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City of Greeley 2020 Comprehensive Plan

Executive Summary

Community planning provides residents, business owners andcommunity leaders a means to articulate a shared vision of the

community they hope to enjoy in the future and leave as a legacy tothose who follow. It defines how the city is expected to grow inways that sustain its citizens’ values by providing guidance throughpolicies that will help decision makers move toward this desiredfuture. Such guidance provides a rational basis and clear intent fromwhich to balance complex community development decisions butwithin a flexible framework to adapt to changing conditions whichmay occur over time.

The Comprehensive Plan is the official tool used to express acommunity vision as well as the steps needed to accomplish itsdesired goals. The City of Greeley understands the responsibility andvalue of planning its future. Through its Planning Commission, cit-izen advisors and staff, the City has invested considerable time andeffort to awaken the community to its potential through the creationof a focused vision of desired development over the next twentyyears. The City of Greeley 2020 Comprehensive Plan was formu-lated in several phases: an initial community assessment; definition ofa vision statement and evaluation of growth alternatives; identifica-tion of key community development components; goal developmentand plan implementation. Citizen involvement drove each of thesephases of plan development and will be integral to its execution.

City of Greeley 2020 Comprehensive PlanEXECUTIVE SUMMARY

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The achievement of our past imposesupon us the obligation to do as muchfor those who come after us.

- Mario Cuomo

COMMUNITY ASSESSMENT

Preparation of this Plan began with an assessment of key communi-ty conditions and trends. Data was collected over a broad range ofsubjects to provide a comprehensive reflection of important com-munity activities, strengths and areas of potential concern. The datawas published in The Greeley Community Trends Report in Spring,1999. The trend information was categorized into eight core valueareas relating to economic vitality, housing, education, transporta-tion, land use/zoning, culture and recreation, community health andsocial well-being and environmental quality. Forty-five communityindicators were identified among the trend data for periodic track-ing to ascertain the community’s success in influencing the desiredpattern for community growth. A complete listing of these indica-tors is presented in the Appendix to this plan.

PUBLIC PARTICIPATION

The strength of this Plan rests clearly in the assembly of communi-ty members who served as citizen advisors on the Citizen PlanningAdvisory Committee (CPAC). The CPAC was established at theclose of the trend collection process to analyze the various commu-nity indicators, reflect community issues and priorities and offer rec-ommendations in the development of specific Plan topics. TheCPAC is comprised of over 40 community members representing awide range of interests who were invited to join the PlanningCommission in the evaluation of community priorities and values toformulate the strategy to guide the next phase of community devel-opment.

The CPAC began its meetings in early 1999 and met as a grouponce or twice monthly to review overall community developmentmatters and information. To facilitate discussion on topics of a par-ticular focus, the CPAC members divided themselves among twelvecommittees to concentrate on specific community developmentissues. Those topics included:


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• Community Design • Human Services

• Culture • Land Use

• Economy • Parks and Recreation

• Education • Public Safety

• Environment • Redevelopment

• Growth • Transportation

The committee work involved additional meetings to review spe-cific data and material, articulate goals and propose policies andstrategies to accomplish desired outcomes. Linkages between com-mittee goals were also identified and coordinated. One by one, thecommittees presented their proposed goals and strategies to theentire CPAC for review and deliberation. Through a consensusprocess the individual sections of the Plan have thus been derived.

In total, the CPAC and its committees have worked through 134meetings, representing more than 1,900 hours of citizen involve-ment in the development of this Plan, not counting their additionalcommitment to meeting preparation and research. This representsan incredible value in human resources and contribution of time andexpertise to the development of this Plan.

Once in draft form, the Plan was presented to 25 communitygroups for review and comment. Two open houses offered addi-tional venues for citizen involvement with the proposed plan.Comments from community organizations and from citizen surveyswere reviewed and considered with the final draft which was pre-sented to the Planning Commission during its formal considerationof the Plan. Following a formal hearing, the Commission votedunanimously to recommend adoption of the Plan to City Council.Additional review and amendments to the Plan resulted from com-ments received at the initial public hearings before City Council andduring subsequent work sessions. Ultimately, the City Councilapproved the Plan at its September 12, 2000 meeting. A completeoverview of the public participation process is summarized inExhibit F.


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PLAN DEVELOPMENT

Community growth and the changes it heralds are often accompa-nied with mixed feelings. Generally, the city can benefit fromgrowth if associated impacts can be understood and reasonablyaddressed. Understanding the forces behind growth and establishinga directed plan for its management allows the community to createopportunities for desired changes.

General objectives formulated by CPAC throughout the develop-ment of this Plan include:

• development of a strategic economic development effort toattract and retain higher wage industry to the community;

• concentration on the support and enhancement of communityassets related to design, education, culture, transportation, parksand recreation, and natural resources to improve area quality oflife and economic vitality;

• cost-effective growth management which encourages in-fill, dis-courages sprawl through more compact development patterns,and rewards development which fosters progress toward accom-plishment of Plan goals;

• strengthening neighborhoods through assessment of individualstrengths and needs and the provision of balanced services anduses directed to best serve the needs of area residents;

• ensuring land use compatibility and attention to the balancebetween development and open space;

• assuring the development of a safe and pleasant community;

• seeking “best practices” to achieve the Plan’s goal of a qualitycommunity which will provide a long term and enduring valueto its inhabitants;

• improving the visual appeal of the community; and,

• promoting strong regional partnerships and cooperation inachieving community development goals.


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The greater thing in this world is notso much where we stand as in whatdirection we are going.

- Oliver Wendell Holmes

IMPLEMENTATION & GENERAL RECOMMENDATIONS

Any plan is as effective as its implementation. While theComprehensive Plan is a guidance document, it is of value only ifthe City accepts it as a framework for making decisions, particularlyconcerning land use.

Contained within this document is a set of implementation strate-gies, defined by a topic area and linked to a specific goal, whichdescribes the types of actions necessary to accomplish various objec-tives. To accomplish its purpose, the City must also adopt, amendand rely upon a number of regulatory tools for the implementationof the Plan. The major methods available to implement the Planinclude:

• The Development Code, which provides regulatory ordinances forthe physical development of property within the city;

• Subdivision Regulations, which describe requirements for the cre-ation of individual parcels of land for development and con-struction standards for public utilities, rights-of-way and relatedmatters;

• The Capital Improvements Plan, which provides a five-year budgetof City funds in the development of the public infrastructure;

• The City Budget, which provides the authorization for expendi-ture of all forms of revenue collected by the City for use in pro-viding services, programs and improvements to the community;and,

• The Municipal Code, which provides a comprehensive set of reg-ulations defining all aspects of local law.

Three general recommendations are presented here separatedfrom and in addition to the policies found in the Community VisionSection and which are deemed essential to the successful implemen-tation of this Plan:

1. The Citizen Planning Advisory Committee should be formallyappointed by the City Council as a community review bodywhich joins the Planning Commission in a quarterly review ofthe progress made in implementation of the Plan. Plan imple-mentation should commence immediately with amendment ofthe City’s Development Code. The CPAC’s role should contin-ue indefinitely, but be reconsidered with the next review of theentire Plan, as described below.


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Knowing is not enough; we must apply.Willing is not enough; we must do.

- Goethe

2. To assure continued relevance, the City should initiate a reviewof the entire document at five year intervals, beginning in 2005,to determine whether the Plan requires any additions or updatesto accomplish community development objectives.

3. In addition to the recommended actions contained herein relat-ed to cooperation with other governmental entities, an intergov-ernmental agreement with Weld County Government should beimmediately pursued to secure cooperation in planning anddevelopment of extra-territorial land located in areas within theCity’s Long Range Expected Growth Area and StrategicEmployment Development Corridor to promote growth anddevelopment harmonious to the City’s Comprehensive Plangoals.

Notwithstanding any direction to the contrary in this Plan, it isunderstood that the City Council is vested with the sole responsi-bility and authority to direct City resources in the implementationof this Plan. Implementation strategies as contained herein are pro-vided as recommended measures to implement the goals and poli-cies of this Plan but should not be construed as requirements or lim-itations of the Council relative to any actions it deems necessary toaccomplish the goals or objectives of this document.

To assure consistency between regulatory instruments and thisPlan and to limit impact to development projects already under con-sideration by the City, it is further understood that the following willbe accomplished:

A) Concurrent with the adoption of this Plan, an ordinance shouldbe placed before City Council which immediately amendsthose sections of the Municipal Code, specifically theDevelopment Code and Subdivision Regulations, which indi-cate that consideration of the Comprehensive Plan must beconsidered relative to certain land use proposals and applica-tions. The ordinance should clarify conformance to theComprehensive Plan specific to those sections which directlyreference land use considerations, as listed and summarized inExhibit G.


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Some people think that as soon asyou plant a tree, it must bear fruit.We must allow it to grow a bit.

- Prince Tunku Pura Abdul Rahman

Malaysian political leader

B) If conflicting provisions occur between policies and implemen-tation strategies of the Comprehensive Plan and other City reg-ulatory standards, such as the Development Code, it is expresslyunderstood that the legislative standards carry precedence overthe Comprehensive Plan, which provides guiding principles andrecommendations for community growth and development.

C) Any development proposals which are substantially completeand have been formally submitted to the City for considerationas of the effective date of the adoption of the 2020Comprehensive Plan will have the option of being consideredunder either the 1986 or the 2020 Plan, at the applicant’s election.

D) To the degree that the Comprehensive Plan directs changes indevelopment standards, it is understood that such recommenda-tions are not enforceable directly through the ComprehensivePlan, but become enforceable only when provided for in theMunicipal Code of Ordinances.


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Plan Overview & Administration

This plan is a guide to direct public and private growth anddevelopment decisions through the year 2020. It is both a state-

ment of the community’s vision and a set of strategies to help real-ize the goals and objectives of the Plan. The vision associated withthis Plan represents significant investment with an expected long-term benefit to the community.

The Plan does not imagine a static set of conditions from whichto assume its future but, rather, assumes change will be constant andthe Plan, then, is a mechanism to manage and channel those changesto create the desired future quality of life.

PURPOSE OF THE PLAN

Successful communities are those which have charted a course fortheir development and are shaped with vigilance to their desiredobjectives.

Legal authority to plan is found in Colorado Revised Statutes(CRS 29-20-102) which state “. . . in order to provide for plannedand orderly development within Colorado and a balancing of basichuman needs of a changing population with legitimate environ-mental concerns, the policy of this state is to clarify and providebroad authority to local governments to plan for and regulate theuse of land within their respective jurisdictions.” Seven generalpowers are granted to local governments to plan for and regulatethe use of land. Those powers allow local government to:

• regulate development and activities in hazardous areas;

• protect lands from activities which would cause immediate orforeseeable material danger to significant wildlife habitat andwould endanger a wildlife species;

• preserve areas of historical and archaeological importance;

• regulate the location of activities and developments which mayresult in significant change in population density;

• provide for phased development of services and facilities;

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• regulate the use of land on the basis of the impact thereof onthe community or surrounding areas; and,

• otherwise plan for and regulate the use of land so as to provideplanned and orderly use of land and protection of the environ-ment in a manner consistent with constitutional rights (CRS 29-20-104).

Further described in state statutes, a community master plan “shallbe made with the general purpose of guiding and accomplishing acoordinated, adjusted and harmonious development of the munici-pality and its environs which will, in accordance with present andfuture needs, best promote health, safety, morals, order, convenience,prosperity, and general welfare, as well as efficiency and economy inthe process of development, including among other things, adequateprovision for light and air, the promotion of healthful and conve-nient distribution of population, the promotion of good civic designand arrangement, wise conservation, and the adequate provision ofpublic utilities and other public requirements” (CRS 1973 31-23-207, revised 1977).

Finally, once adopted, state statutes note that “no street, square,park or other public way, ground or open space, public building orstructure, or publicly owned public utility” may be built withoutreview and approval by the Planning Commission (CRS 31-23-209).

Concerning planning activities, the Greeley City Charter notesthat “Consistent with all federal and state law with respect to landuse and development and in conformance with all applicable articlesin its Charter, the City Council shall:

a. Designate a city department or other agency to carry out theplanning, zoning and housing functions as set forth in ordinances;

b. Maintain a planning commission of seven (7) members appoint-ed to terms of five (5) years to advise the City Council on landuse planning and to make decisions on land use matters as theymay be set forth by ordinance.

c. Adopt a comprehensive plan as a guide to land use and development.

d. Adopt all development codes.


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e. Establish a process for handling variance applications and appealsof land use decisions or actions.” (Article XIX, Section 19-1).

The geographic area subject to the policies and guidance of theGreeley Comprehensive Plan includes:

• jurisdictional limits including municipal boundaries, three-milearea of influence, and other jurisdictional boundaries; and,

• expected growth patterns due to requests for annexation, avail-ability of land for development or conservation, and other nat-ural influences; and,

• adopted policies by the City of Greeley for long-range develop-ment.

HOW TO USE THE PLAN

As noted in the Executive Summary, the first step in the develop-ment of this Plan involved the collection of data relative to a broadrange of community conditions. The majority of the data collect-ed was “best available.” In some cases it was necessary to useBureau of Census information, although it was nearly ten yearsold. Other data was only available for Weld County as a whole,rather than specific to the City of Greeley.

The collected data became a community “baseline” from whichto compare achievements and conditions against other communi-ties, state averages and even national standards. This information,then, provided a starting point from which to explore communitystrengths to promote and/or areas for which change is desired.The information was considered within the twelve subject areas ofthe Plan and a series of goals and community indicators weredeveloped to direct future outcomes.

In the following chapters the twelve subject areas contain a gen-eral overview statement, followed by a profile of demographictrend information, and then specific goals, policies and action stepsor strategies to achieve the desired vision. The comprehensivenature of the document requires coordination between issues ofoverlapping interest among subject areas. As such, there are manyreferences at the end of policy and action statements which referto other policies in the plan. The abbreviated form for the varioussections follows:


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CD Community Design HS Human Services

CU Culture LU Land Use

EC Economy PR Parks & Recreation

ED Education PS Public Safety

EN Environment RE Redevelopment

GR Growth TR Transportation

Implementation Plans for each subject area are found in theappendix to this document as is a glossary of common terms. Inaddition, a full listing of various approved community master planswhich are being re-adopted and incorporated by reference may alsobe found there.

