for approximately 42. 2 acres, or 22. 2 per cent of all land in Ault . It should be noted that most of the vacant land within Ault are vacant lots located in established residential areas. 28 Le' Nw'I 14- U.s. !OP °Xis1-1�G use raIP.n1-vc C] CQMMeFcttct- n Putpuc. According to Ault ' s existing land use information, approximately 86 per cent of all residential structures are single family. At present , about 12 per cent of all units are mobile homes and some- what less than 2 per cent are multi-family units. The land use map illustrates the approximate location of all residential units. It is also apparent that the largest percentage of families in Ault live in single family homes. New residential structures are located primarily in the northwest part of Ault and in the mobile home park in the east part of town. Another aspect of Ault ' s existing residential land use is the aver- age household size. Households are the basic units which must be examinied in order to determine housing needs . Town survey results indicate that the average number of persons per household unit in 197E was 2. 63. This figure is based on the 386 existing households and a 1976 population estimate of approximately 970 people. Deter- mining the average household size for Ault is important in terms of being able to calculate future populations based on residential units proposed for development. For instance, realizing Ault ' s average household size is 2. 63 persons, a proposed 12 units single- family development would generate approximately 32 persons. This approximation helps Town Board and Planning Commission members better calculate and anticipate the need for additional public facilities , utilities and services. 30 Other information used in examining Ault ' s existing land use was a "windshield" structural conditions survey. The structural con- ditions survey was conducted in early 1976. The intent of that survey was to visually inventory Ault ' s existing land use accord- ing to type, condition of structure, and general location of exist- ing structures. Standards used for analyzing structural conditions were based on Urban Renewal Guidelines from the Department of Hous- ing and Urban Development and related only to outside structural conditions. The three categories used to determine structural con- ditions are; standard, substandard, and dilapidated. A standard structure has adequate roofing, siding, weather protection, a good foundation and an overall well kept appearance. Substandard structures are generally characterized by a roof covering which is inadequate, or framing that shows sagging or deterioration. Repairs beyond what can be considered as "normal maintenance" are considered substandard. A dilapidated structure typically has a deteriorated foundation or frame. A structure that requires repairs that would cost over 50% of the total appraised valuation of the house may be classified as dilapidated. The Structural Conditions Map, Figure 10, illustrates the total percentage of standard structures for each block in Ault . The total block structural condition was computed according to the type of existing land use, the total number of structures and individual structural conditions. For instance, a block would first be compared to the existing land use map in order to determine 31 - - • Gtr-OC * ittc1. coNbll'iDNS ,p to - loo /. 4Wiktp rj (ro - Z9 / D 4e5 /. • D p - 39/. 4 t the total number of structures on the block. If , for example, there was a total of 14 structures, 6 identified as being stand- ard and the remaining 8 classified as substandard or dilapidated, the total block would then be classified as being 43 per cent stand- ard (6 standard structures as a percentage of the total 14 struc- tures equal 43 per cent ) . While this method indicates the percent- age of standard structures, it does not mean that all remaining structures are dilapidated. The Structural Conditions Map is in- tended to provide an accurate survey of substandard structures according to block areas. This information will be useful to town officials and residents in assessing general areas which are in need of possible structural rehabilitation . The overall structural condition of housing in Ault indicates that roughly 179 residential units, or 49 per cent of all housing, was standard. Fifty-one per cent or the remaining 189 units were classified as substandard units. It is significant to note that there were no dilapidated structures in Ault , indicating that no residential units have deteriorated to the point where they could not be restored. It is also noteable that the greatest percentage of units with structural deterioration exists east of U.S. 85 and the Union Pacific Railroad. (please refer to the Structural Con- ditions Map, Figure 10) . The most recent single-family projects are located in the northwest section of Ault . This area is also one of the areas found to be in good (standard) structural condition. 33 Related to Ault 's residential condition, location, and density analysis, is information pertaining to Ault ' s residential needs. The Ault survey asked fundamental questions regarding growth and residential issues; for instance, "Do you (surveyee) favor more, the same, or less people living in Ault?" . Approximately 61 per cent of the people responding answered "more" ; 37 per cent indi- cated they preferred the same number of people; and, only 2 per cent desired less people living in Ault. This question was also examined as to its importance to the surveyee. The survey indi- cated that approximately 34 per cent of the people responding felt that this question was very important, 55 per cent felt the question was important , and 11 per cent thought that the growth question was unimportant . In summary, a majority of people respond- ing to the growth question desired more people in Ault . Close to 90 per cent of the people felt this question to be either very important or important. In order to relate the expressed desire for more people living in Ault to the need for additional housing, the question was asked, "Do you (surveyee) want more multi-family housing in Ault?" . Results indicated that 40 per cent desired more, while 60 per cent felt the existing multi-family housing is suffi- cient . The level of importance varied considerably to the question of more multi-family housing; 29 per cent felt the issue was very important , 53 per cent, important ; and 18 per cent thought the issue was unimportant . 34 Below is a very brief summary of Ault 's existing residential land use according to location, type, condition, and available socio- economic data. Ault ' s residential land use constraints and oppor- tunities will be discussed once all land uses have been analyzed. • In this way, the land use constraints section will reflect all potential land use constraints and opportunities. For instance, in order to thoroughly discuss Ault ' s residential land use con- straints , one must be knowledgable and aware of Ault ' s existing facilities, utilities, and services. Without adequate information concerning Ault ' s overall land use condition, location, type, and socio-economic data, constraints cannot be thoroughly examined and analyzed. Summary: Existing Residential 1. Residential land use is the single largest existing land use in Ault totaling approximately 29.4% of all land in Ault. 2. Approximately 86% of all residential land use is single-family, 12% is mobile homes, and roughly 2% is multi-family. 3. The average number of persons per household for 1976 is 2. 63 (based on 970 persons living in an estimated 368 households) . 4. The overall density of dwelling units per acre (DU/AC) using the total area of Ault (189.86_ acres) is 1. 93 units per acre. The overall DU/AC of homes located in existing residential areas (29.42 acres) is 12. 5 DU/AC. 5. The overall structural condition of housing in Ault indicated that 179 units or 49% of all housing was standard, and 51% or 189 units are substandard. There are no dilapidated units in Ault . 6. Those areas which are the most standard in terms of structural condition are generally located in the northwest section of Ault . The greatest concentration of substandard housing is east of U.S. 85. 35 7. The majority of Ault residents feel it is important to attract more people in Ault , or to attract overall community growth. 8. Ault residents desire more single family housing, while being somewhat satisfied with the existing supply of multi-family housing. 36 II commercial & industrial COMMERCIAL AND INDUSTRIAL Commercial Land Use Commercial land use in Ault accounts for approximately 9 acres, or 4. 7% of all land use. Most commercial activity in Ault is concen- trated in a geographically defined "downtown" area as shown on the Existing Land Use Map. This general area is located along First Street and U.S. Highway 85. In addition, there are two neighbor- hood commercial areas located near Third Street and Hayden Avenue. Other minor commercial uses are intermixed with existing residential and industrial areas. Ault ' s commercial community is composed of approximately 45 exist- ing businesses providing a wide range of retail goods and services. In order to more specifically identify Ault ' s commercial condition the Ault survey asked questions concerning where town residents shop for such items as food, clothing, appliances, drugs, and hard- ware. Once again, results from the shopping survey are helpful in determining general trends or conditions which exist , and which may characterize potential commercial land use constraints and opportun- ites. Figure 11 shows the number and percentage of households indicating a shopping preference for one community as opposed to another. 38 Figure 11 Shopping Locations for Food, Clothing, Hard- ware, Appliances, and Drugs for Ault Resi- dents, 1976 Number of Percent Food Households Responding of Response Greeley 89 40.2 Ault 81 36. 6 Eaton 36 16. 3 Fort Collins 11 5. 0 Other 4 1 . 9 Clothes Greeley 141 68.4 Ault 42 20. 3 Fort Collins 16 7. 8 Eaton 5 2. 5 Other 2 1 . 0 Appliances Greeley 130 80. 9 Ault 10 6. 2 Fort Collins 15 9. 3 Eaton 4 2.4 Other 2 1 . 2 Drugs Greeley 92 47. 6 Ault 71 36. 8 Eaton 23 12. 0 Fort Collins 6 3. 1 Other 1 . 5 Hardware Greeley 103 56.2 Ault 48 26. 2 Eaton 24 13. 1 Fort Collines 8 4. 5 Source: Ault Survey, 1976 t I 39 i Figure 11 indicates that of those Ault households surveyed, the majority shop for food, appliances, clothing, drugs, and hardware in Greeley. There were only two commodities - food and drugs - for which Ault households shop in Ault in a significant number. Some- what over 40% of Ault citizens shop for food regularly in Greeley, while 36% shop for food in Ault. Almost 50% of Ault residents buy their family drugs in Greeley, while approximately 37% buy their drugs in Ault . In terms of other categories - clothing, appliances, and hardware the survey indicated that Greeley was the primary location to purchase such goods. In order to better understand Ault ' s existing commercial condition in terms of retail sales, Colorado sales tax revenues were examined. The state sales tax revenue indicates a general trend of sales in Ault . Using information obtained from .the 'Colorado Department of Revenue, the 3% sales tax levied by the state has generated increas- ing revenues since 1970. This fact clearly indicates that Ault is selling increasingly more commercial goods and services each year. 40 Figure 12 State Sales Tax in Ault , 1970 - 1976 $100, 000 — 90, 000 — $88,334 80, 000 — $78,688 70, 000 — _ $71,375 60, 000 — $55,610 $60,297 50, 000 — $54,281 $53,922 40, 000 — 30, 000 — 20, 000 10, 300 — 1 I I FY 1970 1971 1972 1973 1974 1975 1976 Net 3% tax collected by Colorado in Ault Source : Colorado Department of Revenue Figure 12 helps to further delineate Ault ' s existing commercial condition, and indicates potential commercial opportunites which will be discussed later. Related to Ault ' s existing shopping behavior and sales tax history (1970-1976) is household survey 41 information which specifies how Ault residents view commerce in Ault . Much of the socio-economic survey information attempted to undercover and demonstrate what exactly Ault residents feel towards a given issue. In the case of determining whether Ault residents favor more commercial/business activity the following question was asked: "Do you think there should be more commer- cial businesses in Ault?" The response to that question revealed that 85 per cent of those responding desired more, 14 per cent wanted the same amount of commercial activity, while less than one half per cent desired less commercial land use. It is signifi- cant to note that all the growth related questions asked, the greatest percentage of responses indicated a desire for more commercial development . As to the level of importance, 98 per cent of those responding thought that the commercial business question was very important or important . Existing Land Use: Industrial Industrial land use accounts for approximately 7. 5 acres, or 3. 8 per cent of Ault ' s land area. Among the major industries located in Ault are Highland Feeders, Inc. ; Onion Growers, Inc. ; Simplot Soilbuilders; and Farmland Industries, Inc. The majority of Ault industries are agricultural-manufacturing, or agricultural-related processing operations. As such, most industries serve a large farming service area in the Ault region. • 42 Most existing industries in Ault are located east of U. S. Highway 85, and the UPRR. This location provides excellent rail and high- way access for delivery and export purposes. In addition, Highway • 14 provides a major east-west link to Fort Collins and eastern Weld County. Employment generated from Ault industries is very low - of approxi- mately 45 permanent full-time employees working at industries in Ault , roughly 17 people live in Ault while the remaining employees live outside Ault . Similarily, Figure 13 indicates 43. 8% of Ault households responding to the survey are employed or receiving in- come in Ault . However, well over half of all households employed commute to places of employment outside of Ault. Essentially, there is a relatively large group of retired households living in Ault receiving income. This tends to confuse the fact that there is a majority of people living in Ault who commute to Greeley, Fort Collins, Windsor, Eaton or other places of employment . Figure 13 Location of Employment Number of Households Percentages of Location Employed Households Ault 56 43 . 8 Greeley 39 30 . 4 Fort Collins 12 9. 4 Eaton 10 7. 8 Windsor 6 4 . 6 Other 5 4 . 0 TOTAL 128 100. 0% Source : Ault Survey, 1976 43 Figure 14 Employment by Occupation, 1976 Number of Percentage Occupation Households Employed of Households Retired 41 20. 6 Manager-Administrator 27 13. 2 Professional-Technical 23 11 .2 Craftsmen 23 11 .2 Service Workers 16 7. 8 Clerical 13 6. 3 Operatives 12 5. 9 Transport Equipment Operatives 12 5. 9 Sales 11 5. 3 Non-farm Laborers 11 5. 3 Other 16 7. 9. TOTAL 205 100.0% Source : Ault Survey, 1976 While employment generated directly from industries located in Ault is low the assessed value of the major industries in Ault does contribute to Ault ' s tax base. In 1976, the major indus- tries in Ault had a combined assessed value of approximately $223, 860. The actual value of industries in Ault is estimated at roughly $746, 200. Further information which helps to characterize Ault ' s industrial land use was obtained through questions on the Ault survey. For example, response to the question : "Do you feel there should be more, the same, or less industry in Ault?" revealed that roughly 44 81% thought there should be more industry, 17.5% felt that existing industry was adequate, and 1 . 5% felt less industry was desirable. The importance of the question was rated as very • important or important by 96% of those households responding. Only 4% felt industrial development was an unimportant issue. Summary: Existing Commercial and Industrial 1. Most commercial land use is concentrated in a well defined central business district as shown on the Existing Land Use Map. The total commercial area in Ault is approximately 9 acres, or 4. 7 per cent of Ault ' s total area. 2. Many of Ault residents tend to shop in town for food and drug items, while purchasing their clothing, appliances, and hardware in Greeley. 3. Ault citizens strongly believe that there should be more commercial development in Ault . 4. Industrial land use accounts for roughly 7. 5 acres, or 3. 8 per cent of Ault ' s land area. The majority of the industry is located to the east of the Union Pacific Railroad, and U.S. Highway 85. 5. Existing industrial operations in Ault employ a small percent- age of the Ault work force. Most of Ault workers commute to Greeley, Fort Collins, Eaton, or Windsor for employment . Over half of Ault workers are either retired, manager-adminis- trator, professional-technical, or employed as craftsmen. It is significant to note that approximately 20 per cent of Ault ' s residents employed or receiving income are retired. 6. The majority of Ault residents responding to the Ault survey want more industrial development . 45 parks & recreation PARKS AND RECREATION The purpose of discussing Ault ' s existing park and recreation facilities and services is simply to inventory and classify current recreation conditions, and discuss survey results per- taining to parks and recreation. As discussed earlier, only through a close examination of Ault ' s current condition, and land use needs can Ault plan for its future. Moveover, the Ault Park Committee - which is given the responsibility to plan for future park acquisition and development - can utilize specific inform- ation relating to Ault ' s park and recreation needs. The Town of Ault has two parks; Liberty Park and Way Side Park. Combined, both parks equal approximately 3 acres total . Below is a brief description of each: 1. Liberty Park - Located directly off Main Street , Liberty Park is roughly two acres is size, and has very limited recreation facilities. The park is currently used by Ault residents for passive recreational activity, and has a few tables for pic- nic use. Recently, the Ault Park Committee decided to intall a sprinkler system, and plans to seed the park in the Spring of 1977. The park has healthy, mature trees and is ideally located to serve town residents. 47 2. Way Side Park A memorial park dedicated to past citizens of Ault. The park is located to the east of U.S. 3,5 and west of the UPRR. The park is primarily intended as a resting area for passing motorists. The park has several park benches and tables, and is well landscaped and maintained. In addition to Liberty and Way Side Parks there are recreation facilities available at Highland High School. Recreation facilities at Highland High School are, however, limited. Organized weekend and evening recreational programs or activities are not currently available. In order to accurately assess if Liberty Park and Way Side Park were adequately serving Ault ' s recreational needs, the Ault Survey asked several questions regarding the type of park and/or recreation activities people most desired. Figure 15 shows the highest per- centage of people who responded to the question, "What type of recreational facility or activity would you (the Ault citizen) like most in Ault?" 48 Figure 15 Recreation Need by Type of Activity or Facility, 1976 Percentage (%) of Type of Activity or Facility Households Responding Swimming Pool 33% Parks, Playground, and Equipment 23% Recreational Center (including 16 activities and facilities such as ; pool room, bingo recreation for elderly, and community center) Tennis and Basketball Courts 14 Bowling 5 Movie Theatre 4 Other ( Ice skating, nature path, 5 rifle range, bake paths, boat- ing, etc.) Source: Ault Survey, 1976 According to Figure 15, Ault residents most desire a swimming pool, additional park and playground facilities, and a multiple-purpose recreational facility. Naturally, there are several constraints which will be considered when planning for future park and recre- ational facilities, such as the actual site or location, the size of the proposed facility, the cost of operation and maintenance, and available revenues or sources of funding for the facility. 49 This aspect will be further examined in the constraints and opportunities land use section of the AGMP. Summary : Existing Parks and Recreation 1 . Ault has two parks ; Liberty Park and Way Side Park, both of which total a little under three acres in total area. Both parks are ideally situated - offering good access and vis- ibility. 2. Way Side Park is landscaped, and intended primarily as a passive park area. 3. Liberty Park is expected to be landscaped (seed for lawn) , and designed as a passive and active park area. Plans for the park include tennis courts, and picnic areas. 4. Results from the Ault Survey, 1976 indicate that Ault house- holds responding to the survey desire a swimming pool , parks and playground facilities, multi-purpose recreational center, and multi-purpose hard court facilities suitable for tennis and basketball . 50 public facilities, utilities, & services PUBLIC FACILITIES AND SERVICES One of Ault ' s primary responsibilities as a municipality is to pro- vide town residents with adequate public facilities and services. To this extent, Ault 's existing facilities and town services should be classified and analyzed according to the type, location, and condition in order to better access long-term and short-term con- straints and opportunities. Clearly, future changes in town popu- lation size, composition, and attitudes may result in increased demands for certain services and decreased demands for others. This part of the existing land use section should provide town officials and residents with a clear documentation of Ault ' s exist- ing public facilities and services so to provide a firm basis for future land use decisions. Below is a brief description of the major public facilities and services in Ault . Examination of Ault ' s utility system will be limited to water, sanitary sewer, and storm sewer drainage systems. Information con- cerning electrical and telephone utility networks should be investi- gated through the Public Service Company, and Mountain Bell Tele- phone Company. WATER The Town of Ault receives its supply of treated water from the North Weld County Water District . North Weld receives its water from Horsetooth Reservoir which is operated by the Northern Color- ado Water Conservancy District. Any waters added to the North 52 Weld District must be transferrable through this system. Please refer to the North Weld Water Map, Figure 16. As of December, 1976, the town of Ault has provided approximately 333 acre feet of water to North Weld which the District has agreed to deliver back to the town at .450 per gallon or a minimum of $900. 00 per month. In addition to this water charge, the Town of Ault revised town water tap fees to better reflect actual costs . The Ault water tap fees specify two different fee schedules. The first schedule specifies the amount of water. (acre feet) which must be dedicated to Ault . The amount of water required depends on the size of water line proposed (see below) . The second schedule does not include any water dedication but includes the cost of acquiring water in the tap fee. Below are the current Ault tap fees showing both alternatives. 1 . Tap fee with water which is acceptable to the town Size of Line . Water Dedication Total Cost 5/8 inch 1 acre ft . $ 675. 00 3/4 inch 3 acre ft . 825.00 1 inch 6 acre ft . 1, 325. 00 1-1/2 inch 12 acre ft. 1 , 750. 00 2 inch 24 acre ft. 2, 500.00 53 I --• . _. .II! .II1 1 . \ I • I \ . . I I 1 C. :::.:•-...::::-?.;:-,.. .1 ....:::::31„_„, • ..-, . • * 4E. ...... - ::.....,::: • I X 1 1 F I l \ I I NORTH WELD WATER I 0.,...,____ .._ IV t_iif I • - I • •• i l t . I.. F MHOS THE PREPARATION OF THIS MATERIAL WAS FINANCED IN PART TIiROUGIi ACONPREIIEN,IvE PLANNING GRANT fROM THE Ur PART MEN tOf . l=lizalimuz3'1;34:214.2621" .. 4,1h. • It/)Il,ING AND IfIIFIAN of Vfl OPMF III, 1977 f 2. Tap fee without the town being furnished water Size Amount 5/8 inch $1 , 125. 00 3/4 inch 2, 175. 00 1 inch 4, 025. 00 1-1/2 inch 7, 150. 00 2 inch 13, 300. 00 The Ault water fees assume an acre foot water cost of $450. 00. This assumed price appears to be far below what is normally paid for one acre foot of water. Current estimates from the Northern Colorado Water Conservancy District range from $750. 00 to $1, 000. 00 for one acre foot in the Weld County area. In addition to the water tap fee dedication fee, there is an agreement between the Town of Ault and North Weld which requires that for each new tap the town serves a fee equal to one-half the North Weld tap fee ($312. 50) be paid to North Weld Water District . Therefore, an individual wanting to build a single-family home in the Town of Ault would pay the following fees for a 5/8 residential inch water line : Alternative 1 : Dedicate 1 acre foot of water which is acceptable to the Town of Ault which is assumed to cost approximately• $450. 00 Pay a Ault water tap fee * 675.00 Pay a North Weld Water District tap fee which is one-half their normal tap fee 312. 50 Total Fee (approximate) $1, 437. 50 55 Alternative 2: Pay Ault tap fee without dedication of one acre foot of water $1, 125. 00 Pay a North Weld Water District tap fee which is one-half their normal tap fee 312 . 50 Total Fee (approximate) $1,437. 50 In terms of water storage, Ault stores its water in a 500, 000 gallon ground pressure tank which was constructed in the Spring of 1976. Treatment is provided by North Weld before water is introduced into the distribution system. The Ault distribution system is compiled of mostly four inch and six inch mains. (Please refer to the Ault Water Map, Figure 18) . The distribution system is in good condition, delivering adequate water pressure, and serv- ing all areas of the town. There are, however, minor problems with Ault ' s distribution system due to the lack of inter-connected lines, and the related problem of water stagnation. This problem has not, however, significantly impaired the delivery, or water quality of Ault ' s water system at the present time. Figure 17 is intended to show Ault ' s highest and lowest water demand months. This graphically shows when Ault ' s water supply is in most demand, and therefore, provides an appropriate basis for determining seasonal water demand periods. In addition, Figure 17 indicates the latest water consumption figures available, and provides an accurate basis for determining an approximate per capita water consumption per day estimate. 56 Figure 17 Monthly Water Consumption, November 1975 - October 1976 12 — 10 — 0 J J 8 — Q 0 I O 6 — Co O 4 — 2 — 1111 1 11 II N W N }v h7 A'+ G G G lD 0 0 0 V V J v Source : Town of Ault Water Records Figure 17 indicates Ault ' s largest water consumption is during June through September. The lowest consumption period extends from October to March. It appears as though Ault 's peak water consumption is, at least in part, caused by seasonal landscaping needs. 57 7 1 • \*. W INU LT /h'S.T - Overall , the single most important measure of Ault ' s water sys- tem is whether it can meet the needs of Ault ' s present and future population. Ault ' s ability to meet past and existing water demand is excellent largely because the distribution system is in good condition and the town has a reliable supply of treated potable water from North Weld Water District . Figure 18 shows the approxi- mate gallons per capita water consumption per day (gpcd) by month from November 1975 to October 1976. This information is helpful in trying to specify future water requirements for Ault as it increases in size and population. Figure 19 Per Capita Water Consumption Per Day (GPCD) by Month, 1975 - 1976 Monthly Gallon Approximate Per Capita Consumption Water Consumption Per Day* 1975 November 3, 168, 000 108 December 2, 641 ,000 90 1976 January 2,657, 000 91 February 2, 710, 000 93 March 2, 546, 000 87 April 4, 030, 000 138 May 5, 073,000 174 June 7, 164, 000 246 July 10, 160, 000 349 August 8, 082, 000 277 September 8,459, 000 290 October 4,065, 000 139 Total Annual Consumption 60, 755, 000 173 Average gpcd Source: Town of Ault Water Records * Assuming a 30 day month 59 Figure 19 indicates an average per capita daily use of 173 gallons. This figure is an approximation of individuals water use, and may not necessarily reflect actual water consumption. It is interest- ing to note that per capita consumption varies; for example, Principles and Practice of Urban Planning, by Goodman and Freund, recommends an average for all communities to be 150 gallons per capita per day (gpcd) . The Colorado Division of Planning, in their draft guideline and standards manual for the preparation of a comprehensive plan suggest 225 gpcd should be used in the absence of documented studies in order to determine present and future water needs. For the purposes of establishing an average gpcd for Ault , 200 gpcd will be used in order to show slightly more water demand than may actually be expected. In assessing Ault ' s water reserve, it is apparent that if Ault was unable to receive water from North Weld Water District , ' Ault could utilize its 500, 000 gallon storage for emergency use. The 500, 000 gallons would supply Ault enough water to meet its current demand (approximately 200 gpcd) for 2-3 days. Another water reserve which must be maintained is termed "required fire flow. " Through American Insurance Association there are standard requirements for the adequacy of a water system based upon average conditions found in communities of various sizes. The standard requirements are provided below in Figure 20. The required fire flow table should help Ault in determining future deficiencies and needs. To date, Ault has an adequate supply of water for fire protection purposes. 60 Figure 20 Required Fire Flow Gallons Million Population Per Minute Gallons Per Day Duration (Hours) 1, 000 1 , 000 1 .44 4 1 , 500 1 , 250 1 . 80 5 2, 000 1 , 500 2. 16 6 3, 000 1, 750 2. 52 7 4 , 000 2 , 000 2.88 8 5, 000 2, 250 3. 24 9 6, 000 2, 500 3.60 10 10, 000 3,000 4 . 32 10 13 , 000 3, 500 5. 04 10 17, 000 4, 000 5. 76 10 Source: Standard Schedule for Cities and Towns of the United States with Referece to Their Fire Defenses and Physical Conditions (New York: American Insurance Assocation (National Board of Fire Underwriters) , 1956 ed. ) In terms of fire protection services and facilities Fire District Number 1 which includes roughly eighty square miles is headquartered in Ault and services the Towns of Ault and Pierce. Fire stations are maintained at both communities to insure prompt and effective fire protection. The Ault facility contains two pumper fire trucks and a van. Ault ' s fire department is composed of approximately 26 volun- teers who meet twice a month to test and repair fire equipment . Usually, the fire department will use different fire hydrants for each training session in order to test for adequate water pressure in the water distribution lines leading to the hydrant . As a result of 61 these biweekly tests, it has been determined sufficient water pressure exists at all, locations in Ault . Summary : Existing Water and Fire Protection Services 1. Ault 's water supply is furnished, through a contractual agree- ment , by the North Weld County Water District . Any future water needs will require that Ault dedicate additional acre- feet of water to the North Weld System. 2. Ault has a 500, 000 gallon storage reservoir which provides Ault ' s existing population with adequate water supply and fire protection. 3 . Ault does not suffer any water quality problems. 4. Ault ' s water distribution system delivers adequate water pres- sure, but has some (refer to Water Map, Figure 18) lines which are not interconnected and may cause future water stagnation problems. 5. Water consumption figures indicate that Ault uses the most water (on a per capita basis) during June through September,, and uses the least amount of water from October to March. 6. On the average, each person living in Ault consumes or uses approximately 200 gpd. 7. Ault has adequate fire protection facilities, and is protected by an all volunteer Ault-Pierce fire department. 62 Sanitary Sewer In 1952 the town of Ault organized the Ault Sanitation District in order to better manage and plan for future sanitary sewer system improvements. In 1972, the Sanitation District approved the renov- ation and construction of Ault ' s existing 10 acre system. Ault 's existing 10 acre aerobic lagoon system is located approximately * mile to the south of Ault . The lagoon system is currently operating under its designed load capacity. The existing system is designed to serve a residential population of approximately 4, 000 people . To date there is no discharge and no apparent problem associated with the operation of the system. Ault ' s sanitary sewer collection system is composed primarily of eight inch pipe (please refer to Ault ' s Sewer Map, Figure 21) . Ault ' s collection system was designed so that flow-velocity insures a self-cleaning action, thus keeping maintenance cost to a minimum. 63 l Drainage and Flood Hazards The Town of Ault has several drainage problems due to the general lack of storm sewers, and area-wide flooding problems caused by the Spring Creek Watershed. Spring Creek not only affects Ault but the communities of Carr, Nunn, and Pierce. The primary pro- blem associated with the watershed is frequent summer rains which generate hazardous floodwaters through the North Weld Communities. In terms of drainage problems, the town of Ault reports that during heavy rainfall most storm runoff flows south from Hayden and Third Avenue. (please refer to the Storm Drainage Map, Figure 22) . The Storm Drainage Map indicates the general flow of surface water which may damage property in the area. In September of 1975, Ault authorized an engineering firm to examine this problem and to design a storm drainage plan and propose detention ponds and points of storm water dispostion where necessary. As a result of this study, it was recommended that : 1) storm sewer improvements he designed for a 5 year storm, and detention ponds be designed for a 50 year storm capacity; 2) a construction plan be implemented; 3) storm sewer criteria be established to prevent future development from from compounding the existing drainage problem; and 4) Ault should purchase the required lands to implement the recommendations. To date, Ault has not acted upon any of the above recommendations. Related to Ault ' s sotrm drainage problems is the areawide hazard of flooding. As mentioned earlier Ault has long been affected by 65 us.% ' ()flt F1 1 1L_N Hui, „..) *-TIEW ‘t, 1 SToF-M Nen4 BI) P-iav F=ri floodwaters from the Spring Creek Watershed, and by flash floods. Because Ault has experienced several damaging floods, the Town has become an active member in the National Flood Insurance • Program. Generally, the program is designed to provide flood insurance for both communities and individuals at rates which are subsidized by the Federal government. In order to qualify, however, communities must adopt and administer local ordinances or regulations that protect lives and new construction from future flooding. Because communities like Ault might not be able to accurately cal- culate possible flood areas the Federal Insurance Administration (FIA) prepares a "Flood Hazard Boundary Map" which delineates the areas subject to innudation by a base flood - or a flood that has a one ( 1) percent change of occurrence in any given year. The Flood Hazard Boundary Map is usually the first map FIA sends to a flood-prone community. After further engineering and analysis of the flood area has been completed FIA will furnish the community with a "Flood Insurance Rate Map" which more clearly delineates specific flood hazard areas . Summary : Storm Drainage and Flood Hazards 1. Ault ' s primary storm drainage problem area is to the east of U. S . 85 extending from Hayden Avenue and Third Avenue to the "A" Street area. Due to the slope and topography of this area storm water runs from north to southeast. The general lack of storm sewers, catch basin inlets, and paved streets, curb and gutter increases the storm runoff in this area. 67 n T) rll 3r CP �I I t"J HVW 94 • • • it t !lIl, y FLOOD HAZARD C_. _.. FI.OOI) H4 / 4HI) AHC�S run rrrmarrigulnirl n u. 