AMENDMENTS TO THE PLAN

As noted in the implementation discussion, the credibility and suc-cess of the Plan is as good as the City’s reliance upon it as a decision-making framework. However, it is also recognized that changingconditions may necessitate amendments to the Plan to continue itsrelevance as a planning tool and to adapt to evolving communityneeds.

Amendments to the Plan should be considered, but not limited to,any of the following conditions:

• changing circumstances in a general area or the community atlarge prevent the successful implementation of a Plan strategy orpolicy;

• new areas of community growth, otherwise consistent with thegoals of the Plan, are proposed outside of identified map desig-nated areas;

• implementation of Plan strategies has significantly altered theability of another policy or action to be realized;


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• additional study has resulted in a modification to policies con-tained within other master plans adopted by reference in thisPlan;

• the amendment is in accordance with expected changes, such asthe establishment of the five-year Mid-Range Expected ServiceArea; and/or,

• strict adherence to the Plan would result in a situation notintended nor in keeping with other key elements and policies ofthe Plan.

Before allowing a development or action which is in conflict withor would represent an addition to the adopted Comprehensive Plan,such as with the adoption of a sub-area or neighborhood plan, thefollowing steps should occur:

1) Public notice is provided of the proposed amendment;

2) The Planning Commission shall conduct a public hearing onthe proposed amendment and provide a recommendation toCity Council; and,

3) City Council shall also conduct a public hearing on the pro-posed amendment and, considering the recommendation of thePlanning Commission and the public testimony provided, takeaction on the suggested amendment to the ComprehensivePlan.

As noted in the Executive Summary recommendations, review ofthe Implementation Strategies of the Plan should occur with areview of the Plan at five-year intervals.


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VISION STATEMENT

Greeley promotes a healthy, diverse economy and highquality of life responsive to all its residents and

neighborhoods, thoughtfully managing its human andnatural resources in a manner that creates and sustains a

safe, unique, vibrant and rewarding community in which to live and work.

City of Greeley 2020 Comprehensive Plan

Community Design

Nowhere is a community’s self-concept, values, quality of life,and culture more clearly evidenced than in its design. The

perception of a community is formed by the way buildings are situ-ated and arranged, their design and compatibility with adjacent landuses, the use of landscaping, signage, public art, and neighborhoodand community focal points. Most often, the image of a communi-ty is initially formed by the traveling public along its major roadwayswhich typically comprise the single largest use of land in a city.

Upon exiting her relocated farmhouse, an astonished Dorothy ofOz related to her dog,Toto, that “Something tells me we’re not inKansas anymore.” In recent years, more communities are searchingto identify and strengthen their individual sense of place, the fea-tures which distinguish them from all others. While acceptable froma purely market viewpoint, franchise architecture competes heavilyin areas where community identity elements and standards are weak,helping to create commercial strips which could be “AnywhereU.S.A.”

A strong development foundation formed by attractive and func-tional design standards of local importance will raise a city fromgeneric design to a special city with unique style, values, and prior-ities, which conveys the feeling that “There’s no place like home.”

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KEY TRENDS

A series of key trends related to community design in Greeley havebeen identified and are listed below.

• There is an increasing emphasis being placed on communitydesign and Greeley must establish a high level of design stan-dards in order to establish its own unique sense of place and becompetitive with other communities in the region.

• More communities are using appearance standards and designguidelines with the intent of facilitating a high level of designquality.

• Current street design standards, particularly for major collectorand arterial streets, result in streets that are uninteresting andwhich may be wider than necessary. Wide streets tend toencourage vehicular travel at higher speeds than posted, creat-ing public safety concerns.


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“It’s expensive to be mediocre,”says the man who wanted a better life for all.

- J. Irwin Miller


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PROFILE

The design of a community is critical to successfully blending ele-ments of the built environment - buildings, structures and streets -with the natural environment. Communities that have successfullyincorporated design into their zoning codes and regulations have, asa result, a much more attractive and appealing appearance that is uni-fied, efficient and aesthetically pleasing. Good design does not haveto be costly. Minor changes in building design, placement, or mate-rials can often have a significant positive effect on the finishedappearance of a development. The use of compatible design andmaterials among all buildings within a development gives theappearance that the development was “designed,” rather than “justhappened.” As communities continue to grow and take on morecorporate architecture from the many retail and restaurant chains inthe United States, individual identity becomes lost, as one commu-nity begins to look like another. A unique “sense of place” is impor-tant to distinguish and emphasize “one of a kind” community fea-tures. Community design plays an important role in achieving this“sense of place.”

COMMUNITY IMAGE AND DESIGN

Community design was minimally addressed in the City’s previousComprehensive Plan. However, as the community has grown, it hasbecome very apparent that design is a key factor in communityimage and how the community is perceived both by its own citizensand those living outside of Greeley. Visitors to the community seethe outward appearance as a representation of what the communityis all about and what its citizens deem important. Large expanses ofasphalt, vacant store fronts and garish signs and building colors con-vey a very different image than do well-landscaped streets and park-ing lots, buildings that are designed to be compatible with their sur-roundings and a downtown that has a sense of vitality.


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In the city, time becomes visible.

- Lewis Mumford

sense of place - the characteristics ofa location that make it readily recognizable as being unique and different from its surroundings.

comprehensive plan - a long-rangeplan intended to guide the growthand development of a community orregion.

Issues related to design have often been controversial in the com-munity, yet it is becoming even more apparent that design and imagehave impacts other than just visual impacts. Many businesses nowfocus on community image and appearance as a significant factor intheir decision of whether or not to locate in a particular communi-ty. Good design is an important investment in the community. Infact, property values may increase as a result of improved design.Most major restaurant and retail corporations have several versionsof prototype buildings that they are willing to construct. However,if a community does not request or require buildings with a higherdesign level, the basic version will be used. Comparing corporatearchitecture in Greeley with that found in other area communitiesshows this to be true. All too often, new development is not“designed” - it is “engineered,” resulting in a cookie-cutter appear-ance that is monotonous and uninteresting.

In many communities throughout the United States, a greateremphasis is being placed on design because citizens want to live in acommunity that has its own unique character and sense of place.The older neighborhoods of American cities were thoughtfullydesigned, with attention given to planning the community ratherthan just planning a single development. A grid, tree-lined system ofstreets was used and then buildings were designed to fit within thissystem. Neighborhoods were designed and constructed to connectwith one another and communities had a more compact, moredense form. The approach in recent decades has been to designindependent developments rather than neighborhoods and to isolateeach development from the next by using cul-de-sacs rather thanthrough streets. Larger lot development has led to cities that have asprawling, low density form which means longer drives, and greaterreliance on the automobile since it is difficult to support mass tran-sit with lower density.

One factor that can contribute to community identity is to main-tain a physical and visual separation between communities so thatthere is a sense of “arrival” in a community. The NorthernColorado Community Separator Study, completed in 1998, recom-mends maintaining separation between communities through openspace and special design techniques. Open space can be retained bymaintaining existing crop lands, by preserving environmentally sen-sitive areas, or through the use of design standards that would regu-late the location, nature and density or intensity of development in


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And the first lesson we have to learn isthat a city exists, not for the constantpassage of motor cars, but for the careand culture of men.

- Lewis Mumford

Northern Colorado CommunitySeparator Study - a study to identi-fy locations and methods for main-taining physical and/or visual separa-tion between communities inNorthern Colorado, completed in1998.

key separator areas. For Greeley, key buffers to maintain include thatfrom Windsor, to the west and northwest, and Johnstown andMilliken to the south and southwest. Much of the area betweenthese communities is now in crop land and a wide expanse of openspace is apparent. However, with increasing development pressurealong the U.S. Highway 34 corridor, the availability of this openspace and separation area is becoming questionable.

Other design-related programs, such as the One Percent for Artand Sculpture on Loan programs, are good starting points for raisingthe level of awareness about the importance of good design for thefuture appearance of the community. As Greeley shows a greaterappreciation for and establishes a higher level of design, all citizensof Greeley will be rewarded with a community that is attractive andbecomes a place that others point to as special.

APPEARANCE STANDARDS

Many communities that are concerned about appearance and designhave adopted standards and guidelines to ensure that a higher quali-ty of design is achieved. The concept of design review was originallyused in historic areas and districts as a way to maintain character andcompatibility with older, significant structures. As early as the1940’s, communities have been regulating design in newly develop-ing areas, but generally tend to exempt single-family dwellings fromdesign standards. Design review may involve broad topics such assite design, landscaping and building orientation or may be as spe-cific as addressing building color and materials. The administrationof design regulations may be done by community planning or urbandesign staff, or by a citizen board or commission that is appointed.Expertise in design-related fields is necessary and is typically foundin those citizens with backgrounds in architecture, urban planning,landscape architecture and civil engineering. Design review cannotalways ensure good design, but it can be used to encourage creativ-ity and increase the level of awareness about the importance of gooddesign.


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compatibility - having harmony indesign, appearance, use and/or functionof the characteristics of a building orstructure, a neighborhood, or an area.

design review - a process for review-ing development proposals within aNeighborhood Development District.

The City’s Development Code, adopted in 1998, does have somedesign standards to address infill areas and for some land uses that areconsidered to have greater impacts, such as auto-related and largecommercial (“big box”) uses. However, a higher level of design stan-dards and a greater emphasis on compatibility may be needed toaddress more land uses and extend the concept of compatibilitybeyond the older parts of the community.

ROADWAY AND PUBLIC INFRASTRUCTURE DESIGN

Many communities throughout the United States are interested in areturn to traditional community design. This type of design is basedon a tree-lined grid street system such as Greeley has in and aroundthe downtown which was part of the original Union Colony settle-ment. This resurgence in traditional design and development hasbeen driven by several factors. A grid street system provides a senseof connectivity between parts of the community and means thatthere is a shorter distance to drive, bicycle or walk from one area oftown to another. Tree-lined streets provide a much more attractivearea to journey through, since the trees provide shade in the summerand allow for the sun to come through during the winter. The treelawn adjacent to the street provides a sense of separation and safetyfor pedestrians on the sidewalk and in winter, the tree lawn can beused for the storage of snow. The traditional boulevard concept ofplacing trees in a median in the center of the street can be used tohelp channel traffic into certain locations for turning, can serve toslow traffic down and provides a much more enjoyable driving expe-rience.

Greeley’s current street design standards result in wider streetsthan may be necessary and do not generally incorporate landscapingin the design. Wider streets tend to encourage higher speeds, whichmay then result in a higher number of traffic accidents. While streetsmust be designed to adequately accommodate emergency serviceequipment, there is the potential to consider a narrow street widththat still accommodates such equipment and can help reduce speeds.Traffic calming techniques can also be used to slow traffic and mayinclude speed bumps and humps, narrowing street widths and theuse of chicanes, which are off-sets in the street or road alignment.


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The automobile needs accommoda-tion. But so do people’s otherneeds. At present the form of thecity reflects only one, and excludesthe other.

- Serge Chermayeff &

Christopher Alexander

infill - a lot or grouping of lots ortracts of land with the majority oftheir perimeter boundary adjacent toexisting development.

big box - a retail or commercial useor combination of retail or commercial uses in a structure thatexceeds forth thousand (40,000)square feet of gross floor area.


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The City’s Development Code encourages the use of boulevards andtree lawn plantings as alternatives for local streets, but these conceptshave not been applied to collector or arterial streets.

The Greeley Entryway Master Plan, adopted in 1994, establishedstandards for the design and treatment of major roadway entries tothe city. These key entries are the U.S. Highway 34/S.R. 257 inter-change, U.S. Highway 85 and West 10th Street. The Entryway Planaddresses such things as landscaping, setbacks and signage. In addi-tion to street and roadway design, there are several other design ele-ments that are important to the appearance of a street. These ele-ments include benches, trash receptacles, signage and bus shelterswhich enhance the appearance of streets and roadways and encour-age pedestrian use.

A doctor can bury his mistakes, but anarchitect can only advise his client toplant vines.

- Frank Lloyd Wright


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GOAL

In order to provide a well-designed communitywhich attracts and retains progressive developmentand which is dynamic, interesting, and visuallypleasing, community design standards should beemployed to reflect local values in the built environ-ment, provide a deliberate scheme or structure tothe community, and honor prevalent and historicarchitecture while fostering creativity in achievingdesign excellence.

POLICIES & STRATEGIES

CD1 Community Image and Design

In order to achieve a reputation as a quality community,increase property values and improve the community livability and appeal, measures should be taken to achieve acompact urban form that uses land efficiently, is attractive,and complements the natural environment.

CD1.1 Identify and promote the city’s unique assets to reinforceGreeley’s individual “sense of place” in northernColorado.

CD1.2 The City shall formally review and consider the adop-tion of the 1998 Northern Colorado CommunitySeparator Study. In the event the study is adopted, theCity will work with adjacent communities on its imple-mentation to maintain and enhance an open lands bufferthat separates development in Greeley from surroundingjurisdictions and contributes to a distinct communityidentity for the City. (see also policies EN8.3 andLU7.1).

A) develop standards along major community entries,and in particular U.S. Highway 34, which providehigh quality building design, more generous setbacksfrom rights-of-way, attractive site design and compati-ble landscape treatment, considering the nature of thearea, adjacent land uses, and the objectives of this Planrelative to entryway treatment and natural resourcesmanagement (see also policy LU8.7).


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CD1.3 Support the City’s One Percent for Art and Sculpture onLoan programs to enhance the appearance and functionof the City’s infrastructure and public places throughthoughtful and imaginative design, making the builtenvironment more interesting, enjoyable and special (seealso policy CU4.8).

CD1.4 Review and, as necessary and appropriate, revise theCity’s Development Code standards to promote overallmoderate-intensity development (target 6 DU/net acre)which is sensitive to natural features and that will visuallyenhance the community.

A) support the development of complementary mixeduses as a means to increase density, reach transporta-tion and environmental objectives of this Plan, andachieve a vibrant and attractive community design.

B) when considering new land use proposals considerthe cumulative impacts that such development willhave on the existing Neighborhood DevelopmentDistricts and the community as a whole.

CD1.5 Encourage and sponsor programs that promote the beau-tification of neighborhoods and the city.