'HE,Isivf r .r a-ir O'1Gr1 -4 ^An't 1 art ,'r iT.^d! �r� ' . vn �ru t• nrnr,•i r ni �, �n i, . 2. In September, 1975 an engineering firm proposed two detention ponds, and construction of properly sized storm sewer lines to help alleviate this problem. To date, Ault has not been able, or has decided not to implement the proposed storm drainage improvements. 3. Through the FIA program Ault has identified two flood hazard areas located approximately in the same area as Ault ' s storm drainage problems. Ault does, as a requirement of the FIA program, provide through its subdivision regulations Section V, Design Standards, Part I , D and E for the following flood and drainage land use restrictions : D. No land shall be subdivided in areas where soil , subsoil, or flooding conditions are potential danger to health and safety. E. Drainage areas wherever possible shall be left in a natural state, and no encroachment shall be made on the natural channel. Multiple use of drainage and park facilities as, for example, through use of re- tention ponds is encouraged. A plan to prevent water pollution shall be submitted and adhered to wherever any modification of topography is required during construction within 100 feet of any stream, ditch or drainage channel. 69 SCHOOLS Ault is the headquarters for the RE-9 School District. School facilities in Ault include: the Ault Elementary School (kinder- garden through 3rd grade) , and Highland High School. The 4th grade is taught in Nunn while 5th through 8th grade are taught in Pierce. Total enrollment figures for the RE-9 School District for the year 1975 indicate a total of 283 students attending Ault Elementary School, 51 students at the Nunn 4th grade, 345 students attending 5th through 8th grade in Pierce, and roughly 330 students at High- land High School in Ault. Total enrollment for the RE-9 School District is slightly under 1000 students for 1975. The student-teacher ration for the RE-9 School District is listed on Figure 24. Figure 24 indicates a desirable ratio of number of students to the number of available teachers. Figure 24 Student-Teacher Ratios (RE-9) , 1975 Ratio: School Student-Teacher Ault Elementary 14. 9: 1 Nunn (4th Grade) 17. 0: 1 Pierce (5th-8th Grade) 19. 2 : 1 Highland High School 13. 7: 1 Source: RE-9 School District, 1975 70 Figure 25 shows the total number of teachers and the total number of employees of the RE-9 School District for 1975. Figure 25 RE-9 School District Employees, 1975 Administrative Total School Teachers and Support Employees Ault Elementary 19 16 35 Nunn 3 7 10 Pierce 18 14 32 Highland High School 24 8 32 Total 64 45 109 Source: RE-9 School District 1975 Because the RE-9 School District serves such a large area, a great number of students are bussed from rural areas to one of the RE-9 schools. Figure XII indicates the percentage of students from each grade that were bussed in the fall of 1975. 71 Figure 26 RE-9 School District Transportation of Students, 1975 Per Cent of RE-9 Grade Students Transported by Bus Kindergarten 92% 1 84% 2 88% 3 76% 4 96% 5 90% 6 87 7 88% 8 90% 9 74% 10 73% 11 68% 12 59% Source: RE-9 School District , 1975 In assessing the RE-9 School Districts existing conditions , the superintendent of the school district has indicated that roughly 300 additional students could be served. The Elementary School and Highland High School - both located in Ault - are not, as yet, overcrowded. It is important to note, however, that for purposes of planning for future school facilities , the increase of a school age population in one area may dramatically effect school facilities located in other areas. This is especially true in the RE-9 School District where virtually all students are bussed to 1 of the 4 schools. 72 Summary : Existing School Services 1. Ault, which is a part of the Re-9 School District , has two school facilities: the Ault Elementary School , and High- land High School . The fourth grade is taught in Nunn, and grades 5 through 8 are held in Pierce. 2 . Of the four school facilities in the RE-9 School District , Highland High School is the most recent addition to the district . 3. Nearly all students must be bussed to one of the four RE-9 Schools. 4. Student capacity levels for the RE-9 School Facilities in- dicate that approximately 300 new students could be served without reaching capacity over time. Of the four RE-9 Schools, each school would have to share a proportionate share of new students to prevent overcrowding. 73 Part Two Existing Land Use Constraints & Opportunities PART TWO Existing Land Use : Constraints and Opportunities Part Two of the Existing Land Use Section is intended to clearly specify Ault ' s overall existing land use condition according to potential land use contraints and opportunities. This part of the Existing Land Use Section will identify areas of Ault ' s existing land use where potential problems may arise due to inade- quate capacity, condition, and poor overall land use compatibility. Once again, Part Two will identify potential land use problems and assets which will serve as the basis for determining Ault ' s future land use goals, objectives, and future land development policies. Simply, before Ault can begin to solve potential problems and capitalize on its opportunties, Ault must identify its capabilities. First, Ault ' s overall land uses are compatible with one another. This is attributable to the fact that Ault ' s land uses exist in relatively compact areas proximate to other land uses which are developed, and which are generally compatible with surrounding uses. Compatability is generally assessed by the degree and extent of a land use location and the type of land use. Ault, because of its slow growth and existing land use pattern does not have major con- flicting land uses. Specifically, Ault has sufficient supply of residential housing, but only because Ault ' s population has been extremely stable for the past 30 years. Of the existing (1976) 75 368 households in Ault , approximately 86% are single-family, 12% are mobile homes, and rougly 2% are multi-family. The general structural condition of land use in Ault is fair. Approximately 50% of all structures are standard while the remaining are con- sidered substandard. Those areas which are most standard in terms of structural condition are generally located in the northwest section of Ault. The greatest concentration of substandard structures is east of U. S. Highway 85 and the Union Pacific Rail- road. Another aspect of Ault ' s residential land use is availability of housing. Availability of housing means housing for young married couples, single persons, the elderly, and a broad selection of housing for family households of all income levels. Without a proper supply and selection of housing (single-family and multi- family) Ault may exclude groups of potential residents who may desire to live in Ault but who cannot find suitable housing. Essentially, Ault not only lacks this housing diversity but as discussed above, its overall existing housing condition must be examined in terms of possible rehabilitiation, or housing code enforcement . Related to Ault ' s existing land use is the fact that Ault has very little land which can readily be developed. According to Ault ' s existing land use map and zoning map, Ault has approximately 40 acres within its corporate limits which may be developed. 76 A majority of this land is vacant lots zoned for residential use. There is also a small tract of undeveloped land which is zoned agriculturally in the northeast section of Ault which could he • developed. Ault ' s total available 40 acres will obviously not provide adequate space for future populations - especially if Ault is to attract commercial and industrial development . This fact is further supported by findings from the 1976 Ault Survey. This sur- vey clearly demonstrated that the majority of households responding to the survey feel that it is important to attract more overall growth and development in Ault . This being the case, Ault needs to carefully consider where future land use should occur as well as analyze potential impacts of future development . While Ault has a limited amount of available land which can be developed, Ault does have the opportunity to plan for future land use areas through the AGMP. Central to Ault ' s ability to improve existing housing, expand the supply and variety of available housing, and to plan for future land use is the opportunity to actively encourage new commercial and industrial development in Ault. Ault recognizes the need to revitalize their existing commercial "downtown" area, as well as the need to designate future commercial development areas. For instance, the Ault Survey clearly indicated that the vast majority of Ault households depend on either Greeley or Fort Collins for the majority of household items. The Ault Survey also indicated that there are only two commodities - food and drugs - for which 77 Ault households shop in Ault for on a regular basis. Almost 50% of Ault residents buy their drugs in Ault . For such items as clothing, appliances, and hardware, the Ault Survey indicated that Greeley was the primary location to purchase such goods. Clearly, Ault recognizes the potential constraints and negative effects of losing sales to Greeley and Fort Collins. Moveover, Ault residents strongly believe that there should be more commercial development in Ault . On the positive side, actual retail and wholesale sales in Ault have steadily increased during the period from 1970 to 1976 . In fact, both retail and wholesale sales have doubled in Ault from 1970 to 1976 . The opportunity to improve Ault ' s commercial strength is very good in terms of 1 ) Ault residents wanting (as evidenced by the Ault Survey) more commerce, 2) the ideal location of Ault ' s existing commercial area, and 3) Ault ' s history (1970-1976) of increasing sales. Possible constraints to Ault ' s future commer- cial expansion relate to the apparent lack of organized support for downtown revitalization programs. Essentially, Ault ' s exist- ing commercial land use demonstrates potential opportunities but tends to lack specific guidelines for future action. In terms of industry, the majority of Ault ' s industrial land use is situated along U. S. Highway 85, the Union Pacific Railroad, and Highway 14. Rail access and highway access from the two major highways offers an excellent opportunity for future industrial 78 development . Once again, industry in Ault is constrained by the fact that there is a lack of future direction in terms of where industry should locate, and more specifically how future industry • might impact Ault ' s existing services, utilities, and facilities. Without question, Ault desires industrial development because of obvious tax base advantages, increased employment opportunities, and secondary benefits such as the increase potential for commer- cial and housing activity. Ault ' s single largest industrial con- straint lies in the fact that Ault lacks industrial guidelines or official town industrial development policies which direct future industrial development according to goal, objective, and policy • statements. Directly related to Ault ' s commercial and industrial land use con- straints is Ault ' s existing utilities condition. One of Ault ' s most limiting potential constraints is its ability to supply ade- quate public utilities. While Ault does have the use of North Weld Water as its source of municipal water, the cost of North Weld Water has become increasingly more expensive to purchase, store, and distribute. . In terms of actual cost associated with purchasing water, the price of an acre foot of water has increased tremendously during the past six years in the Ault area. In 1970 for example, an average acre foot of water could be bought for approximately $400 to $500 per acre foot . Today, Ault may purchase an acre foot of water at a price of roughly $750 to $1, 000 an acre foot . Moreover, this water must be transferable to the North Weld 79 system. Another aspect of Ault ' s water constraint is the fact that the demand for water rights has increased greatly not only for agricultural-use, but for municipal or domestic use as well . • Therefore, Ault must actively search for water which is available at an affordable price, and which is transferable to the North Weld Water System. Both conditions act as severe constraints to Ault ' s long-term ability to provide adequate water supply. A minor constraint related to Ault 's water system is the physical layout of the distribution lines. (please refer to Ault Water Map, Figure 18) . Ault has several lines directly east of First Avenue which are not interconnected to other lines. This situation may, over time, cause inadequate water line pressure and water stagnation problems. Essentially, Ault ' s distribtuion system is in good con- dition and the layout provides water service to all Ault residents. Ault ' s water storage facility is designed for a 500, 000 gallon capacity. At present, the storage facility is able to meet Ault ' s consumption demands, however, additional development requiring high- water use would mean that Ault would have to consider additional water storage facilities. The need for additional water storage is caused by two main factors: 1. Ault ' s monthly water consumption pattern indicates peak water demand of roughly 10, 160, 000 gallons for July and a low water demand of approximately 2, 500, 000 gallons during December through March. Ault ' s storage facility must be capable of storing enough 80 water to supply this peak water demand. In addition, the storage facility should have the capacity to store some water for future land development projects. 2. Not only must the storage facility have the capacity to store enough water for peak demand use, and reserve adequate supply for additional development , but it must have adequate fire protection storage. In this regard, the 500, 000 gallon storage facility is adequate for Ault ' s 1976 population of 970 persons according to the Ault-Pierce Fire Department . In the future, however, careful consideration might be given as to specific water storage requirements if Ault anticipates future growth. Much of the informaiton contained in the AGMP can be used as a guide to future capital improvement projects. The main intent , however, is not to specifically propose capi- tal improvements but to provide a general guideline to Ault ' s future. At this point, Ault might investigate actual water storage capacity and determine whether preliminary engineering and- cost estiamtes are warranted. Ault ' s sanitation waste treatment lagoon system is designed to a residential capacity of approximately 4, 000 persons. The Ault Sanitation District meets regularly in order to discuss the oper- ation, maintenance, and potential for future development or expan- sion of the Ault system. In this regard, the Ault sewerage system does not pose any major constraints, and provides the existing town population the opportunity for future development . Finally, 81 Ault recognizes the specific contraints imposed by the Colorado Water Quality Control ACt requiring that engineering and financial planning be initiated for expansion of sewage treatment works • whenever the lagoon system reaches eighty (80) percent of design capacity, and that commencement of construction must begin when- ever the system reaches ninety-five (95) percent of design capacity. Information obtained through the Weld County Department of Environ- mental Health indicates Ault ' s sanitary lagoon system has an aver- age influent of 75, 000 gallons per day (gpd) with an estimated maxi- mum capacity of approximately 85, 000 gpd. The lagoon system has a designed capacity of 100, 000 gpd leaving approximately 25, 000 gpd of unused capacity. In addition, Ault is not utilizing its secondary lagoon which would substantial increase their capacity. Again, the Ault Sanitation District, which is separate yet related to the Ault Town Board and Planning Commission, has the primary responsibility of planning for future expansion based on town growth and development . The specific constraints regarding Ault' s drainage and flood areas have been thoroughly discussed in Part One; Existing Land Use Classification and Inventory. There are essentially two major drainage and flood constraints in the Town of Ault . 1. Storm drainage problems are mainly located in the east portion of Ault as specified on the Storm Drainage Map. Storm water collects as a result of the general slope and topography of the area, and the lack of any storm sewer system in the urban area. 82 Without providing adequate storm drainage facilities and retention ponding, future residential development in this area appears to be restricted. 2. Flood hazard areas in Ault are again located primarily in the eastern portion of Ault. (Please refer to the Flood Hazard Map. ) Though storm drainage and flood hazard areas are related, Ault 's designated flood hazard areas should be con- sidered a primary land use siting constraint due to the pos- sible loss of life and property. Consideration should be given to potential non-intensive land uses; such as, open space, park areas, and commercial-industrial proposals. Ault does have the opportunity to designate and control flood hazard areas through the Federal Insurance Administration as discussed in Part One of the Existing Land Use Section. Ault ' s most immediate constraint in terms of its park and recre- ation areas and facilities is simply the lack of available resources to provide Ault Citizens with adequate recreation opportunities. Ault has two existing parks, both of which do not offer any specific recreation activity or facility. Ault has the opportunity to use Ault Survey results which clearly indicates the type of receation activity or facility Ault households most desire as the basis for future park development . Once again, the AGMP will be able to propose future recreation sites and pos- sible activities and facilities based on the existing land use analysis and survey results. The opportunity to provide Ault 83 residents with adequate and needed recreation facilities and activities will depend on several factors, such as; 1 ) the specific recreation needs and desires of Ault citizens, 2) the overall • recreation goals, objectives, and land use policies, and 3) the economic ability and success of actually developing future park and recreation facilities. Related Constraints and Opportunities Clearly, Ault ' s future land use depends on its ability to supply sufficient housing, public facilities and services, commercial and industrial expansion, as well as its ability to manage town govern- ment and finances. This ability - to better manage town land use and government - depends to a great degree on what Ault' s existing condition is, and its plans for the future based on specific land use constraints and opportunities. Once again, before future goals, objectives, and development policies can be formulated, it is necessary to specify as many potential and actual constraints, needs, and opportunities as possible . Many of the constraints and potential opportunities discussed pre- viously were based on existing land use data and research. Another area where constraints and opportunities can be obtained - but is often overlooked - is the citizens . The Ault community has the unique capacity of knowing specific land use problems that have existed for several years. Moreover, while the majority of Ault residents may not be land use experts, they are able to offer per- 84 sonal and firsthand information which the Ault Planning Commission and Town Board can readily use in formulating land use goals, ob- jectives, and land development policies . In response to the need to actively involve community participation in the AGMP the Ault Town Board and Planning Commission organized the "Community Planning Session. " Briefly, the Community Planning Session was organized in order to accomplish the following: 1 . Provide Ault residents with a general introducation to the AGMP process and overall intent . 2. Provide Ault residents with a clear background on completed land use research and information. This information included research and data on Ault ' s physical features, population, existing land use, and Ault Survey results. 3. Encourage Ault residents to openly discuss land use issues, which can then be used by the Ault Town Board and Planning Commission as the basis for goal , objectives, and policy state- ments. Response to the Community Planning Session was extremely good - slightly over 100 Ault area residents attended the session and ex- pressed the need and desire for future "planning sessions. " Individual group discussions, lead by Town Board and Planning Com- mission members, proved to be very informative in terms of pro- viding a large spectrum of land use concerns and issues. During the group sessions no attempt was made to restrict or otherwise 85 edit any of the issues raised by residents. The following is a list of all the issues discussed by Ault residents in the group planning sessions. Issues Discussed - Water (supply, delivery, and cost) - Industry and Employment Opportunities - Land available for development - Affect of growth on school facilities - Taxes and Town Revenue - Recreational Facilities - Drainage - Planning and Zoning Organization and Administration - Senior Citizen Facilities - Curb and Gutter Improvements for the East Section of Ault - Overall Street Maintenance - Availability of Utilities - Maintenance of Highways 14 and 85 - Future Direction of Commercial Development - Location of Available Residential AReas - Town Financing - Town Administrator - Growth Management - Water and Sewer Planning - Flood Control - Retirement Apartments 86 !� co T Q 5 a v, 0 •O a, 6 c .e co\ •a 7 t, O. ., N •••• O 0 C Y 7 C 0.= U w VV, U L L O co ° •J E a 3 n d o N o .2 c E c a :r E io '° cLi C.iOA cy p ro m L. g co ° v°i O O cu tn Az .C c �' N cca •Vw !."4 .. n. c G 7 K v v a•g a' au co o O "" v E > L. y el c . o •x a E A ❑ C c a L Q N 61 M ro x o OI a o p E a, : 3 g 3 y a OD c W w N acl . 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CS ma 414C C" w - 1: I > V os U • I •to = U) CII a V ' 0 _ - School Planning - "Middle" Priced Housing - Senior Citizens Housing • - Commercial Expansion and Development - Industrial Expansion and Development -Community Recreation - Park Betterment' - Town Services - Recreational Facilities Once Ault residents identified as many land use issues as possible, the citizens tried to consider which issues were related, and more importantly, which issues were considered a priority. The residents did not feel any of the issues were unimportant, however, they felt a specific list of the most important issues would be helpful to the Ault Town Board and Planning Commission. The following is the list of the most important issues: - The need for better management and administration of taxes and town revenue - The need for more local industry and employment opportunities - The need for future water and sewer planning - The need to examine the affects of growth on school facilities - The need for increased Planning and Zoning organization and administration - The need to identify possible future directions for commercial development - The need for a Town Administrator 88 - The need for overall town growth management - The need for flood control in flood hazard areas - The need for Senior Citizen housing and facilities - The need for more recreational facilities - The need for better overall town services and facilities This list of priority issues will serve as one means of preparing the goal, objective, and final land development policies. In addition, both Part One and Two of the Existing Land Use Section will also be helpful in formulating the land use goals and object- ives. Essentially, the existing land use analysis, land use issues, constraints, needs, and preliminary opportunities for Ault have been outlined thus far, and will be used in the preparation of the Ault Growth Management Plan and Map. 89 Growth Management Plan goals & objectives Goals and Objectives As discussed throughout the AGMP, the goal and objective section will specify the general direction Ault wants to go in the future. The goals and objectives are the framework to guide public and pri- vate decision-making and help to indicate Ault ' s overall desires and wishes. First , a goal is simply something to be sought, and is not a statement of fact . A goal is, more accurately, a timeless desire or common hope. An objective, however, is a point to be reached and is capable of both attainment and measurement . Com- bined, goals and objectives provide the basis for land development policies . Finally, once goals and objectives have been established, a set of policies which guide the day to day decision making of Ault are selected. Basically, development policies are specific statements made by the Ault Planning Commission and Town Board concerning the directions in which the town should move, in order to achieve the objectives contained in the Ault plan. Policies are guides to future develop- ment decisions which reflect consideration and understanding of Ault ' s social , economic, and physical development issues. Finally, Ault ' s land use policies reflect Ault as a whole, and best describe and specify the general direction for future growth and development in the Ault area. 91 The following Section of the AGMP will outline Ault ' s goals and objectives. Once goals and objectives have been formulated, Ault ' s land development policies will be discussed. Ault ' s Future Land Use Plan and Map will visually portray Ault ' s land use policies. The Future Land Use Map will, in part , serve to guide public and private land use decisions, and will aid town officials and resi- dents with the decision-making process. At this point, a distinc- tion should be made regarding the Future Land Use Map and Ault ' s zone district map. Ault ' s Future Land Use Map visually indicates general areas which are designated for FUTURE land use. The Future Land Use Map is a "guideline" to future land use decisions which best reflect Ault ' s land use constraints and opportunities, as well as Ault ' s land use goals and objectives. Ault ' s zoning map, how- ever, is very specific and represents the official zoning districts of Ault . Zoning is a legal tool used by Ault to regulate permitted land uses in certain designated districts. Essentially, the Future Land Use Map can best be seen as a reason- able plan for Ault ' s future development , and perhaps a future guide to how Ault may zone land once annexation is proposed. The Future Land Use Map does not bind Ault in any legal way to disapprove development proposals which do not comply with the Future Land Use Map. Nevertheless, Ault does agree that the Future Land Use Map is the best general guideline to future development, and will use the Future Land Use Map as an official land use guide. 92 The following are the goals and objectives developed and utilized by Ault to prepare the Ault Growth Management Plan. Each heading is followed by one or more goals and then by a set of objectives • which Ault will pursue to implement the AGMP. A. LAND USE To encourage wise and efficient utilization and conservation of land resources insuring compatibility with acceptable existing uses, efficiency in providing public services and utilities, and feasibility and safety in site determination. Residential To encourage the maintenance of sound and viable residential neighborhoods, within designated growth centers, which will pro- vide an adequate supply of quality housing in all price ranges throughout the town of Ault so that individuals of all income levels may have a choice of housing types and living environment . Aggressively seek the development of a broad range of single-family, senior citizen, and multi-family housing. Encourage residential Planned Unit Development (PUD) , and other appropriate development proposals which permit innovative and economical land use and building practices with emphasis on quality design and construc- tion. Avoid incompatible commercial and business activities which have a significant negative impact upon predomi- nately residential areas. Encourage park and open space areas in Ault neighbor- hoods. 93 Promote a community effort to encourage the main- tenance of standard units and rehabilitation of sub-standard units. Encourage new residential construction within and adjacent to areas where adequate facilities and services exists. Encourage methods of construction and site design which would conserve energy, such as solar heating systems. Insure that Ault land use regulations are enforced, and best guide the development of a proposed pro- ject . Commercial To encourage effective use and redevelopment of existing commercial centers. To encourage businesses to locate within areas designated for commercial use by the Ault Future Land Use Plan, in order to provide town residents with a reasonable choice of goods and ser- vices. Aggressively seek new businesses to provide Ault with a more diversified economic base. Limit future commercial land uses to designated commercial land uses referred to by the Ault Plan. Promote a program which coordinates efforts to revitalize the Ault Central Business District (CBD) . Provide a adequate amount of commercial conven- ience goods and services at the neighborhood level as shown on the Ault Future Land Use Map. Industrial To encourage a diversified, quality industrial base which is com- patible with adopted land use plans. 94 To minimize industrial blight, and to encourage the maintenance of existing industrial land uses. Encourage industrial development which is non- polluting. Encourage industrial locations which are near other work areas, with sites of adequate size, and which create an aesthetically pleasing environment. Insure that proposed industrial uses will not deplete the capabilities of Ault in order to provide such utility services as water, sani- tary sewer and storm drainage. Encourage industrial development which employs Ault residents. Growth To encourage urban development in areas adjacent to existing development . To encourage the implementation of the Ault Future Land Use Plan which promotes maximum compatibility among all land uses. Encourage public awareness regarding land use and development regulations, as well as the AGMP. Urban development should be compatible with the adequacy of existing utilities, parks, and other public services. Growth, through annexation, should be patterned after the Ault Future Land Use Map which indi- cates preferred locations for all land uses. Insure that the type, design and location of new development be compatible with environ- mental considerations. 95 Recreation To develop an intregrated system of parks and open space areas that fulfills the recreation and aesthetic needs of the residents. Encourage existing parks within the town to be improved to meet the needs of Ault citizens . Such improvements might include, but are not limited to the following: a) Swimming pool b) Parks , playground, and playground equipment c) Multi-purpose recreational center d) Tennis and basketball courts e) Bowling f) Landscaping Encourage the acquisition and development of park and open space areas according to the Ault Future Land Use Plan. Establish close and on-going communication with neighboring communities in order to coordinate possible joint recreation projects so that the benefits to the area-citizens are maximized and the duplication of efforts are minimized. Aggressively seek potential park and recreation grants-in-aid in order to acquire and develop recreation facilities and activities. Open Space To achieve a balanced distribution of open space throughout Ault which will provide buffer areas for urban uses. Preserve and plan for open space areas within urban areas. 96 Develop open and green spaces which are accessible to neighborhood areas. Promote natural drainage channels, and irrigation canals as potential open space areas. Coordinate with all ditch companies in order to properly plan • for passive open space areas, and to inusre that open space areas developed near irrigation canals are not detrimental to the operation of the canals. Restrict growth which will encroach on park and open space areas as designated by the Future Land Use Map. Flood Areas To eliminate the danger to humans and structures caused by flood- ing in flood plains and natural drainage ways. Encourage and support suitable open space uses within identified flood hazard areas. Insure that areas subject to flooding are adequately protected from the construction of structures that would be damanged by high waters. Encourage and support suitable open space uses within identified flood hazard areas. Require development to be designed to prevent increased flood hazard. PUBLIC FACILITIES, UTILITIES, AND SERVICES To encourage conservation in all utility resources, and to encourage feasibility and safety in public facilities, utilities, and services. Water and Sewer To eliminate water pollution and provide adequate water service to Ault residents. 97 To encourage efficient management and use of the water resources available to the Ault region. • To encourage development to locate in the urban fringe in a manner which will efficiently utilize public waste water treatment facili- ties, and water utility extensions. Assure adequate water supply, storage, and efficient distribution within Ault . Maintain current and reasonable water and sewer tap fees. Establish a water improvement program which specifies improvement and other measures which are needed, and which Ault can realistically follow. Community Facilities and Services To provide adequate, efficient and economical public facilities and services to Ault residents. To encourage that the mental and physical health needs of Ault are adequately covered. To encourage a wide spectrum of artistic and cultural experiences for Ault residents. To provide the best possible local government , police, fire, and health services to the Ault community. Encourage more communication between the Ault Town Board and Planning Commission, and with the Ault Community in general. 98 Continue to assure a good working environment and ade- quate compensation for town personnel . Establish a youth/senior program which provides opportunities and activities for both groups. Coordinate and actively support health organi- zations in order to make health services more accessible. Emphasize through the medical com- munity and and educational facilities the need for health care and proper nutrition on a con- tinuing basis. Encourage programs which have the potential of preventing crime, while upgrading the quality of police services to better protect and serve Ault residents. Support the Ault-Pierce Fire Protection Service and insure that the National Board of Fire Under- writers Standards or equivalent are promoted. Encourage the possibility of hiring an Ault Town Administrtor who would be responsible for all administrative and operational aspects of town government, including; public works , budget , purchasing, billing, land use planning, and grant proposals. ECONOMIC DEVELOPMENT To encourage an economy which provides a range of opportunities for all Ault citizens. Through town administration and planning, appraise community impacts of proposed major economic develop- ment. Develop a strong Chamber of Commerce and Economic Development Committee which would actively promote the economic development of Ault . Encourage the development of a five year capital improvements plan which reflects the needs of Ault , and if planned for, can be achieved. 