A) urge and support public/private relationships whichimprove the appearance and function of communityareas, such as with improvement districts, the “SharedConcrete” program, the Neighborhood ImprovementProgram, memorial plantings and similar mechanisms(see also policies EN4.7, LU2.14, and RE3.6).

CD1.6 Review and consider standards to require all new subdi-visions, whether residential, commercial or mixed-useprojects, to offer unique physical elements of area charac-ter and identity, such as distinctive development patternsor architecture; historic or cultural resources; amenitiessuch as views, open space, water courses, or variedtopography; and an area focal point for residents withinthe neighborhood or project area which offers a distinc-tive feature or gathering place for that area. Examples ofsuch features may include, but not be limited to: park


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and open space, public art, neighborhood school, recre-ational feature, unique natural form, or hardscape plazaarea (see also policies CU1.9 and RE1.8).

CD1.7 Reinforce the value and importance of historic aspectsof the community’s development by promoting thepreservation of historic structures (see also policiesCU1.2, EN4.7, RE2.1 and 3.4).

CD1.8 Reinforce the community’s image as a “Tree City” bypromoting the establishment and maintenance of tree-lined streets throughout the community (see also policyEN4.9).

A) consider incentive programs that encourage the plant-ing and replacement of street trees by residents andbusinesses.

CD1.9 Make reasonable efforts to protect existing trees andgroups of trees which carry historical, environmental,horticultural and aesthetic value (see also policies EN4.7and RE3.4).

CD1.10 Promote and recognize design excellence in the commu-nity (see also policy LU2.16).

CD1.11 Promote commercial and industrial areas that are func-tional, well-defined and designed, and which comple-ment adjacent residential neighborhoods and provide apositive visual image of the community.

CD1.12 Encourage the “infill” and redevelopment of the city toachieve a compact, efficient, pedestrian friendly, andattractive community form (see also policies GR3.6,RE1.9 and TR2.10).

A) discourage non-contiguous, scattered, or leapfrogdevelopment except where a compelling communityobjective of this Plan is achieved.

CD1.13 Plan the distribution and design of land uses in such away as to encourage self-contained neighborhoodswhich project a sense of place, and which have a focalpoint as a sense of identification for the area (see alsopolicies CD1.6 and LU2.6).


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incentive - a way to encourage a particular action that is considereddesirable or beneficial.

aesthetic - the perception of artisticelements or elements in the natural orbuilt environment that are pleasing tothe eye.

CD1.14 Require the design of public trail and open space sites ina manner which respects the environmentally sensitivenature of the area.

A) promote the development of the Poudre River TrailCorridor as a key community asset (see also policiesEN1.3 and 8.1F, LU8.6 and PR2.16).

CD1.15 Support and strengthen new or redeveloping residentialneighborhoods, taking into consideration appropriatebuilding scale and compatible character, mixed uses andpublic facilities, including the sensitive design and sizingof rights-of-way.

CD1.16 Promote the character and quality of established residen-tial neighborhoods to ensure they will not be under-mined by spill-over impacts from adjacent commercialuses or by incremental expansion of business activitiesinto residential areas.

CD1.17 Articulate standards for the provision of well-designedopen space in neighborhood areas in order that suchareas function as points for informal gathering (see alsopolicies CU4.2, PS2.1 and 2.8).

CD1.18 Promote community education regarding design stan-dards in order that they may be effectively incorporatedinto a wide variety of projects and that design expecta-tions and outcomes are better understood and accom-plished.

CD2 Appearance Standards

In order for the community to achieve quality design in itsbuilt environment, the City must pursue the developmentof appearance standards throughout the entire community,with special attention to neighborhood design elements.

CD2.1 Explore the development of a community-basedArchitectural Review Advisory Committee whose role isto review development master plans and act as a techni-cal and community resource to City staff and applicants,in evaluating specific project design, as requested.


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A) develop a community inventory that identifies thescope of the City’s needs for appearance improve-ments and prioritizes areas in need of attention; and

B) design and adopt “Appearance Standards” for specificuses, rights-of-way, special districts and other relatedareas (see also policies TR1.2 and 4.8).

CD2.2 Refine the requirement for a perimeter landscape treat-ment plan for all new subdivisions. Review currentstandards and establish specific landscape treatmentthemes along particular roadways.

A) encourage retrofit of perimeter treatments whereverpossible.

CD2.3 Review and revise the Subdivision Regulations andDevelopment Code to create a baseline design standardwhich improves the aesthetic impact of a developmenton public places, roadways, adjacent uses, and natural landforms.

A) require new development to submit a master plan fordevelopment which demonstrates architectural com-patibility; complementary and integrated landscaping;access management and traffic circulation within andthrough the development as well as “interconnectivi-ty” between other sites (see also policies LU2.19 and3.1).

CD2.4 Aggressively manage code enforcement to convey a senseof community pride and promote increased property val-ues through the maintenance of a quality urban environ-ment and streetscape free from unsightly materials suchas trash and refuse, inoperable vehicles, display or storageof materials or vehicles in parkways, landscaped areas orfront yards, weeds, temporary signage or related usesinappropriate for the area (see also policies RE1.5,PS4.3, and LU2.13).

CD2.5 Encourage revitalization and redevelopment of areasshowing signs of decline or disinvestment (see also policyRE3.3).


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CD2.6 Review and, as appropriate, revise site design standards tominimize impact between land uses of different intensi-ties instead of relying solely on the graduation of landuse types to achieve compatibility.

CD2.7 Identify and protect significant public view corridors andsites and establish special design treatments to comple-ment areas such as westbound U.S. Highway 34 (see alsopolicies EN8.1, GR3.9 and LU8.7).

CD2.8 Promote the development of the city as a “walkable”community by designing neighborhoods and commercialareas with easy and safe access by foot to neighborhoodcenters, community facilities, transit stops, and sharedpublic spaces and amenities (see also policies TR1.2 andPS2.13).

CD2.9 The City should lead by example in meeting or exceed-ing all Development Code requirements in the construc-tion of all public facilities including parking lots, publicbuildings, landscaped areas and parks, buffer yards andrelated projects. The accomplishment of this standardmay be realized through planned, phased construction.

A) encourage other public entities to reach communitydesign excellence through compliance with Citydevelopment standards (see also policy ED1.9).

CD2.10 The City should take reasonable steps to ensure that newdevelopment and redevelopment, public and private, isdesigned and constructed in a manner which is sensitiveto social and physical needs such as accessibility; coordi-nated facilities for multi-modal transportation users;functional landscaping and open space; and maintainingproper scale and massing of buildings related to the con-text of a neighborhood.

CD2.11 Promote the development of subdivisions which offer avariety of external building facades and which avoid rep-etitious building design without an off-setting commonfeature or amenity. Discourage the design of subdivi-sions which are tedious in pattern and offer little imagi-nation or variation in lot layout.


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amenity - a natural or built featurethat enhances the aesthetic quality,visual appeal, or makes more attractiveor satisfying a particular property,place, or area.

CD2.12 Encourage the remedy of existing community designproblems through redevelopment incentives and stan-dards.

CD3 Roadway And Public Infrastructure Design

In order for community design to be reflected in a cohesiveand comprehensive manner, a visual evaluation of the City’sstreet system is in order, particularly since roadways com-prise approximately 25% of the total surface area of thecommunity. The ultimate design of the City’s roadway system should reflect the environmental, public safety, andtransportation objectives of this Plan, but in a mannerwhich contributes a strong sense of community aestheticvalues in its built environment.

CD 3.1 Use the adopted Greeley Entryway Master Plan, whichdescribes guidelines and design standards for the treat-ment of major roadway entrances to the city (see alsopolicies PR2.4D and 2.11, and TR4.6).

A) work with adjacent jurisdictions and governmentalentities to cooperate in the effort to create a favorableimpression to those entering Greeley and the generalarea.

CD3.2 Develop community-wide standards for public improve-ments, such as street furniture, traffic mast arms, busbenches and shelters and related infrastructure which isattractive and contributes to the overall communitydesign elements (see also policies PS2.12,TR4.3 and6.4).

CD3.3 Re-evaluate City street standards concerning widths,pedestrian amenities, landscaping, public art and relatedelements to assure that the design of such a significantfeature in the community maintains its safety and effi-ciency and is designed in such a manner as to be a posi-tive visual asset to the community (see also policiesPS2.11 and 2.12, and TR4.7).

CD3.4 Promote the delivery of emergency services througheffective project design (see also policy PS1.9).


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CD3.5 Continue the City standard to require all utility servicelines to be placed underground in accordance with Cityand utility policies. Utilize funds from the designatedutility budget to relocate existing lines along major com-munity roadways to underground locations (see also pol-icy EN8.2).

CD3.6 Encourage utility companies to locate service boxes inlocations where their appearance has minimal impact onthe surrounding properties, outside of clear vision areas,and in consideration of utility safety operations (see alsopolicy EN8.2).

CD3.7 The City should support the completion of a basin-widestudy to allow storm drainage needs to be addressedthrough larger shared facilities in order to facilitate moreeffective, efficient and aesthetic development (see alsopolicies EN2.12, GR2.2, LU6.3 and PR2.12).

A) the City should take the lead in adjusting the stan-dards for design of on-site drainage facilities toencourage fewer, larger facilities in the communityand to improve individual site design to complementthe other site improvements.

CD3.8 The City should evaluate the design of roadway overpassareas to improve the attractiveness of these properties tothe traveling public.


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Culture

What is a community, but the people who reside there? If not for cultural distinctions, there would often not be

much to differentiate one city from another. The cultural identity of“place” is reflected in the ideas, skills, arts, heritage and way of life inan area and bridges the origin of a community to its present socialform. Physical features cherished, honored, or protected as well ascommunity events and festivals are all reflections of cultural signifi-cance unique to a city.

When communities grow and change cultural values and placesare often impacted. Just as the early settlers influenced changes to anarea, new immigrants bring another set of customs as well. Asimportant as it is to transmit knowledge and heritage from previousgenerations, new opportunities exist to celebrate an evolving com-munity culture.

By exploring the customs and cultures of other groups, peoplelearn how they can better relate to all members of the communityand region. Such understanding promotes better civil behavior andtolerance of others and makes it possible for people from differentbackgrounds to live together and share a sense of community.

City of Greeley 2020 Comprehensive PlanCHAPTER 2 • CULTURE

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KEY TRENDS

A series of key trends that are related to culture in Greeley have beenidentified and are listed below.

• Greeley has a wealth of historic resources and places a highvalue on the preservation of these resources.

• Many cultural opportunities exist in Greeley, but publicawareness about these opportunities may be limited, resultingin a perception that the possibilities to participate in suchevents are limited.

• The population in Greeley is becoming more diverse, withthose of Hispanic heritage accounting for an increasing per-centage of the population. The population is aging, the num-ber of married-couple households and male heads of house-hold is decreasing, and female heads of household and non-family households are increasing.

• Greeley has an abundance of cultural resources in the form ofthe performing and visual arts, museums and community centers.


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A civilization is only a way of life. Aculture is the way of making that wayof life beautiful.

- Frank Lloyd Wright


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PROFILE

Culture has long been an important aspect of life in Greeley. Thecommunity was founded in 1868 by Nathan C. Meeker as a utopi-an community based on cooperation, irrigation, agriculture, temper-ance, religion and education. The original 59 individuals that madeup the joint stock company known as Union Colony were selectedas solid, financially stable settlers that helped ensure the settlement’ssuccess. Early cultural facilities in Greeley included a reading room,the first school in 1872, and a college in 1889.

Cultural activities and facilities still abound in Greeley. From theofferings of the City’s Cultural Affairs Department, to UNC’sCollege of Performing and Visual Arts and other community activi-ties, there is truly something for everyone. Culture encompasses his-toric resources; performing and visual arts; celebration of the com-munity’s important events; and recognition and understanding of thediversity within the community through its various racial and ethnicgroups.

The City of Greeley’s Cultural Affairs Department oversees theCity museums, Union Colony Civic Center, community festivals,Historic Preservation Program and the Greeley Art Commission,among other programs. UNC offers the Little Theater of theRockies, the UNC/Greeley Jazz Festival, Concerts Under the Stars,Opera Theater, and the Mariani and Michener Galleries and hasbeen an historical venue and cultural resource for the community, aswell as for its student population. Other organizations providingcultural activities and events include the Greeley PhilharmonicOrchestra, Greeley Chorale, Encore Theater, Stampede Troupe,Greeley Rodarte Dancers and the Greeley Children’s Chorale.


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culture - elements relating to customary beliefs, social forms,physical structures and related traits ofracial, religious or social groups, and,aspects of intellectual or artistic taste.

HISTORIC PRESERVATION

Greeley has a wealth of history as evidenced through its numeroushistoric buildings, structures and neighborhoods. The City ofGreeley has an Historic Preservation Commission which is respon-sible for identifying and designating historic landmarks and districtswhich are of local significance. The Commission is a seven-membergroup appointed by the City Council. To date, the Commission hasplaced 30 buildings and structures and one neighborhood (MonroeDistrict) on the Greeley Historic Register. These properties includethe Meeker Home Museum, Lincoln Park, the Weld County GarageSign and a number of homes and commercial buildings that repre-sent and embody Greeley’s past. The Historic PreservationCommission’s Preservation Plan was adopted in 1996 and, as subse-quently amended by the City Council, sets out future goals for thecommission, which focus on the continued identification and pro-tection of historic and cultural resources and providing public edu-cation on these resources.

SOURCE: City of Greeley Historic Register 1996-1999


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Table 2.1: Greeley Historic Register Properties

1996 Properties 1997 Properties 1998 Properties 1999 Properties

Meeker Home Camfield House Pitt-Smith House C.A. Gale HouseMuseum

Lincoln Park Oak and Adams Davis House Hawes BuildingHouse

Weld County Greeley High — BuckinghamGarage Sign School — Gordon Building

Camfield Court Norcross House — CoronadoHouse Building

Union Pacific Greeley Tribune — Albert F. EatonDepot Building House

— — — Bradfield House

Harry N. Hayes Thompson House — Adelaide CurtisHouse House

Glazier House White Plumb — George EvansFarm House

— No. 3 Ditch — Ewing House

— Nettleton-Mead — H.D. ParkerHouse House

— — — St. Peter’sCatholic Church

— — — St. Peter’sCatholic School

Historic Preservation Plan - the City of Greeley’s plan for historic landmarks and landmarkdistricts, adopted in 1996, and assubsequently amended.