99 COMMUNITY DESIGN AND FUNCTION To encourage innovative and effective design in order to promote conservation of limited resources. To promote a total community environment which is in harmony with nature, and which compliments man-made features. Encourage the use of waterways, including irri- gation canals, to be developed in harmony with the environment, and in accord with park and open space needs of Ault residents. Strive to incorporate urban design concepts in planning project proposals in order to take advantage of natural contours, topographical features, views, and existing trees. Encourage local developers and construction firms to plan and construct innovative projects which conserve energy, and create the least environmental harm to a site area and to the entire Ault Commun- ity. Preserve historical or unique buildings or houses in older neighborhoods. THOROUGHFARE SYSTEM To provide a balanced thoroughfare system which will serve Ault ' s travel demands with maximum efficiency, comfort , safety, economy and flexibility. Limit the use of local streets to serve only resi- dential properties. Assure adequate access, egress, and general traffic circulation to future residents of Ault by promoting the use and designation of arterials and collectors as shown on the Future Thoroughfare Map. 100 future land use plan Development Policies Policies , as discussed earlier, are statements of action which define the AGMP. The land development policies for Ault specify what Ault expects from applicants for development , and serves as a realistic guideline to the Ault Town Board and Planning Commis- sion members when evaluating development proposals. Moreover, Ault ' s policies best represent the Ault community in terms of how Ault wishes to develop in the future. In this regard, Ault ' s policies describe and support the Ault Future Land Use Map . Ault ' s policies are the specific written guidelines to future land use decisions. The Future Land Use Map is the graphic explanation of the Ault policies. Finally, the Future Land Use Map combined with the land development policies represent the substance of the Ault Growth Management Plan. Before discussing Ault ' s land development policies and Future Land Use Map, it is important to mention how policies and future land use alternatives were decided upon. First, throughout the AGMP process the Ault Town Board and Planning Commission made every effort to encourage active community involvement in all phases of the planning process. The Ault Survey was the first organized, and documented inquiry on how Ault residents viewed several issues pertaining to land use. The Ault Survey also provided accurate and current data on general population, economic, and social inform- ation . Essentially, the Ault Survey was the first "communication" between the residents of Ault and the Ault Town Board and Planning 102 Commission. Without question, information obtained from the Ault Survey has been used extensively throughout the AGMP - most especially in the formulation of Ault ' s land use policies. The second most significant source of information that was used in formulating Ault ' s policies and Future Land Use Plan was the Ault Community Planning Session. As mentioned earlier, the Ault Commun- ity Planning Session (CPS) was intended to solicit specific com- ments from Ault residents concerning land use issues in Ault . Over 100 citizens attended the CPS, and somewhat over 30 land use issues were discussed by Ault residents with Town Board and Planning Com- mission members present . The CPS provided Ault Town Board and Planning Commission members a firm understanding of those land use issues which Ault residents felt were most important . Naturally, the input , information, and insights gained from the CPS were readily incorporated in Ault ' s land use policies and Future Land Use Map. Finally, it is important to note that the Future Land Use Map does not represent merely a map of desired areas for future land use. The Ault Future Land Use Map was decided upon only after existing land use information was analyzed, after the CPS, after goals and objectives were agreed upon, and only after Ault ' s development policies were thoroughly discussed. The Ault Growth Management Plan contains two Future Land Use Maps. The first Land Use Map, Figure 27 is intended to show proposed future 103 o 1 i AI I 1 1 1 • } ;l . i i /11 • ",.,...... _.. ....w _.........� �,__..� ...„.,._ . x j 'Al 1IR� • t (♦ `./L\. ( 111 :t + I.,. land use areas only for the Town of Ault . The intent of the Ault Future Land Use Map is to designate future land use areas which are currently vacant or undeveloped while taking into concideration Ault ' s existing land use , and zoning districts. The Ault Future • Land Use Map therefore, complies with Ault ' s existing land use and proposes new land uses in areas where no land development exists. Essentially , the Ault Future Land Use Map is almost identical to Ault ' s Zone District Map and is very compatiable with Ault ' s ex- isting land uses . (See : Ault Existing Land Use Map , Figure 9) Figure 28 , is the "Ault-Area" Future Land Use Map. This future land use map proposes future land use according to stages. The first stage proposes approximately. 360 acres of land outside Ault ' s existing boundaries. The second stage of future development con- tains approximately 2120 acres of proposed land use and is con- sidered the outer limit of Ault ' s planning area. It is important to note that the Ault-Area Future Land Use Map also designates agricultural land use outside its planning area in conformance with Weld County zoning in that area. Finally, by staging development it is hoped that Ault can more realistically assess potential public utilities and facilities requirements , and also guage the number of people which might be expected to reside if development occurs as planned. To begin with , because Ault has very little vacant-developable land within its existing corporate limits, the town ' s overall policy will be to encourage planned, innovative , and controlled growth which 105 complies with the AGMP and with all town development regulations. In this regard, Ault will be especially concerned in reviewing project proposals which are designed so as to enhance the overall community environment , and which demonstrate sensitivity to Ault ' s land use needs as specified in the AGMP. Therefore, while Ault recognizes the need to develop in the future, Ault will develop in a controlled manner, and according to the AGMP and town regulations. In order to guage future development the Ault-Area Future Land Use Map, Figure 28, proposes to phase or stage development . The first stage does not include the town of Ault , but only that designated area outside Ault. Below is a break-down of Stage One of the Ault- Area Future Land Use Map. This information will be helpful to Ault officials in determining the approximate area of various proposed land uses, as well as an approximate range of population which may be generated if developed. It should be. noted that the following are approximate areas, and population estimates. Once again, all figures and estimates represent Stage One, or that area immediately outside of Ault as designated on the Ault-Area Future Land Use Map, Figure 28. 106 t . i 1 t I 1 . 1 • . 1 • 1 1 . 1. I • , i t r I I L_________., • F 1• a It r I libil\tl r �• ;!� r� 4k-- .4.. f/' ! 2 r it Imo' l•/1 T% � F; ! t • ( ,,, (. STAGE ONE FUTURE LAND USE Residential - Low Density Proposed Dwelling Units Dwelling Average People Estimated Acres Per Acre (DU/AC) Units Range Per Unit Future Population 139 AC 3 - 5 DU/AC 417-695 DUs 3.0 1 ,251 - 2,085 Residential. - Medium Density 28 AC 5 - 10 DU/AC 140-280 DUs 2.8 392 - 784 Residential - High Density 11 AC 10 - 15 DU/AC 110-165 DUs 2.6 286 - 429 • Residential - Mobile Home 15 AC 6 - 8 DU/AC 90-120 DUs 2.6 234 - 312 Commercial - Proposed 25 AC Industrial - Proposed 70 AC Park and Open Space - Proposed 57 AC Public - Proposed 15 AC Total Acres Proposed in Stage One = 360 Acres + Total Range of all Residential Dwelling Units Proposed = 757 - 1,260 DUs Total Range of Estimated Population = 2,163 - 3,610 It is important to note that no deduction was made in the total 360 acres of proposed land use for future streets, or drainage easements. It could be assumed that at least 25% of the proposed 360 acres in Stage One would be used for streets and drainage easements. 108 In terms of Ault ' s residential land development policies , Ault will encourage residential development proposals which provide a range of single-family housing, as well as housing which is affordable for senior citizens . Residential developments shall be reviewed accord- ing to their compliance with the residential goals and objectives contained in the AGMP and according to their conformance with town building regulations . In addition, Ault shall encourage housing pro- posals which are attractive , affordable, energy conscious , innovative , and conform with the AGMP. Ault shall encourage residential projects which respond to this need, and which utilize the latest urban design concepts in planning for such residential proposals. 109 One key element of the AGMP is to encourage residential development which satisfies the housing needs of the Ault community. The Ault Town Board and Planning Commission have determined through the Ault Survey and the CPS, as well as by examining existing land use inform- ation that there does not exist a broad range of housing in Ault . As mentioned above, Ault will encourage those residential projects which satisfy housing needs for senior citizens, young families, single persons, and established single-family homeowners wanting more housing diversity in various price ranges. It shall be the Ault town policy to carefully assess any residential development in order to determine what segment(s) of the Ault community may buy or rent the type of housing proposed for development . Clearly, the objective of this policy will be to determine whether housing needs are being adequately met through proposed residential developments. Ault has a firm and committed policy to assure hous- ing for all individuals; whether they are high, middle, or low- income, old or young, and regardless of race, religion, or color. In order that the above policies can be implemented, it shall be the policy of Ault to periodically assess the housing needs of the town. In addition, please note that Ault is proposing low, medium, and high density residential . Low density residential complies with Ault ' s current zoning regulation in terms of allowing low density (3-5 DU/AC) units. The proposed medium and high density residential are complementary to Ault ' s existing R-2 Multi-Family Residential 110 Zoning District. The intent of proposing medium density (5-10 DU/AC) is to encourage a greater range of multi-family units available to Ault residents. Ault ' s proposed high density is again a. multi- family designation allowing for even greater density and housing selection. The overall intent of proposing low, medium, and high density is to designate preferred locations for more intense, higher density residential areas. Ault will encourage medium and high density residential projects because Ault believes such residential housing is needed for segments of its population, especially its young and senior citizens. Four-plexes, townhouses, condominums, apartment buildings, cluster developments, and duplexes are but a few of the types of medium and high density residential projects which would be compatible in such areas - providing density require- ments and other building standards have been met . Residential development as proposed in Stage One of the Ault Future Land Map will generate an eventual future population of between approximately 2, 000 - 3, 500 people. This estimate does not include Ault ' s existing town population of 970. Combined, if Ault were to develop all of Stage One, Ault could anticipate a total population of between 3, 000 - 4, 500 persons. Ault will however, phase future growth and development by first determining that the Town can ade- quately service areas with adequate utilities and community services. Another aspect of Ault ' s residential future land use will be to actively encourage the renovation, rehabilitation, or, if necessary, 111 demolition of substandard residential units. In pursuit to this policy, Ault will establish a Housing Authority in order to coordi- nate, organize, and apply for necessary public or private sources of funding. Ault firmly believes that every attempt to revitalize its existing housing must be made if Ault is to maintain its existing residential neighborhoods. Moreover, Ault shall maintain the overall residential character of its neighborhoods and avoid such land uses which are considered to be incompatible in a resi- dential area. Considering the amount of land designated for future residential land use it is important for Ault to address the needs of that areas anticipated population. A substantial increase in Ault ' s population could be realized when Stage One is implemented. Clearly, the new and existing population of Ault has a need for a large variety of commercial goods and services. In recognizing this need, it is the policy of the Ault Officials to promote the availability of goods and services within the Ault Town Limits. The first objective of the Town officials will be to promote the revitalization of Ault ' s existing Downtown. Ault is increasingly aware of the large amount of business which is lost to Greeley each year. The revitalization of downtown Ault will be significant in Ault ' s policy to become more commercially independent . Ault will support and promote a program for the Central Business District which 1 ) identifies and examines existing downtown merchant problems, 112 p 2) indicates and assesses the availability of possible technical and financial assistance, and 3) presents possible alternatives for making Ault ' s downtown the only shopping location Ault citizens need to visit . Furthermore, in order to meet these objectives, Ault officials will work with the Ault Business Association and general public for the betterment of Ault . Ault officials will not consider establishing other retail business centers until after it has been established that the existing down- town area cannot serve the daily shopping needs of Ault residents. For example, Stage One of the Future Land Use Map shows a commercial area to the west of the existing downtown. This area will be con- sidered as an extention of the "downtown" area by Ault . This area is intended to meet the space needs of downtown merchants that can- not be met in the existing downtown area. Combined, the two parcels of commercial land will provide for the daily business needs of the existing Ault population as well as the population expected to reside in Stage One. There is also another area of commercial land proposed in Stage One located along Highway 85. In this commercial area, Ault will not allow businesses which are directed to meeting the daily needs of Ault shoppers. Rather, this area will contain commercial activities which receive less frequent trips and require a larger more regional population base for their support . The highway location just south of an intersection with another major highway is ideal for "highway commercial" or "general commercial" activities. This area is intended 113 to contain businesses such as furniture stores, automobile and farm implement dealerships or motels. Again, Ault will promote the expanded downtown for meeting the daily shopping needs of the town and will promote establishing highway commercial along U. S. 85 but will not look favorably upon mixing those commercial uses within the two areas. To the end of determining which type of business is appropriate for which location, that is, the Ault downtown area, or Ault ' s highway commercial, Ault shall establish and advisory committee composed of representatives of the Business Association, Planning Commission and Town Board. This committee will review proposed businesses in each area to determine their suitability. In addition, it shall be the policy of the Town of Ault to restrict through development perform- ance standards and covenants, the types of businesses to locate in the commercial areas. Stage One of Ault ' s future land use is proposed to contain the majority of Ault ' s commercial land use and 'commercial activities. Stage Two will contain additional commercial land use. This com- mercial land use will be a highway commercial extension of the high- way commercial land use proposed in Stage One. Ault will follow the policy of separating highway commercial uses from the downtown commercial uses as proposed in Stage One. In addition to the high- way commercial land use as shown on the Future Land Use Map, Ault will encourage that daily shopping needs be met at the neighborhood level in Stage Two. 114 Stage Two neighborhood commercial areas will be required by Ault to meet the convenience needs of definable neighborhoods. Neighbor- hood commercial areas should not attract customers from outside the service area. Ault officials shall review the proposed neighbor- hood commercial uses for their appropriateness for their proposed location in the same manner as the highway commercial review. In addition, Ault officials will require that any neighborhood com- mercial use in Stage Two be limited to a maximum size of three acres in order that the downtown retain its intended purpose. Please note that no neighborhood commercial land use is shown on the Future Land Use Map due to the scale of the map and the three acre limitation. Related to Ault ' s firm committment to renovate existing commercial areas while encouraging the development of new commercial centers is the strong desire for new industry in Ault. In order to achieve a more balanced town economy and in order to improve employment opportunities for Ault residents, the Town of Ault will encourage industrial development which conforms with the AGMP. Specifically, Ault has proposed 70 acres of industrial future land use in Stage One, and a total of approximately 580 acres in the Ault planning area. While Ault does have established industrial enterprises, it is felt that Ault must provide designated industrial areas in which industry might locate. In Stage One of the AGMP, the proposed 70 acres are adjacent to zoned industry, rail access, and U.S. 85. Ault firmly believes that the industrial area designated on the Ault Area Future Land Use Map will serve as a nucleus for other 115 industrial proposals in the future. Once again, it is felt that the designated future industrial land use as shown in Stage One because of its proximity to zoned industry in Ault, and points of access would better attract industry than to allow industry to locate arbitarily among residential and other non-compatible land uses. To insure that industry is compatible with the AGMP all proposals. for industrial development shall be thoroughly analyzed to determine the direct and indirect impact(s) of such proposals on existing community facilities, utilities, and services, as well as on adja- cent and surrounding land uses. To this end, Ault shall encourage industrial proposals which do not deplete vital town utilities and services, and which are located near other work areas. In addition, Ault will encourage, and has designated adequate industrial area for, the planning and development of industrial parks. There are many advantages to the industrial park concept, such as; the coordination of heavy traffic along specific routes, centralization of industrial activities in order 'to avoid incompatibility with other land uses, and the opportunity for individual industries to utilize common delivery stations, centrally locate employee parking areas, and design area-wide landscaping schemes. Industries locating in Ault will - without exception - be required to demonstrate compliance with the AGMP, and all Ault zoning and building regulations. Finally, future industry in Ault must demonstrate its overall 116 compatibility with the natural enviroment . Ault has clearly recognized past problems associated with industries operating without adequate air and water pollution control devises, with- out sensitivity to adjacent or surrounding land uses, and without any concern for site planning which is enviromentally and economic- ally sound. Ault shall carefully review industrial proposals to insure that such proposals do not jeopardize the natural environ- ment in the future. Once again, Ault favors the use of energy sources which demonstrate the least enviromental harm, and which promote the conservation of limited resources . As future residential , commercial , and industrial development occurs , it will be a central town policy to ensure the maintenance and ne- cessary expansion of Ault ' s public utilities , facilities , and services . Ault considers water and sanitary sewer service to be the key to the future growth and development of Ault . It will be a firm town policy to continue to pursue the most efficient and economic means of providing water to its residents that is adequate in terms of quantity, quality, and dependability. Measures which will be taken in order to ensure this town policy will be to regularly assess water tap fees, and to make certain that the fees charged the developer and resident cover the town cost . There is little logic in having the town subsidize the actual cost for a domestic water connection . The Town of Ault will continually assess the need to purchase add- itional water in order to supply its residents with adequate water. In addition the town will also consider the need to enlarge its storage capacity as development occurs. 117 Obviously, the Town of Ault must have a plan which specifies needed water improvements and other measures which ensure depend- able service to its customers. To provide this direction, Ault shall establish a water improvement program which will specify needed improvements, and which is economically feasible to follow. Ault will carefully review all development proposals according to its ability to service such proposals using its improvement pro- gram as a guide. Because water - domestic and agricultural - is a precious and expen- sive resource Ault shall encourage developments to locate near exist- ing water distribution lines when feasible. Ault will also encourage all landscaping proposals for any development to be drought resistant - or to require little water use. Ault will carefully consider all development proposals according to exactly how much water will be used, domestically , commercially, industrially and for all landscap- ing schemes. While the Ault Sanitation District has the primary responsibility of planning for future expansion of the Ault sanitary sewage system, Ault will review all development proposals according to available lagoon capacity. Both water and sanitary sewer development policies are considered to be one of the most important aspects of the AGMP. Ault ' s existing water and sanitary sewer condition in terms of avail- ability, capacity, quality, cost , and delivery is good primarily 118 because Ault officials and the Ault Sanitation District have anticipated the need for future improvements. The future of Ault will depend to a great extent on Ault ' s ability to initiate and implement the water improvement plan; assess development accord- ing to its overall water use, and to coordinate future expansion of the sanitary sewer system through the Ault Sanitation District . Community facilities and services, such as police, fire, schools, parks , and playgrounds, government, and emergency health services also need to be maintained and expanded as Ault develops in the future. Adequate educational facilities and services are perhaps one of the most important community facilities and services Ault must anticipate as it develops because the RE-9 School District does have a limited capacity (300 student ) of available space. The Ault-Area Future Land Use Map designates a future school site area directly south of Highland High School which contains approxi- mately 15 acres. The 15 acre school site is, however, designated as an area which Ault town officials have determined is the best future location for additional school facilities. It shall be a town policy that future school site reservations be used as a guide to town officials and residents. No one can reliably predict growth — however, the proposed school site area is intended to identify where a school might locate if growth occurs. In this regard, in order to more effectively meet future educational needs, Ault officials will continue to communicate with RE-9 school offic- ials and plan together for the future location and construction of school sites. 119 In discussing Ault ' s future school site reservations it is important to note that the proposed school site is located adjacent to a com- munity park. Whenever possible Ault incorporates the placement of a future school site as close as possible to park and open space areas. Ault strongly favors combining community park and recreation areas with school facilities because both can be utilized by the public conveniently, and both can share in some of the costs of providing park and recreation programs and activities. Directly related to Ault 's policy to combine future school sites with park and open space areas is the issue of recreation . This interest and concern for recreation was clearly reflected in the Ault Survey. Most people in Ault felt strongly that Ault ' s exist- ing park and recreation areas and activities were inadequate. In recognition of the need for additional park and recreation areas and programs, Ault shall encourage the acquistion, and development of the following: a) Swimming pool , b) Parks, playground, and playground equipment, c) Multi-purpose recreational center, d) Tennis and basketball courts e) Bowling - horseshoes, f ) Landscaping In no way shall Ault limit their recreation needs to the above. However, the above are considered to be the most important to Ault ' s short-term recreation needs. In order to allow adequate area for future park development , Stage One of the Ault-Area Future Land Use 120 Map designates approximately 57 acres of future park area. Below is a brief description of each future park area proposed on the Ault-Area Future Land Use Map. FUTURE PARK AREAS - STAGE ONE Approximate Function General Location Size (Acres) and Design 1. South of Highway 14, 3 . 5 This park is the only future East of U.S. 85 within park which is proposed within the existing corporate Ault ' s existing town limits . limits of Ault. Because Hwy. 14 and U.S. 85 intersect the town of Ault , it is important to establish a useable park area for exist- ing and future Ault residents living in this area. This park area would later (Stage Two) be developed into a 7 acre park offering both pas- sive and active areas. As proposed, the 3. 5 acre park would be used by neighborhood residents and designed accord- ing to their neighborhood interests. This park would be centrally located to serve area residents and would pro- vide a focal point for the pro- posed residential land use in the area. 2 . North of Hwy. 14, East 13 This park area is intended to of U. S. 85 surrounding serve several functions : 1 ) the Ault Cemetary. There is an existing cemetary consisting of approximately 2 acres. The proposed park would provide additional cemetary space, as well as preserve the overall integrity and maintenance of the cemetary area. 2) The proposed park would provide needed buffer between proposed industrial to 121 Location (con' t ) Size Function 2 . North of Hwy. 14, East the west and the residential of U. S . 85 surrounding land uses to the south-east . the Ault Cemetary. 3) The proposed park would provide adequate area for such facilities as tennis, basketball , baseball, and other recreational activities. The park would be designed to accomdate all residents liv- ing east of U.S. 85, in order to avoid the potential danger of children crossing major arterials, railroads, and two highways in order to reach one of Ault ' s parks located to the west of U.S 85. Future expansion of this park is proposed in Stage Two. Approximately 9 acres would be added in Stage Two in order to allow for additional passive and active areas, as well as for additional cemetary space requirements. 3. Immediately west of Ault 20 This park is designed to Highland High School ex- serve as a park/public tending south from Hwy. 14 school combination allow- ing for the use of school facilities while taking advantage of the adjacent proposed park area. As discussed earlier Ault wishes to combine park and school facilities, when appropriate, to increase the availability of pro- grams as well as to increase the overall utility of the school and park. This park would serve as the central activity area, providing as many court , and ball games as possible . Organized recreation would be encour- aged especially in the summer months when school classroom space might be available for arts and crafts, while coordinating 122 Location Size Function 3. Immediately west of Ault outdoor activities like Highland High School ex- golf , archery, baseball, tending south from Hwy. 14 etc . in the adjoining park (con ' t ) area. 4. North of Hwy. 14, 20. 5 This park area is proposed west of U. S. 85 in and around primarily one half mile residential land use. The primary intent of this park would be to provide the greatest variety of both passive and active park facilities as possible. Because of the parks location the greatest number of Ault residents (existing and future) would be able to visit the park on foot , bi- cycle, or by car. This park would then serve as Ault ' s central community park. Both passive and active area would be proposed in order to serve the surrounding area, and the community as a whole. It should also be noted that this park would be designed to expand to a total park area of 60 acres. As such, approximately 39. 5 acres would be gradually developed as development occured, or as proposed in Stage Two of the AGMP. It will be an Ault policy to actively develop a community-wide park system which provides park and recreational facilities and services which Ault residents most desire. To the best of Ault ' s ability, Ault will seek federal and state aid to offset the local costs of park acquistion and development. In addition, Ault officials 123 accept that park and recreation development does take considerable time, and a committment of available funds. To insure adequate park funds, each developer shall conform as a matter of town policy to Ault 's Subdivision Regulations which requires the dedication and/or reservation of park and open space areas. Finally, Ault believes the size, location, and functional description of each park proposed for future acquistion and development best suites the needs of Ault residents. Tied to Ault ' s recreation policies is the concern for the future use and function of flood hazard areas. As discussed earlier, the inherent danger of developing certain land uses in a flood hazard area because of possible loss of life and property cannot be ignored. Ault shall discourage all new development from locating in any stream, ditch, drainage channel, or designated flood area. It will be an additional town policy that drainage areas be left in a natural state so as not to impair their natural function ; and to reduce damages which may be caused by floodwaters. The Ault Town Board and Planning Commission will closely follow Federal Insurance Administration guidelines in determining safe and flood-proof areas for development . This is not to suggest, that open space areas, or other uses such as heavy industrial land uses may not be appropriate in such areas, however, in all cases, careful review will be given. Specifically, where development is proposed in or near a flood or drainage area, the developer shall comply with all town zoning and subdivision regulations pertaining to flood and drainage areas. 124 While the Ault-Area Future Land Use Map does not designate an "open space/green-belt" area or trail, developers are encouraged to utilize run-off or drainage channels as potential open space ' areas. Under specific site conditions drainage areas which are properly designed and maintained could be useable as an open space area. To this extent , Ault supports the innovative use of any water-way which can be used by Ault residents without causing adverse flood or drainage problems. Finally, Ault officials wish to state specific policies relating to how they can better serve its residents through town administra- tion, program development , and increased communication with Ault residents. First , Ault town officials shall develop a strong Chamber of Commerce and Economic Development Committee which would actively promote the town of Ault , and seek industrial and other projects which Ault most desires. Ault recognizes the fact that it must pro- mote all it has to offer to prospective residents, commerce, indus- try, and tourists. The Ault town officials will establish the neces- sary programs, and projects which are essential to the towns future. As such, the Chamber of Commerce will be one of the first steps. Other related policies which town officials will actively pursue will be the establishment of a youth/senior citizen program. Close to 28% of Ault ' s current population is 51 years or older. Many of these citizens have lived in Ault for over twenty years. Pride in Ault can only be attributed to the Ault senior citizens who for so many years built and directed Ault ' s future. The Ault town officials 125 strongly encourage not only housing, but a full range of meaning- ful , enjoyable activities through which Ault ' s senior citizens can fully participate. To the same extent, consideration shall be given to youth in Ault. Close to 25% of Ault ' s population is between the ages of 11 and 20 years . This segment of Ault ' s popu- lation must also be provided facilities and activities which satisfy their needs. Ault will actively encourage through its Chamber of Commerce the need for more health organizations and facilities in Ault. Health services should be made more available in Ault especially as growth occurs, and specifically, energency medical care. In the same light , Ault shall support its police and fire protection members to any extent feasible. Specifically, Ault will encourage police and fire programs which try to educate the Ault community in aspects of preventing crime, and fire hazards. Generally, Ault shall assure all town personnel of a pleasant working environment with adequate com- pensation and fringe benefits. To this extent, Ault will carefully assess the need to hire an Ault Town Administrator who would be responsible for all administrative and operational aspects of Ault Government. Specifically, the Ault Town Administrator would be responsible for public works coordination, preliminary budget , pur- chasing, personnel, billing, land use planning, and seeking poten- tial grants and loans. Essentially, the Ault Town Administrator would actively organize and manage the affairs of Ault under the direction and approval of the Ault officials. 126 The last town policy Ault officials will initiate for the better- ment of Ault residents is a five year capital improvements plan. The Ault officials believe a five year plan would clearly specify ' future public utility, facility, and service needs of Ault. It is felt a five year plan would better enable town officials to plan and coordinate acquistion, construction, renovation, or other mea- sures required to meet the anticipated needs of Ault residents. Ault officials shall use the AGMP as the basis for developing a five year capital improvements plan and will be especially con- cerned with satisfying the documented needs of its residents. 127 future thoroughfare plan Thoroughfare System The Ault Thoroughfare system is designed to circulate people and goods efficiently, safely, and according to existing and future land use patterns in the Ault area. In this regard, Ault ' s Thoroughfare Map designates arterials, collectors, and areas for local streets. (Please refer to the Ault Thorough- fare Map, Figure 29) Arterials are intended to move large volumes of vehicles such as automobiles, trucks, and buses. Arterials are typically used for longer trips, and to carry traffic to an expressway or freeway. Generally, arterials are intended for traffic of 40-55 mph with channelized intersections. Collectors are intended to carry traffic from local residential streets to arterials or freeways. The collector street should also serve commercial vehicles, particularly delivery trucks serving residential and commercial areas. Most collectors are designed to carry traffic at 30-45 mph. Local streets should provide access to property abutting the public right-of-way. Local streets should be designed to discourage through traffic, and most commercial traffic. Usually, local streets allow traffic to travel at a maximum speed of 30 mph. The existing circulation system for Ault is largely controlled by traffic flows on U.S . 