CELEBRATING COMMUNITY THROUGH

EVENTS AND FESTIVALS

More than 30 community events and festivals are held annually toobserve important events. Key events and festivals include the Cincode Mayo/Semana Latina Outdoor Festival, the Arts Picnic, theIndependence Stampede and the Festival of Trees. Cinco deMayo/Semana Latina celebrates the Hispanic/Latin culture withfood, music and a mercado. The Arts Picnic is held the last weekendin July and features a variety of regional performing and visualartists, food and artisan booths and arts demonstrations.The GreeleyIndependence Stampede is held during the last week of June - July4. From its beginning as a celebration to honor local potato grow-ers, the Stampede has since grown into an internationally-knownfestival offering a taste of western life and food. More than 400,000people attended the 1999 Stampede. The Festival of Trees is held inthe Union Colony Civic Center lobby during the week afterThanksgiving and recreates the spirit of a traditional holiday gather-ing. Numerous other festivals and events offer opportunities for cit-izens to gather and enjoy food, music, exhibits and fun.

UNDERSTANDING DIVERSITY

The people of Greeley represent a diverse population in terms ofage, gender, marital status, race and ability. Increased awareness andunderstanding between those of varied backgrounds and abilitieswill create a stronger sense of community. In many respects, Greeleyis like many other American communities: its population is increas-ing and aging, the number of families is decreasing while the num-ber of single-parent households is increasing and there is an increas-ing number of its citizens that have a disability (see Human ServicesChapter).

The 1998 population of Greeley was 74,296. The largest agegroup in Greeley includes those people between the ages of 25-34,while the 35-44 age group saw the largest rate of growth between1980 and 1990. The 15-19 and 20-24 age groups lost populationduring this decade. The median age in 1990 in Greeley was 28.9years. Table 2.2 shows age structure in Greeley.


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SOURCE: Greeley Community Trends Report

Gender has remained fairly stable since 1980, with 51.55% of thepopulation in 1998 being female, while males accounted for 48.45%.Marital status has been changing, as married couple householdsaccounted for 51.07% of all households in 1990. By 1998, marriedcouple households had dropped to 50.13% of all households.During this same period, female heads of household increased from9.95% to 10.13% and male head of households decreased from3.22% in 1990 to 3.11% in 1998. Non-family households increasedfrom 35.77% in 1990 to 36.63% of all households in 1998. Thesechanges reflect national trends.

Greeley’s racial and ethnic composition has been evolving overthe past decade, with a significant increase in the number of personsof Hispanic origin as shown in Table 2.3. Based on 1998 populationestimates, persons of Hispanic origin are estimated to make up near-ly one-quarter of the population in Greeley. “Origin” is defined bythe Census Bureau as the ancestry, nationality group, lineage orcounty of birth of a person or person’s ancestors before arrival in theUnited States. Other racial groups have also seen populationincreases between 1990 and 1998, with the exception of Native

Table 2.2: Greeley Age Structure

Age 1980 1990 Rate of Growth 1980-1990

Under 5. . . . . . . 3,881. . . . . . . . . 4,548 . . . . . . . . . 17.19%

5-9 . . . . . . . . 3,500. . . . . . . . . 3,620 . . . . . . . . . . 3.43%

10-14. . . . . . . . 3,543. . . . . . . . . 3,954 . . . . . . . . . 11.60%

15-19. . . . . . . . 6,188. . . . . . . . . 5,531. . . . . . . . . -10.62%

20-24. . . . . . . . 8,602. . . . . . . . . 7,632. . . . . . . . . -11.28%

25-34. . . . . . . . 9,687 . . . . . . . . 10,009 . . . . . . . . . . 3.32%

35-44. . . . . . . . 4,981. . . . . . . . . 8,615 . . . . . . . . . 72.96%

45-54. . . . . . . . 3,978. . . . . . . . . 5,057 . . . . . . . . . 27.12%

55-64. . . . . . . . 3,474. . . . . . . . . 4,022 . . . . . . . . . 15.77%

65-74. . . . . . . . 2,818. . . . . . . . . 3,536 . . . . . . . . . 25.48%

Over 75 . . . . . . . 2,354. . . . . . . . . 3,166 . . . . . . . . . 34.49%

Total Population. . . . 53,006 . . . . . . 60,536 . . . . . . . . 14.0%

What is the city but the people.

- William Shakespeare

Americans. One explanation for the large number of persons ofHispanic origin in the Greeley/Weld County area is the area’s agri-cultural base which has historically relied on seasonal and migrantlabor, much of which has been supplied by those of Hispanic origin.This may no longer be true as the number of people that immigrateto the United States has increased during the past decade and thelargest number of immigrants each year are from Mexico. Mostimmigrants will chose to settle near earlier arrivals from their homecountry and with those that share the same customs and culture.


Based on 1990 Census figures, Greeley has a larger percentage ofthe population in persons of Hispanic origin than either Coloradoor the United States. While the United States averages 9% of itspopulation in persons of Hispanic origin, Colorado averages 13%and Greeley averages nearly 24%. Weld County averages 20.9% ofits population in persons of Hispanic origin. The bulk of the pop-ulation in all racial and ethnic groups is generally found in thosebetween the ages of 15 and 44 as shown in Table 2.4. However, thesecond largest age group in persons of Hispanic origin is the under5 age group.


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Table 2.3: Greeley Racial and Ethnic Composition

1980 1990 1998 estimate % of Rate of Population Growth

1998 1990-1998

Hispanic Origin 8,260 12,327 16,752 23.67% 35.90%(All Races)

Asian 3,955 585 886 1.25% 51.45%

Black 480 369 451 0.64% 22.22%

Native American 102 269 253 0.36% -5.95%

White 43,715 46,879 52,279 73.85% 11.52%

Other Race 54 107 165 0.23% 54.21%

Total: Not of 44,746 48,209 54,034 76.33% 12.08Hispanic Origin

CULTURAL RESOURCES

The cultural resources and facilities available in the community offerdiverse opportunities for citizens to experience aspects of their com-munity in the form of the performing and visual arts; museums; andcommunity centers.

The Union Colony Civic Center (UCCC) is seen as a culturalgem of Northern Colorado. The UCCC houses the MonfortConcert Hall, the Hensel Phelps Theater and the Tointon Gallery forthe Visual Arts. Attendance has increased steadily to a high of132,440 persons attending the various shows offered at UCCC dur-ing 1998. Programs at the UCCC include nationally-known singersand musicians, dance productions, comedy performances and chil-dren’s programs.

The Jesus Rodarte Cultural Center, constructed in 1979, is locat-ed in North Greeley and serves as an information, recreation andsocial center for the community. Named for a local resident, JesusRodarte, who fought with Pancho Villa in Mexico, the center pro-


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Table 2.4: Age by Race and Ethnicity - 1990

Age Asian Black Native White HispanicAmerican Origin

Under 5 35 27 85 2,773 1,649

5-9 50 32 90 2,988 1,357

10-14 52 19 61 2,654 1,137

15-19 86 70 77 4,305 1,193

20-24 81 102 62 6,041 1,556

25-34 119 81 148 7,291 2,204

35-44 93 46 118 6,960 1,457

45-54 25 4 44 3,509 461

55-64 25 4 44 3,509 461

65-74 22 1 22 3,200 301

75-84 2 5 11 2,119 170

Over 85 0 0 1 880 49

TOTAL 607 408 785 46,879 12,327


vides classes for residents of all ages in areas such as parenting skills,Mexican dance, GED and Right to Read and offers a variety ofrecreational activities. The center also holds many cultural eventsthroughout the year.

The Greeley Recreation Center serves many citizens daily, with avariety of athletic facilities, meeting rooms, and a commercialkitchen. The Greeley Senior Activity Center serves seniors 50 andolder, offering opportunities for classes, travel tours, special events,nutrition programs, sports and a variety of health and informationservices. The center has the only qualifying site in Colorado for theUnited States National Senior Sports Organization and hosts theannual Rocky Mountain Senior Games.

Greeley displays its heritage in four local museums: the MeekerHome Museum, the Municipal Museum and Archives, theCentennial Village Museum and the White-Plumb Farm. TheMeeker Home Museum describes the Meeker family’s life during19th century Greeley, as well as showcasing other artifacts and fur-nishings of this past century. This museum was fully restored in 1995and is on the National Register of Historic Places, as well as theGreeley Historic Register. The Greeley Municipal Museum andArchives is a unique research center containing original documentsand photographs of early Greeley history. The Centennial VillageMuseum brings Greeley’s past to life in 30 architectural structures,from primitive homesteads, to Victorian jewels. Each year, many areaschool children visit Centennial Village to experience living historydemonstrations and guided tours of the Village and the Village is hostto several annual special events. The White-Plumb Farm is aCentennial Farm acquired as a City Museum in 1997. It includesthe original farmhouse designed in 1904 by Bessie Smith, one ofColorado’s first female architects.

In 1993, the City of Greeley further confirmed its support for thearts by forming the Greeley Art Commission to manage acquisitionsand accept art work donated to the City for public display. Thenine-member Commission plans to acquire and install additionalsculpture throughout the community in key entryway, historical andinstitutional locations. The Sculpture on Loan Program was startedby the Commission in 1995 and is used to display art pieces in pub-


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To plan we must know what hasgone on in the past and feel what iscoming in the future. To plan citiesone must believe in life.

- Sigfried Giedion

lic areas and parks for one year. The City’s One Percent for ArtProgram incorporates artistic design and art works installation as partof its capital construction projects. For projects costing between$50,000 and $250,000, one percent of the project cost is devoted tofunding an artist who is consulted in the design of the project andintegrating artistic design elements into the project. For projectsover $250,000, one percent of the cost goes toward acquisition andinstallation of public art in conjunction with the type of capital pro-ject being installed.


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There is nowhere you can go andonly be with people who are like you.Give it up.

- Bernice Johnson Reagan

GOAL

In order to support and celebrate the human experi-ence within the community ranging from historicalorigins to present and future inhabitants; to provideunique community distinction; and, to foster greaterunderstanding and cooperation between people ofdifferent backgrounds, cultural resources and eventsshould be made an integral part of community plan-ning, growth and development.


CU1 Historic Preservation

In order to preserve and promote local heritage, provide acontext for the community’s development and encouragesensitive and complementary redevelopment in establishedneighborhoods, efforts should continue to identify struc-tures, facilities and areas which carry historical, cultural,architectural, or geographical significance and preserve andenhance such structures and facilities in the community.

CU1.1 Re-adopt, through this Plan, the 1996 Preservation Plan,as amended, and formulated and managed by the GreeleyHistoric Preservation Commission.

CU1.2 Continue to identify and encourage designation of his-torically significant elements of the built environmentassociated with important people and events (see alsopolicies CD1.6 and 1.7, RE2.1 and 3.4).

CU1.3 Work with neighborhood residents to evaluate thepotential for designation of historic districts. (see alsopolicy LU2.10).

CU1.4 Encourage community education efforts to facilitate adeeper understanding and appreciation for local historicresources through activities which could include, but notbe limited to, the following:

A) produce materials which describe and illustrate ele-ments associated with historic structures, architecturalstyles, and related areas;


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B) continue programming of events and extendingopportunities which assist citizens in experiencingpreservation appreciation in a dynamic and hands-onmanner;

C) periodically produce self-guided tour maps and list-ings of historic resources to encourage citizen aware-ness of local resources of historic significance;

D) where appropriate, provide markers and other identi-fication at sites of historic significance; and,

E) explore technological opportunities to expose thepublic to historic preservation resources and pro-grams.

CU1.5 Without compromise of essential safety and land useconsiderations, evaluate and modify as appropriatemunicipal codes in such areas as building, fire and zoningto support historic preservation opportunities throughadaptive reuse (see also policies RE1.2 and 2.2).

CU1.6 Reduce barriers to preservation through the pursuit offinancial, recognition, and related incentives to providesupport and inducement for land owners to protect,improve and designate historically significant structures(see also policies RE2.1 and TR8.4).

A) continue and expand the historic preservation loanprogram for facade renovation of significant structures;

B) work with local lenders to facilitate private loans atattractive rates and terms to landowners seekingfinancial support in the renovation or restoration ofan historic structure; and,

C) explore other financial sources of support for historicpreservation activities, including state, federal andprivate foundation sources.

CU1.7 Display leadership in the care and promotion of City-owned facilities which are of historic significance. Workwith community associations to continue productive andprominent presence of such facilities as important structures.


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A) work with Weld County, local school districts, theUniversity of Northern Colorado, area library districtsand other government entities to honor and protecthistoric resources; and,

B) explore the development of an intergovernmentalagreement with Weld County which would allow theextension of City designation, protection and supportof historic resources located outside the City, butwithin the Long Range Expected Growth Areaboundaries.

CU1.8 Protect and expand the City’s museum archives as aresource for documenting the human experience inGreeley.

A) continue to provide technical assistance and resourcesto the community and landowners wishing to exploredesignation of a structure as historically significant;

B) promote partnerships among cultural heritage organi-zations in the community to develop interpretativeand educational programming about Greeley’s heritage; and,

C) encourage public participation in documentingGreeley’s history through such means as acquisition oforal histories from the elderly or their family members.

CU1.9 When considering land use applications, weigh thepotential impact to any structures or areas of historic orpotentially historic merit.

A) review City Development Code standards to establishthe range of complementary site design and buildingarchitecture to be employed within established areasin order to maintain the character of a neighborhoodor area (see also policies CD1.6 and RE1.8); and,

B) municipal infrastructure installed in established areasshould match prevailing layouts to achieve neighbor-hood compatibility. Such infrastructure may includesuch improvements as sidewalk location and design,street lighting, and curb type.


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CU2 Celebrating Community Through Events and Festivals

In order to observe important events; provide opportunitiesfor individuals to experience the rich diversity of the community; to provide emotional renewal and relief fromnormal routines though entertainment; and, to promote thecommunity as a unique destination for visitors, travelersand conferences, the planning, promotion and staging of avariety of community events and festivals should be used toenhance a sense of the community culture, facilitate under-standing and appreciation of customs, beliefs and behaviorsof different social groups and cultures within the commu-nity and increase opportunities to expose newcomers tothe city’s vitality and diversity, thereby enhancing its image.

CU2.1 Encourage and support the celebration, preservation andtransmission of traditions through cultural activities, thearts, education, literature and public events (see also policy RE2.5).

CU2.2 Explore strategies to increase the involvement of diversegroups of residents in community issues and in City-sponsored events.

CU2.3 In the provision of municipal and community services,maintain cultural sensitivity and encourage the participation of diverse populations.

CU2.4 Develop and expand resources, exhibits and programsthrough the museums, libraries and other public venuesthat educate residents in a thoughtful manner about thedifferent cultures within the community.

CU2.5 Support reciprocal international understanding andgoodwill through such activities as Exchange Programsand related means.

CU2.6 Involve neighborhood residents in area-specific publicly-sponsored art and cultural and entertainment events toensure relevance.


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CU3 Understanding Diversity

In order to foster understanding between people from varied backgrounds and to promote conditions whichenable different people to live together with mutualrespect, effort must be made to provide a higher level ofawareness and appreciation for human differences whileproviding venues for the healthy and harmonious discus-sion of dissimilar orientations, opinions and values.

CU3.1 Use cultural events to promote cross-cultural awarenessin order to foster healthy interactions with one anotherand minimize conditions that contribute to isolation andsegregation.

CU3.2 Develop safe and appropriate, and engage in existing,opportunities to explore differing points of view in orderto address issues and conditions that may divide neigh-borhoods, so that actions can be taken to address andovercome these conditions (see also policy PS3.3).

CU3.3 Solicit citizen participation on City boards and commis-sions which represent a broad geographic, cultural, gen-der, age and ability cross section of the community.Increase efforts to achieve a City work force which isalso reflective of the cultural composition of the com-munity.

CU3.4 Explore educational opportunities to expand knowledge,understanding and appreciation of differences betweenpeople in order to diminish stereotypes and reduce intol-erance and disparities between various community pop-ulations.


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CU4 Cultural Resources

In order for citizens to experience their community andworld in an expansive way and at the same time understandand appreciate the unique qualities of their community,efforts should be made to strengthen, promote and expandthe cultural resources within the community.

CU4.1 Promote the development or expansion of cultural facili-ties, including libraries, schools, parks, performing artsand art exhibition facilities, museums, and communitycenters throughout the community.

A) locate facilities which attract large numbers of peoplein urban centers which function as major commer-cial, business or governmental centers and gatheringplaces and have regional identity and access; and,

B) locate small cultural facilities in neighborhood areaswith a scale and design compatible with the characterof the area within which they are located.

CU4.2 Foster public interaction throughout the city by provid-ing open spaces that are well-integrated into the neigh-borhood areas they serve and which may function asinformal gathering areas (see also policies CD1.17, PS2.1and 2.8).

CU4.3 Catalogue and promote places in the community whichhave special significance to the development of the area,such as the Cache la Poudre River, the original UnionPacific Railroad, irrigation facilities, and similar featureswhich provide an important context of community andGreeley identity.

CU4.4 Encourage informal opportunities for learning andenjoyment of the arts through creative ways of present-ing cultural resources to the public, such as via mass tran-sit, the treatment of publications and flyers about publicevents, at public gatherings, billing statements, libraryresources and programming.


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CU4.5 Work with community artists, arts organizations, ethnic,cultural, entertainment and community associations tofoster life-long cultural exploration for all city residents.

CU4.6 Encourage cultural programs and public art projects thatinvolve youth in the participation of their design andimplementation.

CU4.7 Encourage support for cultural resources through indi-vidual and corporate philanthropy as well as federal, state,and local programs.

CU4.8 Promote the City’s One Percent for Art Program whichincorporates artistic design and art works installation as a component of its capital construction projects, therebyenriching both the interest, quality and relevance of public improvements and the community areas in whichthey are located (see also policy CD1.3).

CU4.9 Continue and expand programming of performances andevents in non-traditional settings, such as neighborhoodparks, schools, transit areas and public areas within pri-vate developments, to reach new audiences and increaseaccess for people who might not otherwise attend suchevents.

CU4.10 Promote and expand local museum facilities and pro-gramming to provide a context for citizens to under-stand those who preceded them in the development ofthe community as well as to provide a mechanism todocument key events, people and community features tohelp bring history alive for area residents and visitors.


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Economy

The identity of a community is frequently linked to one of its major companies, products or services. So much so that other

affiliate businesses may seek locations near such primary employers.Today the shrinking available labor force and growth in the serviceand technology industry make community location decisions bybusinesses increasingly competitive. In order to gain access to aneducated and reliable work force, companies weigh a variety of fac-tors when determining business location. Increasingly, a communi-ty’s quality of life components direct new company sites as business-es evaluate their ability to attract and retain quality employees. Infact, community assets such as recreational amenities, high schoolgraduation rates, access to cultural and recreational resources, andcrime rates may outweigh financial incentives offered by a commu-nity to attract new business and industry.

Conversely, a community’s ability to provide a full range ofemployment opportunities and quality of life amenities for its resi-dents is reliant upon the types of businesses it can attract and retain.A moderate-wage community is challenged in its ability to draw andkeep a good mix of strong businesses without desirable communityassets. Community improvements can be difficult to support with-out a strong tax base which incorporates a healthy mix of industrialand commercial employers, which produce higher wages and greatercommunity investment. Higher wages not only produce more abil-ity for residents to purchase goods and services, but limits the impactto social service agencies which respond to a host of communityneeds created by limited income. A healthy local economy is essen-tial to sustain attractive and functional community development.

City of Greeley 2020 Comprehensive PlanCHAPTER 3 • ECONOMY

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KEY TRENDS

A series of key trends related to the economy in Greeley have beenidentified and are listed below.

• Greeley has experienced strong employment growth in thepast decade. However, wages have not kept pace with thecost of living.

• Greeley has the image of a “blue collar” community and as aresult, may not be able to compete with other communitiesto attract businesses and industries that pay higher wages.

• A community’s quality of life is becoming a more importantfactor in the location of new business and industry.

• The community’s original agricultural-based economy isevolving to a new, as yet undefined economy. Opportunitiesexist to shape and diversify this new economy through activeeconomic development efforts and take advantage of thegrowing regional economy in Northern Colorado.

• While the local work force is well-educated, the trend towardhigher technology and future diversification of the economymay necessitate increased education and training in specialized areas.


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Successful communities depend uponprogressive improvement and theappreciation of land values. This canonly be achieved by sound, longrange, and comprehensive planning.

- Joseph P.Taravella


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PROFILE

Weld County, with Greeley as its county seat, is the fourth largestagricultural-producing county in the United States. Although itseconomic base began in agriculture and food processing, the localeconomy has grown and diversified over the past decades. A wealthof natural resources, a well-educated work force and access to goodtransportation systems and routes has resulted in a fairly stable econ-omy. However, the recent indication that one of Greeley’s signifi-cant employers, Hewlett-Packard, is considering a move fromGreeley has highlighted the need for even greater diversification inthe local economy.

EMPLOYMENT BASE

The Weld County/Greeley area has a large labor force which hassteadily increased over the past decades, from 27,060 persons in 1980to 38,538 in 1999. The job growth rate in 1998 was highest inNorthern Colorado, with the Greeley/Weld County area account-ing for a 4.9% increase in new jobs. In comparison, the Coloradostate average job growth rate in 1998 was 3.6%. Unemployment in1999 was at 3.6% in Greeley and Weld County, while the state aver-age was 3.3% and the national rate 5.0%. The area’s proximity to themetropolitan Denver area puts it within commuting distance of anestimated labor force of over 500,000.

Table 3.1 shows Weld County employment by sector for thedecade between 1987 and 1997. The largest employment sectors in1997 were services, manufacturing, government and retail. Averagewages in the area in 1997 ranged from $7 per hour for cashiers, jan-itors, receptionists and retail salespersons to $13 per hour for accoun-tants and $15 per hour for carpenters. The largest growth occurredin the number of jobs in the services, manufacturing, retail, and gov-ernment sectors. The retail sector had the lowest average annualwage ($14,140), followed by the non-classifiable ($16,776), agricul-ture ($19,353) and service sectors ($20,403) in 1997. It is interest-ing to note that while employment growth occurred in the retailand service sectors, these two sectors also tend to pay some of thelowest wages.


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The largest employers in Greeley in 1998 were Con-Agra, NorthColorado Medical Center, Greeley/Evans School District No. 6,Aims Community College, University of Northern Colorado, StateFarm, and Hewlett-Packard. Table 3.2 lists the ten largest employersin Greeley based on 1998 employee counts.


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Table 3.1: Weld County Employment by Sector

1987 1988 1989 1990 1991 1992 1993 1994 1995 1996 1997

Agri/For 1,925 2,118 2,544 2,871 2,999 3,103 3,141 3,168 3,543 3,601 3,676Fish

Mining 502 529 494 629 750 810 1,061 964 921 904 1,013

Construc 2,551 2,122 2,342 2,148 2,353 2,553 2,978 3,352 3,354 3,378 3,649

Manufac 8,517 9,250 9,539 9,675 8,926 9,610 9,943 10,253 11,046 11,171 11,366

T.C.P.U. 2,067 2,073 2,192 2,016 1,990 2,081 2,045 2,018 2,082 1,933 1,885

Wholesale 1,876 2,055 2,108 2,415 3,201 3,210 3,229 3,379 3,419 3,605 3,695

Retail 7,386 7,748 7,936 7,585 7,647 7,828 8,445 9,101 9,782 9,822 9,914

F.I.R.E. 1,953 1,942 1,910 1,930 1,951 2,110 2,191 2,445 2,434 2,452 2,725

Services 7,015 7,494 8,198 8,652 9,287 9,991 10,997 11,521 12,051 12,570 13,194

Govt. 7,874 8,034 8,326 8,458 8,420 8,454 8,830 9,037 9,344 9,645 9,917

Non-Class 38 37 8 6 5 10 21 6 3 4 9

TOTAL 41,704 43,402 45,597 46,415 48,429 49,670 52,681 55,244 57,979 59,085 61,043


F I N A L


Per capita income in Greeley has steadily increased since 1980,from $8,342 to $19,328 in 1996. However, Greeley’s per capitaincome has not grown at the same rate as other regional communi-ties. Table 3.3 shows per capita income in Greeley during this timeperiod.

While per capita income has increased, the cost of living in WeldCounty has also increased from an index of 105.87 in 1990 to anindex of 136.1 in 1997. This means that the cost of living hasincreased by 30.23% during this eight year period, for an annualaverage increase of 3.78%. As a comparison, a consumer price index(CPI) of 100 is considered to be the average cost of living, so the1997 Weld County CPI was 36.1% above the average as a local mea-sure of inflation.


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Table 3.2: Greeley Largest Employers - 1998

Company Number of Employees

Con-Agra . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2,539

North Colorado Medical Center . . . . . . . . . . . . . . . . . . 1,850

Greeley/Evans School District No. 6 . . . . . . . . . . . . . . . 1,750

Aims Community College . . . . . . . . . . . . . . . . . . . . . . 1,454

University of Northern Colorado . . . . . . . . . . . . . . . . . 1,100

State Farm Insurance. . . . . . . . . . . . . . . . . . . . . . . . . . . . 939

Hewlett-Packard - Hardcopy & Storage. . . . . . . . . . . . . . . 925

Weld County Government. . . . . . . . . . . . . . . . . . . . . . . . 800

City of Greeley Government . . . . . . . . . . . . . . . . . . . . . . 701

Startek, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 575

Sykes Enterprises, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 450


Property and sales tax revenue has climbed steadily. Property taxcollections in Greeley were at a high of $4,535,508 in 1998. Generalsales tax income for that same year totaled $23,079,450. Taxableretail sales for 1997 were $752,930,000. The largest category forsales tax and use tax collections in 1998 was the food category,where$5,789,603 was collected. While the city as a whole has seenincreases in sales and use tax collections, Downtown’s rate of growthhas slowed. The 1998 sales and use tax collections for Downtownshows a 1.50% increase over that of 1997. The downtown area con-tinues to struggle with the conversion of retail space to office spaceand vacancies, as reflected in recent sales and use tax collections.


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Table 3.3: Per Capita Income, Greeley - 1980-1996

Year Per Capita Income

1980. . . . . . . . . . . . . . . . . . . . . . . . . . . . . $8,342

1981. . . . . . . . . . . . . . . . . . . . . . . . . . . . . $9,494

1982. . . . . . . . . . . . . . . . . . . . . . . . . . . . . $9,890

1983. . . . . . . . . . . . . . . . . . . . . . . . . . . . $10,374

1984. . . . . . . . . . . . . . . . . . . . . . . . . . . . $11,446

1985. . . . . . . . . . . . . . . . . . . . . . . . . . . . $11,765

1986. . . . . . . . . . . . . . . . . . . . . . . . . . . . $12,014

1987. . . . . . . . . . . . . . . . . . . . . . . . . . . . $12,612

1988. . . . . . . . . . . . . . . . . . . . . . . . . . . . $13,291

1989. . . . . . . . . . . . . . . . . . . . . . . . . . . . $14,299

1990. . . . . . . . . . . . . . . . . . . . . . . . . . . . $15,369

1991. . . . . . . . . . . . . . . . . . . . . . . . . . . . $15,570

1992. . . . . . . . . . . . . . . . . . . . . . . . . . . . $16,315

1993. . . . . . . . . . . . . . . . . . . . . . . . . . . . $17,714

1994. . . . . . . . . . . . . . . . . . . . . . . . . . . . $17,776

1995. . . . . . . . . . . . . . . . . . . . . . . . . . . . $18,475

1996. . . . . . . . . . . . . . . . . . . . . . . . . . . . $19,328

COMMUNITY DEVELOPMENT AND

BUSINESS ENVIRONMENT

There are a number of organizations involved in economic and busi-ness development in Greeley. The Greeley/Weld Chamber ofCommerce has been instrumental in the continued growth anddevelopment of the local business community. The Chamber’s mis-sion is to advance the climate for healthy business growth and eco-nomic development. It takes the lead on issues that impact the pros-perity of the business community and is the source of informationto assist and promote existing and new businesses in the communi-ty. The Chamber currently has nearly 1,000 members from the localbusiness community and has joined with the chambers of FortCollins and Loveland to form the regional Northern ColoradoLegislative Alliance. The alliance is an indication of the regionaleconomy in which Greeley plays a role in Northern Colorado.