85 and Highway 14 . Both highways carry large volumes of automobile and commercial truck traffic. For 129 instance, the average daily trips (ADT) south of Ault is roughly 5, 200 vehicles. North of Ault on U.S . 85 the ADT is approximately 3 ,250 vehicles. Highway 14 to the west of Ault generates around 2, 200 ADT, and approximately 1 , 950 ADT to the east of Ault . In effect, the ADT estimates for the Ault area clearly indicate that most traffic flows north and south on U.S. 85. Highway 14 carries comparatively less traffic than U.S. 85, but is still a major source of traffic flow. Highway 14 extends through Ault ' s commercially zoned land use and is controlled c v` 3250 ADT AULT Highway 14 L2200 ADT 1950 ADT 5200 ADT 130 by signalization at the intersection of First Avenue. and First Street (Highway 14) . This signal is intended to control through traffic from Highway 14 and U.S. 85 and provide safe crossing for students who must cross Highway 14 . In addition, this signal helps to control heavy school bus traffic which occurs from 2 : 00 to 4 : 30 p.m. The second signal within Ault is at the intersection of U.S. 85 and Highway 14. The primary in- tent of this signal is to regulate the flow of traffic into and out of Ault on either U.S . 85 or Highway 14. Generally, the local street and circulation pattern works well in Ault . Ault does have enough diversity in its residential block lengths to discourage the use of local streets to be used as collectors. Usually, a long street tends to increase traffic volumes, while short streets tend to create too many intersections which need traffic control in order to avoid accidents. In this regard, Ault has a good mix of long and short block lengths creating good access and circulation for its residential areas. In addition, most of Ault ' s local streets are improved and have adequate traffic control signs. There is one significant problem associated with Ault ' s overall existing thoroughfare system. While Highway 14 and U. S. 85 provide high volume (ADT) and relatively fast moving traffic into and out of Ault , there are no collector streets to reduce direct access of locals onto arterials. Essentially, Ault has 131 7\- 0-... } i i t . i i '-'7" , , . 1----••,.,1 , . , i } r , ., i _.. i • i f t I 1 I i 1 I F r 01-k) r-- T t\oFt,...)06t_t -pr, tivifri:--> _. . . i 1 t till a system of local streets combined with U.S. 85 and Highway 14. All of Ault ' s local streets feed directly onto either U.S. 85 or Highway 14. In the future, as development occurs it will be important to consider the designation of collectors in order to carry traffic from local residential streets to arterials of freeways. In discussing Ault' s Future Thoroughfare system, the town identified the following goals and objectives. It should be noted that the following were considered only after Ault had designated its Future Land Use Map. Goal To provide a balanced thoroughfare system which will best serve the town ' s existing and future travel demands with maximum efficiency, comfort, safety, economy, and flexibility. To fully utilize U.S . 85 and Highway 14 in order to provide ade- quate access, egress, and general traffic circulation to all future land uses. Objectives 1 . Maintain and continue to limit the use of local streets to serve only residential properties. 2. Assure future Ault residents of adequate access, egress, and coordinated traffic circulation on promoting the use and designation of arterials and collectors as shown on the Ault Thoroughfare Map, Figure 29. 133 3. Continue to assess the estimated ADT' s on U.S. 85 and Highway 14 in order to modify, if necessary, street designations so that traffic congestion does not occur as Ault develops. 4. Assure adequate traffic-sign control measures as shown on the Future Thoroughfare Map until traffic volumn increases to the extent that signalization is required to properly regulate the flow of traffic. In pursuit of the above goals and objectives, the Ault Town Board and Planning Commission designated future arterials, collectors, and points of controlled intersections in the Ault planning area. First , Ault has designated County Roads 80 and 84 as the primary east-west arterials. County Road 84, located approximately one-half mile north of Ault , will connect the flow of traffic to U.S . 85, and will provide secondary or indirect access to Highway 14. The second major east-west arterial is County Road 80. Though much of County Road 80 is unimproved, Ault feels the extension of Road 80 will provide excellent access to U.S. 85 in addition to serving the heavy traffic needs of the proposed industrial land uses located south of Ault . Essentially, County Roads 84 and 80 are intended to carry large volumes of traffic to U. S. 85 without disturbing the general circulation pattern of slower moving traffic located within Ault . Clearly, Highway 14 is the primary-arterial link running east-west. However, over time future development in the 134 Ault central business district will increase both in-coming and out-going traffic, placing a heavy burden on Highway 14 to meet the travel demands of both the region and of Ault . Ault ' s major north-south arterials are County Roads 33, 35, and 37. All designated north-south arterials are intended to connect with Highway 14 providing optimal circulation for Ault ' s outlying planning area. For example, County Road 35 will serve as one of Ault ' s central arterial roads by accomplishing the following : 1) To allow traffic west of U.S. 85 on Highway 14 alternate access to high traffic use areas like the future school site, and industrial land use area. 2) County Road 35 will also provide secondary access to the Ault CBD from the south and will effectively limit congestion of Highway 14. Ault believes that secondary access to its school, CBD, and industry should be provided in order to avoid over use of High- way 14 and U.S . 85. It is important to remember that U.S. 85 and Highway 14 are expressways linking several cities. The use of U.S. 85 and Highway 14 as collectors shall be prohibited. Rather, Ault will provide alternate points of access and egress off U.S. 85 and Highway 14 to designated arterials which allow adequate overall circulation and access to all land use areas in Ault . In discussing Ault ' s designated collector roads the following should be kept in mind: all collectors are approximate design- ating general locations, and intersections with proposed arter- 135 ials. It is also important to note that Ault has designated collector streets according to potential traffic loads which may be generated from the future land use areas. For example, because the Ault-Area Future Land Use Map, Figure 28, designates commercial (highway) to the south of Ault parallel to U. S. 85 the Ault Thoroughfare Map has designated a collector roadway in this proposed commercial area to better serve the vehicular needs of the area. More specifically, Ault proposed the col- lector frontage road parallel to U.S. 85 for the following rea- sons: 1) Access to highway commercial should be controlled. Direct access from U.S . 85 to the proposed commercial would not be safe in terms of allowing open access along U.S . 85; 2) Access from U.S . 85 west on County Road 80 provides better access in terms of providing one direct , and controlled point of access without congesting the high-speed flow of traffic on U.S. 85; 3) In order to provide direct access to the proposed commer- cial Ault designated a collector-frontage road which will not impair the flow of traffic on U.S. 85, and which will allow con- venient access to the commercial area for both shopping and delivery - service traffic. In all cases where a collector road has been designated, consider- ation was given to the general land use in the area, and the potential of the designated collector to efficiently and safely connect with an arterial. Similarly, all controlled intersections 136 designated on the Ault Thoroughfare Map were determined according to proposed and existing land uses, available information on Ault ' s circulation pattern and volumn of traffic, and according to local and regional thoroughfare goals and objectives. Related to Ault ' s thoroughfare plan is the firm committment on the part of the Ault Town Board to ensure that all developments be in compliance with applicable street regulations and standards as provided for in Ault ' s Subdivision Ordinance. Ault shall also reserve the right to refuse utility service until all required improvements have been completed to the satisfaction of the Plan- ning Commission and Town Board. Also, in all new developments, the developer shall be responsible for proper engineering design and construction of all street systems in a new development. 137 Administration - Implementation The actual implementation of the AGMP is not tied to any one specific action . Rather, the implementation of the AGMP should be viewed as a process. The process of implementation involves several factors; the first factor is Ault ' s Land Use Control Regulations. Ault ' s existing Zoning and Subdivision Regulations must be revised in order to compliment and further support the AGMP. Ault should tailor their land use control regulations so that zoning regulations are compatible with the future land use designations. Additionally, Ault Subdivision and Annexation Regulations should specify actual site requirements in terms of how a project should be developed. As mentioned in the Back- ground Section of the AGMP, Ault zoning, subdivision, annexation, and building regulations are not intended to guide future land use decisions. In summary, one of Ault ' s first implementation steps would be to revise these land control regulations in order to better regulate the development of land. Another step leading to the implementation of the AGMP is the preparation of a five-year capital improvements plan. Such a plan would clearly outline the replacement, maintenance, or upgrading of town facilities. Such facilities would include parks, streets, water and sewers systems, and other public facilities. The five-year capital improvements plan would not only outline needed town facilities , but would help town residents and officials 139 anticipate future public facility expenditures. Related to the future needs of Ault is the need to establish a Chamber of Commerce and Economic Committee in order to pro- mote Ault ' s economic viability. There is an additional need to promote Ault as a desirable place to live and work. A Chamber of Commerce and Economic Committee would provide an excellent opportunity for the town to become more involved and aware of regional activities which indirectly affect the economic welfare of Ault. Ault should participate in regional economic matters not only to increase their overall awareness, but to fully take advantage of their location and economic potential.. As discussed earlier, no one action taken by Ault will necessarily mean the AGMP has been properly implemented. Perhaps the most significant measure to be taken towards the AGMP implementation process is by following the Ault Development Policies. Ault ' s Development Policies state exactly what is required in terms of land use criteria for development . The Ault Development Policies are perhaps the most complete index of what Ault shall expect from a developer, future town officials, and Ault residents. Without question, the Land Development Policies specify Ault ' s future land use needs, opportunities, and constraints. Because Ault ' s Land Development Policies are the central means leading to implementation, it is important to update and review all town policies on an annual basis. The Planning Commission 140 should also update existing data such as utilities, population, estimates, survey information, and all other data which might be outdated over time . This is a critical component of the AGMP primarily because the AGMP reflects certain trends and projections based on past and existing (1977) information. There is no poss- ible way the AGMP can effectively act as an official land use guide unless town officials and residents take the necessary time and effort to review and update the AGMP. Another aspect of the implementation process is the need to make certain neighboring municipalities aware of Ault ' s goals, object- ives, and development policies. This is a critical factor lead- ing to the acceptance and implementation of the AGMP. In effect , the AGMP must be well understood by not only Ault residents and future officials but by other local, regional , state, and federal jurisdictions or agencies. Finally, the implementation of the AGMP will most often involve negotiations and agreements between the town of Ault and a developer . To this extent , Ault will encourage early discussion before the Ault Town. Board and Planning Commission concerning any proposed development . The intent would be to simply identify preliminary concerns, opportunities, and overall compliance with the AGMP. Far too often developers prepare detailed engineering . drawings only to find that the proposed project is located in a flood zone, or is designated on the future land use map for an 141 open space/park area. A very informal meeting between the applicant and the Planning Commission and Town Board will encourage early communication, and will hopefully benefit the town and the applicant in terms of saving both parties time and money. 142 III summary : development policies SUMMARY DEVELOPMENT POLICIES General 1. Ault will encourage planned, innovative and controlled growth. 2. Ault will control growth via the two stages as shown on the Ault-Area Future Land Use Map (Figure 28) 3. Ault will limit development to the area shown as Stage One in Figure 28 until a substantial amount of that area has been developed in compliance with the AGMP. Residential 1. Ault will encourage residential development which is attractive, affordable, energy conscious, innovative, and is located in conformance with the AGMP. 2. Ault will require housing diversity which satisfies financial and spatial needs of senior citizens, young families, single persons, and established single family homeowners. 3 . Ault will encourage a range of housing densities from low density to high density which utilize the latest urban design concepts to make those developments as compatible as possible with other land uses, the environment and the AGMP. 4 . Ault will carefully assess any residential development proposal to assure that every person, regardless of race, creed, religion , sex, color, national origin or income is afforded equal oppor- tunity to reside in Ault . 5. Ault will actively encourage that Ault neighborhoods be pre- served through renovation, rehabilitation and as a last resort demolition of substandard housing units . 6. Ault will establish a Housing Authority in order to meet the housing needs of the residents of Ault and to coordinate, organ- ize and apply for the necessary public or private funding. Commercial 1. Ault will promote increased availability of goods and services in town. 144 Commercial (con ' t ) 2. Ault will promote the revitalization of the existing Downtown before additional commercial development is considered. 3. Ault will support and promote a program for the Downtown which a) identifies and examines existing downtown merchant problems, b) indicates and assesses the availability of possible techni- cal and financial assistance, and c) presents possible alter- natives for making Ault ' s Downtown the only shopping location Ault citizens need to visit. 4. Ault will work with the Ault Business Association and general public for the betterment of Ault . 5. Ault will support the expansion of Downtown to the west of the existing Downtown as shown on the Ault Area Future Land Use Map (Figure 28) . 6. Ault will require that the commercial land use shown along U.S . 85 on Figure 28 be devoted primarily to "highway" commercial uses. 7. Ault will establish a committee composed of members of the Busi- ness Association, Town Board and Planning Commission in order to assure that Ault's Downtown does not lose retail merchants to the highway commercial area. 8. Ault will not favor the mixing of commercial operations which are intended to satisfy the daily needs of Ault within the highway commercial areas designated in Figure 28 of the AGMP. 9. Ault will limit commercial land use to the areas as designated in Stage One on the Ault-Area Future Land Use Map. 10. Ault will support neighborhood commercial centers limited to three acres in size where need is demonstrated in Stage Two but only after Stage One has been implemented. Industrial 1. Ault will actively seek and encourage industrial development in conformance with the AGMP. 2. Ault will thoroughly analyze proposed industrial development to assure that the development is designed to minimize direct and indirect impacts on existing community facilities, utilities, and services as well as on adjacent and surrounding land uses. 145 Industrial (con' t) 3. Ault will encourage industrial proposals which do not deplete nor cause untimely demand for vital town utilities and services. 4 . Ault will promote the development of industrial parks and will encourage the siting of proposed industries in those parks. 5. Ault will encourage industries which are compatible with the surrounding natural environment as well as those industries which utilize energy sources which demonstrate the least environ- mental harm and which promote the conservation of limited resources. Public Facilities, Utilities, and Services 1 . Ault will maintain and expand its public utility, facility and service capabilities in unison with new development . 2. Ault will provide clean, safe drinking water to its residents in the most efficient , economic manner possible. 