The Greeley/Weld Economic Development Partnership (EDAP)is active in the area to encourage and promote industry and businessto locate in Weld County. EDAP also coordinates the local enter-prise zone and revolving loan fund and works with the City andCounty to provide special incentive packages of waivers of fees andpermits for new and expanding businesses. The Weld CountyDemographic Profile is issued by EDAP, providing a wealth of infor-mation about the area for prospective business.

Business assistance for new and existing businesses is also availablefrom the Small Business Development Center (SBDC). The SBDCprovides business consulting on financing, marketing and businessplanning. The Institute for Business Development (IBD) is locatedin the Aims Corporate Education Center. The IBD was formed toblend the multiple purposes and services of the Centers for SmallBusiness Development, Quality Improvement and EntrepreneurialServices. The IBD focuses on enhancing economic growth anddevelopment of local businesses and organizations, supporting newbusinesses during start up and early growth stages and assisting intraining opportunities for businesses and individuals.

Business development is also promoted by the NorthernColorado Latino Chamber of Commerce. A key project of theLatino Chamber is the proposed development of a “Mercado” inNorth Greeley, in partnership with private investors and the Greeley


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Mercado - a neighborhood marketplace that focuses on the sale of specialty products of native Mexicoand the cultural aspects of designthrough the use of native architecture,materials and mixed land uses.

Urban Renewal Authority (GURA). The Mercado project isintended to develop a unique neighborhood market place that cap-italizes on specialty products of native Mexico and highlights thecultural aspects of design, through the use of native architecture,materials and incorporating mixed land uses throughout theMercado. The Latino Chamber is located in the historic NorcrossHouse, which has been recently renovated and placed on theGreeley Historic Register.

The Downtown Development Authority (DDA) was created by aspecial vote of Greeley citizens in 1998. The DDA is responsible formaintaining and improving the economic viability of the area with-in the 55 block area of the DDA boundaries. Working in partner-ship with the DDA, the Greeley Town Center Business Association(GTCBA) is an association of businesses, property owners and sup-porters of downtown Greeley. The purpose and mission of theGreeley Town Center is to focus on marketing and promotionalactivities for the DDA area.

WORK FORCE

Greeley boasts a well-educated work force. Based on 1990 Censusdata, 32% of the population had a college degree, of which 49% hadcompleted a bachelor’s degree. Another 22% had some collegecourse work without completing a degree. There are a number ofcommunity-based education and training programs available inGreeley for those that want to further their education and training,or who want to pursue a career change.

While the work force may be well-prepared for many jobs, theincreasing trend toward higher technology may mean that there areskills in demand that may not be available in Greeley, or are availableon a limited basis. As a result, there may be the need for specifictraining programs to be developed to fill a void. The Colorado FirstCustomized Job Training Program (CFCJTP) is available to providetraining for a new or existing work force and offers training grantsto companies that are relocating, expanding or facing new competi-tion. To be eligible, jobs must pay above minimum wage and beaccompanied by a health care plan and companies must participate


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Downtown DevelopmentAuthority (DDA) - The organization responsible for maintaining and improving the economical viability of a 55-blockarea around downtown Greeley.

Greeley Urban RenewalAuthority (GURA) - the organiza-tion responsible for implementingCommunity Development BlockGrant and redevelopment activitiesin older areas of the community.

directly and indirectly in the training costs. This program acknowl-edges that quality training is necessary to the success of a company’srelocation or expansion and that higher technology is necessary intoday’s competitive business world.

Other work force training and continuing education opportuni-ties are available at Aims Community College, including the AimsCorporate Education Center and the School to Career ResourceCenter for Region 1 at Aims. The Resource Center assists theSchool to Career initiative in Northeastern Colorado, serving 11counties. The center offers resource materials, knowledge, technol-ogy support and assistance with standards-based education.

BUSINESS AND INDUSTRIAL

LOCATION AND DEVELOPMENT

In 1997, there were nearly 2,400 acres of industrial-zoned land inGreeley. Approximately ten acres of industrial land are absorbedannually through industrial users. Recent trends have resulted inindustrial-zoned land being converted for other land uses such as thenew high school or for residential or commercial uses. Having asupply of industrial-zoned land is critical, particularly for largeindustrial users that may be seeking a new location. However, suchland must be well-suited to the needs of the user, providing goodtransportation access and in many cases, high visibility. Commercial-zoned land accounted for over 1,500 acres in 1997 and has shown afairly steady increase over the past decade. In general, commercialproperties tend to be smaller than most industrial-zoned properties.City-wide, industrial land accounted for 12.63% of the land area in1997, while commercial land accounted for 8.00%.

There are several established areas in Greeley that have availablespace which could be promoted for additional business and/orindustrial development. These areas include Downtown, theCommerce Center, airport corridor, the Weld County BusinessPark, the Hewlett-Packard campus and the Promontory area, whichis the new home of State Farm Insurance Company’s WesternRegional Headquarters. The 1,530-acre North Poudre Annexationwas brought into the City in the early 1980’s and zoned industrial asa potential site for the Anheuser-Busch brewery. This area has not


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developed, so it has the potential to be used for industrial purposesor be rezoned for other land uses.

Another factor that is critical for businesses looking for new loca-tions is quality of life. “Quality of life” is often construed to includesuch factors as educational achievement, crime rate, the availabilityof recreational and cultural activities and aesthetic appearance of acommunity. Raising the development standards for such things aslandscaping and building design will help improve the aestheticappearance of the community and as a result, may make it moreappealing as a location for new business and industry. Currently, theimage of Greeley outside the community is that of a “blue collar”community that pays less attention to the quality of life issues.

Future economic development efforts should be targeted atattracting those businesses and industries that can offer higher wagesand can contribute positively toward the community image. Thosebusinesses and industries that do not contribute positively to com-munity image should be discouraged from locating in Greeley. Usesto discourage may include animal confinement uses, correctionalfacilities and other uses that impact or are perceived as impacting thequality of life in Greeley.


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GOAL

To promote a healthy economy and attract a higherwage employment base to the area, a conscious andconsistent effort must be made to direct communityresources in such a manner as to support andimprove those elements in the community which willreinforce appropriate local business expansion andattract new business investment for the area.


EC1 Employment Base

In order to achieve a balance of economic services andproducts for the community; maintain an employed workforce which takes full advantage of and expands the skillbase which can be made available; provide an averagehousehold income for the community which is at or abovethe state average; and provide a dependable tax base for theCity and other governmental entities, a strategic planshould be developed which prioritizes industry and busi-nesses needed and desirable to the area, reinforces localbusiness expansion, where appropriate, and attracts newindustry and business which complements income objec-tives or provides another critically needed service or prod-uct to the community which will directly lead to higherwage employment.

EC1.1 Work with area economic development interests to iden-tify and promote a primary employment base andemployer profile which reflects labor force capabilitiesand potential and which increases economic sectors inthe city that:

A) pay higher than state-average wage levels;

B) bring new capital into the local economy, providingmultiplier effects other than high wages;

C) have good future growth prospects;

D) involve a cluster of businesses engaging in similar activities;


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primary employment - businessthat is usually industrial in nature,which generates revenue from outsidethe community and does not includesupport or service type businesses.

state-average wage - the averagewage as reported by the State ofColorado.

E) maintain quality environmental practices whichimprove the area’s image and appeal (see also policyEN6.6);

F) support a balanced tax base in geographic areas withoverlapping jurisdictional interests; and/or,

G) diversify the area employment base.

EC1.2 Work with area interests to research market opportuni-ties related to existing sectors of the economy including,but not limited to, educational, medical and crop-relatedagricultural products and services.

EC1.3 Work with industrial interests, economic developmentagencies and community leaders to develop strategies todisallow, discourage and/or mitigate impacts from busi-nesses unsuitable for an urban environment, or whichproduce a product or service which significantly detractsfrom the local image or quality of life and deters com-munity investment (see also policy LU7.4).

EC1.4 In partnership with area financial institutions, the busi-ness community, the university and community college,encourage the start-up and growth of small businessesthrough actions which may include (see also policiesEC3.11 and TR7.5):

A) special financing programs to increase access to capital;

B) research and development referral systems;

C) training and support programs;

D) technical assistance;

E) facilitating the availability of suitable facilities and/orsites;

F) development of appropriate initiatives and innovativeprograms; and/or,

G) small business incubators.

EC1.5 Establish and maintain a business environment thatencourages the retention, growth, and prosperity ofexisting businesses where consistent with the overallobjectives of this Plan.


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A) periodically assess the effects of City policies regard-ing taxes, fees, or services on economic developmentgoals, considering financial health of the City andimpact to overlapping jurisdictions, as well as otherComprehensive Plan goals.

B) continue support of organizations and communityefforts which promote retention and expansion ofdesired area businesses.

EC1.6 Direct financial incentives only to those primary jobemployers whose establishment and/or expansion in thecommunity will result in meeting the objectives as setforth in policy EC1.1.

A) use available federal, state, or other economic devel-opment programs to facilitate capital investment forbusiness location or expansion.

EC1.7 Consider support of programs which foster economicopportunities related to the export of goods and serviceson the international market.

EC1.8 Support tourism in its advancement of state, national andinternational trade to the area and support of the com-munity’s retail core. Promote Greeley’s unique attrac-tions and attributes which appeal to visitors withoutcompromising the community’s quality of life.

EC1.9 Support the development of Greeley’s major publicand/or non-profit institutions which significantly con-tribute to a diversified economy by:

A) providing above-average wages;

B) bringing new activity and capital into the economy;

C) developing and promoting advanced technology; and,

D) providing public benefits and needed services to arearesidents.

EC1.10 Support regulatory reform which would decrease thefinancial impacts of regulation on businesses and devel-opers without reducing the safeguards in place for envi-ronmental protection, worker or consumer safety.


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EC1.11 Develop methods to reduce or streamline local regula-tions or processes affecting primary business or industrialdevelopment, particularly as it relates to the developmentof land, without compromising the welfare of the public.

EC1.12 Regularly analyze available economic information toassess the status of the local economic base and theregional economy in order to adjust incentive programsand priorities as needed to attain identified employmentand community income objectives.

EC2 Community Development and Business Environment

In order to achieve an environment which is attractive toemployers the City must prioritize and facilitate the devel-opment of amenities and an environment which promotethe community as an attractive home and work location.

EC2.1 Work with area economic development interests to iden-tify community assets and characteristics deemed a prior-ity for businesses and industry which match the employ-er profile under EC1.1.

EC2.2 Promote community assets as identified under EC2.1 insuch a manner as to support attraction and retention ofdesired business and industry.

EC2.3 Identify assets attractive to desired industry which aredeficient in the city or characteristics viewed as a liabili-ty; prioritize those amenities or improvements neededwhich will provide the best return for the communityinvestment; and, the actions and resources needed tosuccessfully provide the prioritized improvements.

A) as part of the City’s annual Capital ImprovementsPlan development identify and prioritize business andindustry attraction assets.

B) develop intergovernmental agreements, where neededand possible, to address community and area assetdevelopment.


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EC2.4 Continue to support organizations and communityefforts which convey and promote an overall positiveimage to firms considering a business location inGreeley.

EC2.5 Explore opportunities with the local university and col-lege to expand their roles in providing research, profes-sional and technical assistance to industrial and economicdevelopment projects, including programs which involvethe implementation of technology transfer programs (seealso policy ED3.5).

EC3 Work Force

In order to produce a work force which is prepared to per-form work tasks which employers require; achieve businessgrowth and performance from workers who adapt to tech-nological and other work task challenges; maintain a com-petitive advantage in attracting new businesses in additionto growing local enterprises; stimulate employee personalgrowth and development and job satisfaction, stimulate newideas and approaches to work tasks; and provide a work cli-mate which utilizes the talents, perspectives and ideas fromall aspects of society and the community, the City willfacilitate and support all levels of traditional education, aswell as specialized job and career training and continuingeducation to encourage the availability of a diverse base ofemployees.

EC3.1 Monitor community-wide employee wages and cost-of-living requirements in order to be pro-active in address-ing gaps in facilities and/or services needed to attractand support a diversified work force.

EC3.2 Support efforts by local business support organizations toprovide affordable employee benefit options.

EC3.3 Work with local school districts to maintain and improvethe quality of public education in order to increase thelikelihood of high school equivalency achievement andthe basic competency needed to continue in career orwork force paths (see also policy ED3.1).


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EC3.4 Reinforce the efforts of local business, labor and educa-tional institutions to develop competency-based educa-tion and training programs for community memberswhich are targeted to the needs of business. Such pro-grams may include, but not be limited to:

A) vocational training;

B) apprenticeship programs;

C) entrepreneurial skills training;

D) customized on- and off-site training;

E) technical and vocational preparatory programs at thehigh school level;

F) continuing education; and,

G) occupational education.

EC3.5 Promote community-wide and regional approaches tobetter link individuals in distressed neighborhoods orfrom special populations with job resources and livablewage job opportunities in growing employment sectors(see also policy HS3.9).

EC3.6 Encourage the development of ongoing training pro-grams for people currently employed in order that theymay improve and expand their skills in present or newemployment areas.

EC3.7 Support efforts and programs for dislocated workers toassist in successful transition to new jobs.

EC3.8 Encourage educational and training institutions to pro-vide curricula which enable people to better function inthe international economy.

EC3.9 Support increased access for those in need of assistanceovercoming literacy and language barriers to employabil-ity (see also policies ED3.1B and HS3.9)

EC3.10 Support efforts in all employment sectors to offer intern-ships, apprenticeships and other workplace learningopportunities as an extension of the educational andtraining process (see also policy ED3.2C).