3. Ault will regularly assess the costs for making taps to the water system and the costs of water and will pass those costs to the developer or resident in tap fees and monthly water fees. 4. Ault will continually assess the need to purchase additional water in order to supply its residents with adequate water. 5. Ault will require that all new taps to the Ault water system provide to the town sufficient water shares to meet the increased demand for treated water. 6. Ault will maintain adequate water storage capabilities in order that peak demands and minimum required fire flows can be met . 7. Ault will establish a water system improvement program. 8 . Ault will review all development proposals in light of the water system improvement program and Ault ' s ability to serve water to the development . 9. Ault will not allow unnecessary extentions of its water dis- tribution system. 10. Ault will encourage drought resistant landscaping in order to decrease water requirements. 146 Public Facilities, Utilities and Services 11 . Ault will give careful consideration of each proposed develop- ments requirements for sewage treatment in order to decrease unnecessary loads on the sewer system. 12 . Ault will require school site reservation as designated in Figure 28. 13. Ault will maintain constant communication with the RE-9 School officials to ensure sufficient land for future school popu- lation requirements. 14. Ault will promote the incorporation of school facilities with public park facilities and will cooperate with the RE-9 School Board to develop those facilities. 15. Ault will acquire land necessary for and develop, (consistent with Ault citizen requirements and Ault ' s financial capability) a) Swimming pool, b) Parks, playgrounds, and playground equip- ment , c) Multi-purpose recreational center d) Tennis and basket- ball courts, e) Bowling and horseshoe and f ) Appropriate land- scaping. 16. Ault will promote the development of park and recreation facil- ities as discussed in the previous section and shown in Figure 28. 17. Ault will require developers to participate in the development of park and recreation facilities as specified in Ault ' s Sub- division Ordinances. 18. Ault will not permit development to occur in any floodway. 19. Ault will require development which chooses to locate in areas subject to flooding (not in the flood way) to be adequately flood proofed. 20. Ault will require that natural drainage areas be left in their , natural state in order that their function not be impaired. 21 . Ault will require developers to retain, onsite, any increased storm water runoff in addition to historic flow from the development area in order to protect surrounding properties. 22. Ault will seek to establish a meaningful and effective Chamber of Commerce and Economic Development Committee in order to best promote the strong, healthy , and economic future in Ault . 23. Ault will promote the establishment of programs designed to 147 Public Facilities, Utilities and Services (con' t ) 23. meet the needs of Ault ' s youth and senior populations. 24. Ault will encourage the expansions of health care and mainten- ance programs in the Town. 25. Ault will promote the establishment of medical/dental facilities which can treat the daily and emergency needs of Town citizens. 26. Ault will promote informational programs designed to reduce the incidence of crime and potential fire hazards. 27. Ault will examine the need to hire a Town Administrator who will be responsible for public works coordination, preliminary bud- get preparation, purchasing, personnel , billing for utilities, land use planning and seeking potential grants and loans to implement the AGMP and desires of the Town. 28. Ault will establish a five year capital improvements program to clearly specify and budget for future public utility, facility, and service needs of Ault. 29. Ault will use the AGMP as the guide for all decision making in order that Ault achieve the documented needs of its citizens . 148 definitions ADT Average Daily Trips (number of vehicles) AGMP Ault Growth Management Plan - Also known as the Ault Future Land Use Plan. Arterial A street designed to carry large amounts of traffic at speeds of 40 to 55 MPH. Land access is discouraged to promote increased mobility. Ault May refer to either Ault officials which are the members of the Board of Trustees and Planning Commission or to the area within the Town' s corporate limits. Capital Improvements Major Town facilities such as parks, streets, water and sewer lines and the Town Hall. Capital Improvements A five year budget based on prior- Program ities designed to provide for replace- ment, maintenance, or upgrading Major Town Facilities. Chamber of Commerce An organization of towns people and business people whose main objective is to promote business in the ,commun- ity. Collector A street designed to carry a medium traffic volume at speeds of 30 to 40 MPH. Land access and mobility are equally weighted. A street whose function is to channel traffic from local streets to arterial streets is a collector . Commercial/Business A committee to be established by the Review Committee Ault Town Board which will review business proposals for the highway commercial area. Membership of the committee will be comprised of repre- sentatives from the Ault Business Association, Ault Town Board and Ault Planning Commission. 150 Community Facilities Improvements owned by the Town such as parks, streets, water and sewer lines and the Town Hall. Also refered to as capital improvements. Developer Person or organization engaged in the process of changing the use of land from agriculture or open to a use which is more intensive such as resi- dential , commercial or industrial . Development The result of a land use change from agricultural or open to residential , commercial , or industrial . Drainage Way The main channel or path of water which collects after heavy rain or snow melt . Dwelling Unit A place designed for residence; may be either a single family house, a mobile home, or a unit in a multi- family complex. A dwelling unit must have a kitchen, bath, and living facilities. Economic Development A group of people or organizations Committee oriented towards attracting increased business, commerce, and industry to an area. Flood Hazard Area An area which stands at least one chance in one hundred of being flooded. This area extends from the center line of a water course to the outer limit of water resulting from a "one hundred year storm. " Floodway The main channel of a• river or stream or the pathway of water resulting from a flood. Future Land Use Land use expected or proposed to occur at some point in the future. Goal The end toward which effort is directed, it is something to be sought , it is general and timeless. 151 Guidelines Policy statements by Ault which, by their nature, serve to provide direction for Town officials, citizens and developers. • Highway Commercial A commercial land use which is dependent upon a highway location for access and visibility. Gener- ally a highway commercial activity serves a regional rather than a local population and is dependent upon the larger population base for support . Household A group of people, related or not related, living in a dwelling unit. Housing Authority An agent of the local government which is empowered to define housing needs, prepare specific plans to meet the needs and implement the plan to meet the housing needs. A Housing Authority may engage in new construction, rehabilitation, leasing, direct assistance payments, management and maintenance activities. A Housing Authority is able to admin- ister a wide variety of programs and to receive funds through numerous state and federal programs. A Housing Authority may issue tax exempt revenue bonds independent of the local bonding capacity and is tax exempt . However, the Housing Authority may agree to make payments in lieu of taxes. Land Access A way of approaching or entering a property. Access is direct from a public right-of-way to the property. Land Development Policy The course of action to be followed which will implement Ault ' s Land Development Objectives. Land Use How the land is used. 152 r` r, Leapfrog Development The development of relatively cheap land on the urban fringe by jumping over the more expensive land located immediately adjacent to existing development . Local A roadway allowing access to abutting land which serves local or neighbor- hood traffic only. Objective An end of action, a point to be reached. It is capable of both attainment and measurement . Object- ives are successive levels of achieve- ment in the movement toward a goal . Open Space Land which does not have buildings or has not been developed and is desire- able for preservation in its natural state of ecological, historical or recreational purposes, or in its cultivated state to preserve agri- cultural, forest or urban greenbelt areas. PUD Planned Unit Development . A form of development usually characterized by a unified site design for a number of housing units, clustering buildings and providing common open space, den- sity increases, and a mix of building types and land uses. It permits the planning of a project and the cal- culation of densities over the entire development, rather than on an individ- ual lot by lot basis. Performance Standards Zoning regulations providing specific criteria limiting the operations of certain industries, land uses, and buildings to acceptable levels of noise, air pollution emissions, odors, vib- ration, dust, dirt , glare, heat , fire hazards, wastes , traffic generation and visual impact. This type of zon- ing may not bar an industry or use by specified type, but admits any use that can meet the particular standards of operation set for admission. 153 Socio-economic survey A survey of households which reveals important , family structure, age, education and income information about the area surveyed. Subdivision The process (and the result) of dividing a parcel of open or raw land into smaller buildable sites, blocks, streets, open space, and public areas, and the designation of the location of utilities and other public improvements. Urban Fringe An area at the edge of an urban area usually made up of mixed agricultural and urban land uses. Urban Renewal A governmental program generally aimed at the renovation of blighted areas through public expenditures for replacing slums with better housing, rehabilitating or conserving sound structures and providing oppor- tunities for new and better commercial , industrial , and public buildings as well as for an improved urban environ- ment. Zoning A police power measure, enacted by local government with special permis- sion from the State Legislature, in which the community is divided into districts or zones within which per- mitted and special uses are established as are regulations governing lot size, building bulk, placement and other development standards. Requirements vary from district to district , but they must be uniform within districts. 154 appendix For : _ Block Date : Interviewer I . POPULATION A. Total Persons B. How Many Families Live in this Dwelling C. Ages of Occupants D. Number attending school Jr. College Trade School Elementary Jr. High High College (1-6 ) (7, 8, 9) (10-12) E. Race White Spanish Negro Indian Orential Other F. Handicapped - Do you have any mentally or physically handicapped in your household? Yes No II . HOUSING A. Ownership Owner Occupant Renter B. Utilities 1 . Heat : Gas Electric Oil Other 2. Plumbing : All None No Toilets No Sink No Bath or Shower No Hot Water 3 . Water : City Well C. Do you feel there is need for the elderly in Ault? Yes No III . EMPLOYMENT (occupation) 1 . Professional-technical 2. Managers , Administrators 3. Sales 4. Clerical 5. Craftsman 6. Operatives, except transport 7. Transport Equipment Operatives 8 . Non-farm Laborers 9. Farmers and farm managers 10. Service Workers 11 . Private household workers 12 . Retired 13. Other 156 B. Income Below $7, 499 Between $7 , 500 - $12,499 Between $12 , 500 - $19, 999 Over $20, 000 C. Location of Employment Iv. RECREATION A. What type of recreational activities would your family most like to see provided by the town of Ault? ( 1) (3) (2) (4) B. Do you think there is a need for new park areas? Yes No GENERAL A. Do you own your own transportation: Yes No B. Total number of vechicles Total number of motor cycles Total number of bicycles C. Would you use some form of public transportation? Yes No If yes , where would you want to go? D . In what town do you shop for the following : Food Clothing Appliances Drugs Hardware E. Where do you most often go for the following : Health Care Evening Entertainment Religion Family Recreation F. Considering land, water and maintenance costs do you think new residential lots should be larger , same size or smaller than yours? 157 VI . GROWTH A. Would you like to see more , the same or less people in Ault? Do you think this issue is very important , important , V I U • unimportant? B. Would you like to see more, the same , or less industry MS_L_ in Ault? C. Would you like to see more , the same or less business/ MS L comercial activity in Ault? Do you think this issue is very important , important V I U or unimportant? D. Should there be more , the same, less police protection MS_L_ in Ault? Do you think this issue is very important , important V I_U or unimportant? E . Should there be more single family housing in Ault? Yes No Do you think this issue is very important , important , V I U_ or unimportant? F. Do you think there should be more , or the same multi- M S family housing in Ault? Do you think this issue is very important , important , V_I_U_ or unimportant? G. Should there be more , the same , less fire protection M S_L in Ault? Do you think this issue is very important , important , V I U_ or unimportant? 158 AULT SURVEY RESULTS, 1976 I . Population A. Total Persons* - 483 (970 actual) B. How many families live in, this dwelling?** 178 families (368 actual) C. Ages of Occupants (See Figure 4) D. Number attending school Elementary School ( 1-6) 54 persons Junior High (7, 8, 9) 35 persons High School ( 10, 11, 12) 34 persons Junior College 2 persons College 12 persons E. Race White 135 households Spanish 31 households F. Handicapped - Do you have any mentally or physically handicapped in your household? Yes 11 households No 145 households *Please note that Ault ' s most accurate population estimate for 1977 is 970 persons. This figure is based on building permits, the number of water bills mailed, and RE-9 School District population figures for Ault . The 483 persons response to the survey represents a response of approximately 50%. **The total number of families living in Ault is estimated at 368 families according to the previously mentioned criteria, however, only 178 families responded to the Ault Survey - roughly 50% of all Ault families. 159 II . Housing A. Ownership Owner Occupant - 132 Renter - 30 B. Utilities 1 . Heat : Gas - 161 Electric - 50 Oil - 3 Other - 1 2. Plumbing: All - 160 None - 0 No toilets - 1 No Sinks - 1 No bath or shower - 1 No hot water - 2 3. Water : City - 161 Well - 5 C. Do you feel there is a need for housing in Ault? Yes 76 households No 43 households III . Employment (by households) Households A. Professional - technical 23 Manager - Administrator 27 Sales 11 Clerical 13 Craftsman 23 Operations, except transport 12 Transport Equipment Operators 12 Non-Farm Laborers 11 Farmers and Farm Managers 3 Service workers 16 Private household workers 4 Retired 41 Other 9 B. Income (households) Below $7, 499 56 Between $7, 500 - $12,499 46 Between $12, 500 - $19, 999 30 Over $20, 000 15 160 C. Location of Employment Households Ault 56 Greeley 31 Fort Collins 12 Eaton 10 Monfort 8 Pierce 3 Windsor 5 Denver 1 IV. Recreation A. What type of recreational activities would your family most like to see provided by the Town of Ault? (See Figure 15) B. Do you think there is a need for new park areas? Yes 69 No 79 V. General A. Do you own your own transportation? Yes 154 No 8 B. Total number of vehicles 288 Total number of motor cycles 22 Total number of bicycles 157 C. If available, would you use some form of public transportation? Yes 62 No 88 If yes, where would you want to go? Greeley 43 Fort Collins 13 Eaton 7 Windsor 4 Other 5 161 D. In what Town do you shop for food, clothing, appli- ances, drugs, and hardware? (See Figure 11) E. Where do you most often go for the following : Health Care Households Greeley 77 Ault 68 Eaton 19 Fort Collins 10 Other 6 Evening Entertainment Greeley 66 Fort Collins 21 Home 18 Ault 16 Other 6 Religion Ault 80 Greeley 25 Eaton 6 Fort Collins 3 F. Considering land, water, and general maintenance costs do you think new residential lots should be: Larger 35 Same Size 99 Smaller 14 VI . Growth Issues The following questions asked the surveyee household whether they would like to see more, the same, or less : People, Indus- try, Business/Commercial , Police Protection, Single Family Housing, Multi-Family Housing, and Fire Protection. The household was then asked how important the issue seemed. Below are the results. 162 1. People Households % Households o More 95 61 . 0 Very Important 52 33. 7 . Same 57 37. 0 Important 85 55. 3 Less 3 2. 0 Unimportant 17 11. 0 2. Industry Households o Households % More 125 81.1 Very Important 71 47.6 Same 27 17. 5 Important 72 48. 3 Less 2 1.4 Unimportant 6 4. 1 3 . Business/Commercial Households % Households % More 135 85.0 Very Important 77 50. 3 Same 23 14.4 Important 73 47. 7 Less 1 . 6 Unimportant 3 2. 0 4. Police Protection Households % Households o More 73 47.4 Very Important 70 47.4 Same 76 49.4 Important 72 48. 6 Less 5 3 .2 Unimportant 6 4. 0 5. More Single Family Housing Households % Households % Yes 122 84.1 Very Important 43 31.3 No 23 15. 9 Important 82 60. 0 Unimportant 12 8. 7 6. Multi-Family Housing Households ro Households %, More 57 40. 0 Very Important 42 29.0 Same 89 60. 0 Important 77 53. 0 Unimportant 26 18. 0 7. Fire Protection Households a Households % More 37 24.5 Very Important 63 43.7 Same 114 75. 5 Important 80 55. 5 Unimportant 1 .8 163 Hello