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EC3.11 Promote Greeley’s attractiveness as an educational andtraining center for specialized employment and continu-ing education including, but not limited to (see alsopolicies EC1.4 and TR7.5):

A) pilot education (Aims);

B) teacher preparation (UNC);

C) music and the arts (UNC);

D) business education (UNC);

E) customized training (Aims);

F) nursing (UNC);

G) special education and rehabilitation services (UNC);and,

H) applied technology (UNC,Aims).

EC4 Business and Industrial Location and Development

In order to focus support and use of limited resources foreconomic development; provide the balanced location ofprimary-wage business and industry; and to provide a climate conducive to attracting desirable primary employment jobs, the City will promote a strategy whichencourages desirable industrial development within the cityin a manner consistent with the city’s overall growth anddevelopment policies.

EC4.1 Strive to maintain the economic health and importanceof Downtown and adjacent areas as a key economic cen-ter within the city and the region.

EC4.2 Promote primary employment opportunities, whereappropriate, within Regional Activity Centers, which areplanned for the greatest concentrations of jobs and jobgrowth.

EC4.3 Support efforts to provide a wide range of goods andservices to residents and businesses in Regional ActivityCenters by encouraging appropriate support retail devel-opment in these areas.


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EC4.4 Support proposals to cluster related primary-wage busi-nesses and industry in order to facilitate collaborationamong business interests and to market such areas asmagnets for capital, research talent and high-skill manu-facturing jobs.

EC4.5 Seek ways to assist related technology-oriented business-es to locate in close proximity to one another within thecity and near major research institutions to facilitate theattractiveness of a technology campus environment.

EC4.6 Undertake an evaluation of the amount of land anddesirable location of such property to further the City’seconomic development objectives.

A) use the City’s annexation policies, land use authority,and capital improvement construction to provide anadequate supply of finished sites and raw land suitablefor industrial/economic development to attract andaccommodate desired business development;

B) provide business and industrial park development inlocations which proportionately balance tax base con-siderations for other governmental districts, such asschools (see also policies ED1.3, GR3.4A, LU1.1Dand 4.7); and,

C) consider the ability to promote particular businesspark and industrial interests in the following areas:

1. Downtown;

2. Commerce Center;

3. Airport Corridor;

4. Weld County Business Park;

5. Hewlett-Packard campus/Boomerang Golf Coursearea;

6. Promontory;

7. North Poudre Annexation Area;

8. Two Rivers Parkway area; and,

9. Strategic Employment Development Corridor.


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EC4.7 Incorporate high-quality, yet practical, design standardsinto building and site layout for industrial developmentsto ensure that such uses contribute a positive image toGreeley.

EC4.8 Where practical and feasible, promote the developmentof industrial/business parks, using site and buildingdesign standards to ensure that industrial uses are self-contained on the site with minimal impact on adjacentproperties.

EC4.9 Incorporate design techniques so that business andindustrial development sites are compatible with area residential or retail businesses.

EC4.10 Encourage reinvestment in and improvement to olderindustrial areas to maintain and improve their economicvitality, appearance and performance.

EC4.11 Where conflicts exist between industrial and other areauses, seek ways to reduce impacts through redesign,relocation or other site improvements.

EC4.12 Work with the private sector to coordinate the timingand financing of City utility extensions and related infrastructure to business and industrial sites.

EC4.13 Periodically evaluate and revise City regulations whereappropriate and prudent to facilitate development orrehabilitation of properties to meet contemporary needsof business and industry while meeting other goals andobjectives of this Plan.

EC4.14 Reinvest in and improve public infrastructure in olderindustrial areas in order to retain these existing sites asviable industrial centers.

EC4.15 Encourage business and industrial parks to includeappropriate employee amenities such as recreationalareas, child care, health centers or other similar supportfacilities or services.

EC4.16 Locate industrial/economic development land uses inappropriate areas considering their potential use, impactand expansion in consideration of adjacent land uses andin conformance with the standards called out in theLand Use Chapter of this Plan.


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EC4.17 Facilitate the development of intergovernmental agreements where business/industrial development ispromoted through joint efforts to attract and retainindustry to the area which supports otherComprehensive Plan objectives and goals as stated in EC1.1.


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Education

Few institutions in our lives carry the weight of social responsibility as profoundly as schools. Schools are challenged to educate youth

with everything from their ABC’s to skills in human interaction, teamsports and teamwork, fine arts and self-expression, geography and theInternet, biology and family planning, career and work force preparationto the workings of the universe. Neighborhood schools provide abridge from the family to the community and the world. Schools offerresidential areas a focal point where families interact with one anotheras children grow and prepare for independence. Community collegesand universities provide opportunities for adults to enrich career andpersonal development. Collectively, schools also represent a substantialportion of the taxes paid by residents and businesses. Little wonder,then, that the development of schools evoke strong emotional, financialand social responses.

While schools play a key role in defining a neighborhood area, schooldistrict boundaries are often thought to be coterminous with a city’scorporate limits. However, school district boundaries are not influencedby local growth but have been predetermined by statutory direction. Assuch, it is not unusual for a city to spread into multiple school districtsas it annexes more territory. Depending upon the size and dispositionof different school boards, there may be a need to consider multiplestrategies in the siting, design, and coordination of schools and publicinfrastructure. Petitioning the state to redistrict school boundaries iscomplex and requires the support of the involved school districts andvoters and as a result, is seldom pursued. Intergovernmental agreementsoffer the best opportunity to arrange for cooperative ventures betweenthe affected public entities.

One of the most common and powerful tools used to measure theattractiveness of a community is its K-12 school performance and theavailability of life-long learning opportunities. School locations provideimportant neighborhood identity and a way for residents to relate to oneanother. School attendance boundaries are often determined by thedesign of the community’s streets, population centers and demographics.The safety of school age children in schools as well as in their journeyto school is facilitated by prudent school siting and the public infra-structure in place to support the institution.

City of Greeley 2020 Comprehensive PlanCHAPTER 4 • EDUCATION

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Anymore, schools operate as mini-cities, offering transportation, foodservice, entertainment, recreation, employment, discipline, child care andother related services. Joint utilization of school and civic facilities helpsstretch limited tax resources to support community programs and ser-vices. Ideally, municipal services can complement school programs tooffer an efficient and seamless system of community services.

Schools at every level also have become one of the most significantbargaining chips available to attract higher wage industry and com-merce. As employers seek business locations which will attract a highcaliber work force, the success and reputation of local schools for safety,performance and a competitive advantage for its students is a major con-sideration. Schools also benefit directly from a tax base which containsstrong industrial and business uses. Another attraction in educationalamenities is the presence of a community college which offers life-longlearning opportunities as well as job training for specific employer needs.Higher institutions of learning provide additional opportunities foradvanced degrees and continuing education. A university attracts newvisitors to the community through its student population base as well asthrough special workshops and seminars, academic research resources,and a host of entertainment venues. Student interns often use the com-munity as a laboratory for learning new skills and enhancing local socialsupport services.

Opportunities for City/school district cooperative projects are abun-dant. Conversely, there is also great expense to a community whenschools are poorly sited or designed. A dysfunctional school site designarising from poor location or property access, or imposing structures, canhave a negative impact on the neighborhood and overall community. Inmany cases, difficult school locations and design requires the diversion offunds to perpetually address the inadequacy of the site, such as withschool crossing guards. Perceptions of unsafe or non-competitiveschools, a poorly educated work force, crime potential and human ser-vice demand are incredibly expensive as measured in lost human potential.


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KEY TRENDS

A series of key trends that are related to education in Greeley havebeen identified and are listed below.

• Enrollment is increasing in area school districts. Increasedenrollment is typical in communities that are experiencinggrowth and new development. This increase may result inhigher student-to-teacher ratios and/or the need for addition-al schools as student population grows.

• Achievement levels, based on standardized testing, are increas-ing in some schools and decreasing in others. Decreasingachievement levels may create the perception that the qualityof education is low. However, there are other factors that maybe taken into consideration in determining a true accountingof achievement levels.

• Although District No. 6 continues to lag behind the averagestate graduation rates, rising high school drop out rates in No.District 6 are receiving particular attention.

• Enrollment in charter and private schools appears to beincreasing as parents seek alternatives to the traditional publicschool system.

• Enrollment at Aims Community College has decreased,although key academic areas such as computer science andnetwork administration are increasing. Decreasing enrollmentin technical areas may result in shortages in specialized areasin the work force.

• Enrollment at the University of Northern Colorado isincreasing and more college degrees are being earned, whichmay result in a shortage of jobs in the area for college gradu-ates unless there is a commensurate increase in higher skillemployment opportunities.

• As the municipal area expands into multiple school districts,there will be an increased need for intergovernmental cooper-ation among the City and the school districts.


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You see things as they are; and youask “Why?” But I dream thingsthat never were; and I ask “Why not?”

- George Bernard Shaw


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PROFILE

Greeley has an abundance of educational opportunities to offer thecommunity and region, from the University of Northern Colorado,known for its teacher preparation, special education, music and artsprograms; to Aims Community College, recognized for its GED, col-lege prep, pilot education and industrial support programs. Theseinstitutions offer a wealth of post-secondary educational and life-long learning opportunities not often found in a community the sizeof Greeley and they supplement the educational offerings from thearea school districts.

SCHOOL LOCATION AND DESIGN

The majority of Greeley is currently located within theGreeley/Evans School District No. 6. District No. 6 offers elemen-tary education (K-5), middle school (grades 6-7), junior high (grades8-9) and high school (grades 10-12), with an enrollment in 1999 of14,803 students in the district. The district has 14 elementaryschools, five middle schools, two junior high schools and six highschools (three of which are alternative high schools), includingNorthridge High, which opened in the fall of 1999 with capacity for1,500 students. Many of the district’s elementary schools are usingportable facilities to add capacity to already crowded facilities. TheWindsor District has three elementary schools, one middle schooland one high school. The Eaton and Johnston/Milliken districtseach have two elementary schools, one middle and one high school.Total enrollment in grades K-12 in the past year has been increasingas shown in Table 4.1. This increase correlates to new developmentoccurring in these areas. The Eaton District experienced a peakenrollment in 1995 of 1,363. This figure has nearly been reached bythe 1999 enrollment of 1,361.


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Learning is not attained by chance, itmust be sought for with ardor andattended to with diligence.

- Abigail Adams


As Greeley and the surrounding communities continue toincrease in population, additional pressure will be placed on existingschool facilities and may impact teacher/student ratios. The locationof new schools has a significant impact on land uses in the area sur-rounding a school location. Residential developers seek locationsaround planned elementary and middle schools as a selling point fortheir development, while commercial developers seek locations nearplanned high schools.

SCHOOL ACHIEVEMENT AND PERFORMANCE

Educational achievement levels are measured by the U.S. Bureau ofthe Census for persons over 25 years of age. This data in Table 4.2shows that between 1980 and 1990, there has been an increase in thenumber of citizens who have attended college and a significantincrease in the number of persons holding a college degree.


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Table 4.1:Total Enrollment: K-12 by School District

Year Greeley/Evans Windsor District Eaton District Johnstown/District 6 RE-4 RE-2 Milliken Dist.

RE-5J

1993 12,531 1,864 1,271 1,232

1994 12,973 1,890 1,302 1,229

1995 13,261 2,006 1,363 1,230

1996 13,658 2,116 1,355 1,275

1997 14,092 2,204 1,354 1,368

1998 14,491 2,388 1,348 1,442

1999 14,803 2,360 1,361 1,581


Graduation and drop out rates for area school districts and theState of Colorado are contrasted in Table 4.3. The Windsor SchoolDistrict had the highest graduation rates between 1994/95 and1995/96, at 81.4 and 84.1% and the lowest drop out rate for thesame period, at 2.4 and 2.8%. In contrast, the Greeley/EvansDistrict No. 6 had the highest drop out rates of area school districtsbetween 1994/95-1996/97, with rates at 8.7% and 9.8% during thistime. The Johnstown/Milliken District had the lowest graduationrates in 1994/95, 1996/97 and 1997/98, between 62.5% and 65.1%.The Eaton School District has seen fairly stable graduation and dropout rates over the past five years, although graduation rates have beendecreasing somewhat and drop out rates have also been fluctuating.The Colorado graduation and drop out rates have generally beenbetter than those of area school districts.


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Table 4.2: Greeley Achievement Levels

1980 Percent of 1990 Percent ofPopulation Population

Persons over 25 years of age 27,301 34,405

Less than 9th grade 4,363 16.0% 4,079 11.9%

9th - 12th grade, no diploma 2,736 10.0% 3,977 11.6%

High school graduate 7,880 28.9% 7,764 22.6%

Some college, no degree 5,531 20.3% 7,671 22.0%

College degree 6,791 24.9% 11,024 32.0%

Associate degree 2,396

Bachelor degree 5,383

Grad. or profes. degree 3,245


Alternatives to the traditional public school system are beingfound in charter and private (including religious) schools in theGreeley area. While some of this data is not conclusive, it appearsthat enrollment in these alternative schools is increasing. Two char-ter schools opened in Greeley/Evans District No. 6 in the fall of1997 (Frontier Academy and Union Colony Charter School) andone in the fall of 1998 (Colorado High School). The UniversityLaboratory School also converted to charter school status in 1998.The opening of these schools corresponds with a significant decreasein the number of registered home schooled students in District No.6, from a peak of 139 home-schooled students in the 1996-97 schoolyear, dropping to 91 students in the 1997-98 school year.


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Table 4.3: Graduation/Drop Out Rates

Year/Rate State of Greeley/Evans Windsor District Eaton District Johnstown/Colorado District No. 6 RE-4 RE-2 Milliken Dist.

RE-5J

1994-95 77.4% 73.2% 84.1% 78.8% 64.0%Graduation

1994-95 4.4% 8.9% 2.4% 3.2% 4.3%Drop Out

1995-96 77.7% 72.5% 81.4% 76.9% 78.4%Graduation

1995-96 4.0% 8.7% 2.8% 4.3% 4.9%Drop Out

1996-97 78.5% 75.8% 77.0% 76.3% 62.5%Graduation

1996-97 3.6% 9.8% 4.2% 4.1% 4.5%Drop Out

1997-98 80.1% 76.1% 73.1% 78.3% 65.1%Graduation

1997-98 3.5% 7.7% 4.7% 3.7% 6.6%Drop Out

Dissatisfaction with the world in whichwe live and determination to realizeone that is better, are the prevailingcharacteristics of the modern spirit.

- Goldsworthy Lowes Dickinson


* now a Charter School

NOTE: The provision of enrollment figures by private schools is voluntary. Theinformation above is incomplete, as not every school provided the full datarequested.

WORK FORCE EDUCATION

Post secondary schools in Greeley, Aims Community College andthe University of Northern Colorado, provide additional education-al opportunities for citizens of Greeley, as well as students from out-side the community. Aims offers associate degrees at campuses inGreeley, Fort Lupton and Loveland and is one of the largest com-munity colleges in Colorado. Aims offers more than 1,500 classeseach quarter and is recognized for its programs on pilot educationand industrial and business support and training. Aims has seen adecrease in enrollment in recent years from a peak enrollment dur-ing the 1992-93 academic year, to a low in 1997-98. However,enrollment is climbing again and is expected to continue to increaseover the next several years.


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Table 4.4: Private School Enrollment

Private School Grades 1993 1994 1995 1996 1997 1998 1998Capacity

Faith Ministries K-9 N/A N/A N/A N/A 110 100 150

Dayspring K-12 — — — — — — —Christian

Mountain View K-8 — — — 122 127 136 180Academy

UNC K-12 591 568 572 592 575 556 600Laboratory*

Weld 9-12 — — — 75 day 85 day 85 day 85 dayOpportunity 20 night 40 night

Seventh Day 1-8 — — — 21 25 23 35Adventist

Trinity K-8 — — — — 123 138 145Lutheran


The University of Northern Colorado offers undergraduate andgraduate degrees and is recognized for its nursing, teacher prepara-tion, business, music and arts programs. UNC has seen enrollmentincreases over the past two years, to an enrollment peak in 1999. Ofparticular interest is the increase in full-time undergraduates whichis at its highest since 1991. Based on recently-released Fall enroll-ment figures, the Fall 1999 enrollment has seen a 3% increase overenrollment of Fall 1998. Enrollment in 1999/2000 is expected tocontinue to increase.

SOURCE: Greeley Community Trends Report, UNC Web Page


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Table 4.5: Aims Community College Enrollment (All Campuses)

Year Fall Enrollment Full-Time Part-Time

1990-91 8,836 2,101 6,735

1991-92 9,116 2,261 6,855

1992-93 9,459 2,536 6,923

1993-94 7,909 2,332 5,577

1994-95 6,970 2,111 4,859

1995-96 6,958 2,057 4,901

1996-97 6,872 2,109 4,763

1997-98 6,579 2,007 4,572

1998-99 6,858 2,090 4,768

1999-00 7,171 2,055 5,116

Table 4.6: UNC Enrollment

Year Total Graduate Undergrad Full-Time Percent ofEnrollment Students Total

1995-96 12,642 2,978 9,664 9,555 75.58%

1996-97 12,469 2,917 9,552 9,443 75.73%

1997-98 12,665 2,959 9,706 9,717 76.72%

1998-99 13,040 2,591 10,449 9,917 76.05%

COMMUNITY AND LIFE-LONG LEARNING

Life-long learning is a particular focus of Aims Community College.Known as a “college for the community,” Aims offers courses foreveryone. While the average Aims student is 33 years old, studentsat Aims may be first graders in the summer College for Kids pro-gram, seniors in the Senior Shape-Up classes, or corporate officials.Continuing education courses are also available from UNC. Otherlife-long learning opportunities are offered in the communitythrough the City’s Parks and Recreation Program and the SeniorActivity Center and through various cultural events held throughoutthe community.

Early childhood education is a focus of a number of area agenciesand programs. As a result, the Salvation Army is raising funds to con-struct an early childhood learning center. This center would provideday care and an educational program for children about to enter theschool system. Early childhood education is seen as a high priorityin the community and a way to ensure educational success in lateryears. The Weld County United Way facilitates an early childhoodcooperative of area agencies to address children between the ages of0-3. Agencies such as Family Connections, Bright Beginnings,Headstart and the Family Support Network address early childhoodissues and concerns in the area.

INTERGOVERNMENTAL COOPERATION

As the municipal area is expanded by additional annexations to thenorth, west and south, there will be more areas within the city thatfall within the adjoining school districts of Windsor District RE-4,Eaton District RE-2 and the Johnstown/Milliken District RE-5J.Each of these districts is closely associated with its related commu-nity and varies in terms of enrollment, graduation rates and educa-tional policies and procedures. Expansion into these districts willincrease the need for cooperation between the City and the variousschool districts, to ensure that the districts are involved in planningfor future developments that will impact schools, as well as munici-pal planning of infrastructure needed to serve future school loca-tions.


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GOAL

In order to facilitate the development of productivemembers of the community and society; to sustain animportant quality of life standard; and to support acompetitive and educated work force, communityresources should be managed in a cooperative way tomaximize the efficient use of tax dollars in thedesign, location, operation and performance of thefull range of area educational institutions.


ED1 School Location and Design

In order to locate schools at sites appropriate to the atten-dees, maximize the taxpayer return on the expenditure forschool site development and create a positive focal pointfor the neighborhood in which the school is located thereshould be a coordinated plan to define the size, locationand siting criteria for each type of school; define joint useexpectations between public entities where school sites areinvolved; limit land use and operational conflicts betweenschool sites and adjacent uses and assure that the publicinfrastructure is available to support the safe, efficient andproductive use of the school site.

ED1.1 Coordinate with local school districts in the review ofnew residential development and its expected impact onarea schools.

ED1.2 Discourage rezoning or development of property whichcreates safety impacts to school children or which dimin-ishes residential population in an area which is served bya neighborhood school:

A) land uses adjacent to elementary schools should beprincipally residential in nature; and,


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B) uses adjacent to middle and high schools should beprincipally residential in nature, but may also includeoffice and professional services, and light industry.Retail, restaurants, and entertainment facilities aregenerally discouraged adjacent to school sites.Likewise schools are discouraged from locating adja-cent to such commercial uses (see also policiesLU2.19 and 3.9).

ED1.3 When contemplating land use zoning requests, considerthe proportion of residential and non-residential zonedand developed land within each school district and striveto provide a balanced tax base to adequately support areaschools (see also policies EC4.6, GR3.4A, LU1.1D andPS1.4A).

ED1.4 In the consideration of land use and development pro-posals, support should be given to those projects whichexpand the diversity of housing types as well as popula-tion which could be accommodated by neighborhoodand area schools (see also policy LU2.6).

ED1.5 Explore with school districts the feasibility of establishinga land dedication or “cash-in-lieu” fee for provision ofsites for public academic facilities.

ED1.6 Encourage a coordinated effort with school districts toidentify potential school location sites which anticipateneeds and address the following criteria, differentiated bygrade level:

A) minimum site size;

B) location relative to types of adjacent roadway classifi-cations and proximity to preferred land uses (i.e. resi-dential, offices, retail);

C) attendance area to be served by the school and maxi-mum travel distance;

D) school population size;


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E) school boundary considerations (i.e. students shouldnot be required to cross a street of a certain size des-ignation to get to school; access to school site doesnot present any attractive nuisances or natural hazardsfor children; schools would not be near incompatibleland uses, such as heavy industrial uses with environ-mental or traffic impacts);

F) opportunities to include joint siting of schools andarea parks wherever possible (see also policies ED5.1,LU6.1 and PR1.3); and,

G) identification of pedestrian, bicycle and other non-motorized or mass transit routes which link homeand school destinations in the safest manner (see alsopolicies TR1.3 and 1.7B).

ED1.7 Maintain an on-going dialogue with the University ofNorthern Colorado and Aims Community College tocoordinate campus master planning objectives in order toassure that the students and faculty are well served withinfrastructure, housing, transportation and related servicesin a manner that is safe to the college population and acomplement to the adjacent neighborhoods and areas.

A) multi-family housing should be encouraged to locateproximate to institutions of higher learning;

B) service and retail commercial should be present within a reasonable distance from collegiate campusfacilities; and,

C) public transportation, pedestrian access and bicycleroutes and other non-motorized travel should effec-tively serve and connect campus areas with othercommunity destinations (see also policy TR1.7).

ED1.8 Work with the school districts, community college anduniversity, as well as area libraries, cultural centers andcommunity organizations to link services into a seamlesssystem which helps students maximize school achieve-ment and self-fulfillment.


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A) co-location and joint use of facilities to make broaderuse of a variety of services and resources available tostudents should be encouraged.

ED1.9 In the development of academic facilities, work withCity standards in such areas as site design, architecturalelements and related improvements in order to comple-ment neighborhood features and meet Plan objectivesrelative to community design (see also policy CD2.9).

ED2 School Achievement & Performance

In order to assess school performance in the successful production of students with proficient academic skills;preparedness for academic advancement and/or careerpaths; and the ability to live independently and be contributing members of their community and society, it isimportant to develop and monitor measurement indicatorswhich assess a broad range of student proficiency, includingacademic performance, behavior traits, social skills,problem-solving capability, psychological adjustment, andsense of community.

ED2.1 Work with committees established by local school dis-tricts comprised of local school and community repre-sentatives to:

A) support the school districts in their efforts to meet orexceed statewide averages for student performance asmandated by state testing standards; and,

B) develop an expanded profile of school and studentperformance based upon local values, priorities andmeasurements which reflects a comprehensive rangeof achievements.

ED2.2 Encourage community-wide participation in achievingstudent success through the public education system.Such participation may include, but not be limited to,such activities as:

A) parent and volunteer assistance in the classroom toimprove teacher/student ratios and enrich speciallearning activities;


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B) expansion of school resources, such as equipment,supplies, books and related materials;

C) support of school co-curricular activities and events;

D) access to “loaned” professionals and leaders who mayact as mentors, problem-solvers, and resources for stu-dents and district staff; and,

E) encourage businesses and civic groups to participatein an “adopt-a-school” program to provide supportservices.

ED2.3 Work with the school districts, parents and communityvolunteers to create safe learning environments before,during and after school, and during special events (seealso policy PS4.9).

ED2.4 Support and encourage families to access parenting class-es and early childhood development activities and pro-grams to help ensure that children are prepared andencouraged to learn as they begin school as well asthroughout their academic pursuit. Service delivery tofamilies and their children should be supported throughschool-linked programs and services.

ED3 Work Force Education

In order to prepare students to achieve work force expecta-tions; maximize job satisfaction via appropriate job place-ment; provide training and continuing education opportuni-ties to “re-tool” workers with desirable employment skills; toprovide employers with a trained and productive work force;to provide a dynamic climate for career enhancement andwork productivity, employer expectations and needs in localindustry and business should be assessed and a continuum ofsupport for “education-to-career” activities be provided.

ED3.1 Support programs which increase literacy and that pre-pare individuals to achieve high school equivalency (seealso policies EC3.3 and 3.9).


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A) enhance opportunities for shared space and increasedaccess to literacy programs;

B) provide access to programs which enable individualsto gain communication skills, such as throughEnglish-as-a-Second Language (ESL); and,

C) support tutorial programs which enhance individualachievement.

ED3.2 Work with employers to determine skill, education,experience and work ethic expectations which prepareand enhance individuals as attractive candidates foremployment.

A) provide programs which help match individual apti-tudes and skills with area employers;

B) explore opportunities to enhance “school to work”career tracks for students at all educational levels; and,

C) explore programs which offer mentor opportunitiesor internships with local businesses to enhance careerplacement and job satisfaction (see also policyEC3.10).

ED3.3 Promote programs which encourage “loaned executives”or “shared employment,” such as with a sabbatical type ofleave, between employers as a means of providing “out-side” and temporary support to public agencies where afull-time or permanent employee may not be needed toaid in unique project execution or problem-solvingcapacity.

ED3.4 Work closely with schools and other educational institu-tions and community organizations to develop stronglinkages between education resources, training programsand programs which support employability to reduceunemployment, underemployment and dependenceupon social service agencies (see also policy HS2.5).

ED3.5 Assist in the evaluation of opportunities for local institu-tions of higher learning to support research and technicalassistance to economic development interests (see alsopolicy EC2.5).


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ED4 Community and Life-Long Learning

To enhance enjoyment of the community, provide oppor-tunities for personal growth and development and toimprove the quality of life for the community, therebyenhancing its attractiveness as a place to live and work,efforts should be made to afford all citizens with on-goingeducation and learning environments.

ED4.1 Work with community organizations to improve andenhance educational opportunities for Greeley residentsof all ages.

A) explore opportunities for non-traditional learningenvironments, including atypical media, in the every-day aspects of municipal service delivery;

B) expand volunteer opportunities and resources withinthe community as a means of learning new skills andenhancing organizational strength from citizen partic-ipation (see policy HS2.3);

C) encourage adult education providers to offer a diversevariety of classes, of both academic and non-academiccontent, provided in flexible environments and timesto promote life-long education as both an academicgoal and source of personal enrichment;

D) explore opportunities to “send families to school” byencouraging parental involvement and role modelingby such means as family discounts or other incentives;

E) promote the expanded use of communication tech-nologies for off-site educational and communityinformation access; and,

F) stimulate opportunities for access to educationalopportunities for all age groups, ranging from earlychildhood development programs to elder-garten set-tings (see also HS3.9).

ED4.2 Develop and strengthen museum and library resources,including technological support, in order to promoteaccess to community information, educational resources,and cultural appreciation.


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ED5 Intergovernmental Cooperation

In order to reduce conflict and duplication of servicesbetween governmental entities and districts; to maximizethe taxpayer return on investment in school performance;to enhance the quantity and quality of public facilitiesavailable in the community; to increase access to academicresearch and labor resources; and to increase the quality ofthe student and academic experience and overall commu-nity quality of life, a common set of standards should beestablished to follow in the siting, joint use, and quality ofschools and other public facilities which integrates City andschool objectives and produces an atmosphere of coopera-tion and successful outcome in the delivery of educationalservices to the community.

ED5.1 Develop intergovernmental agreements with area educa-tional institutions which define a coordinated approachto such matters as school siting, facility maintenance andjoint use objectives (see also policies ED1.6 and PR1.3and 3.6).


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Environment

Don’t it always seem as though, you don’t know what you’vegot til it’s gone. They’ve paved paradise and they put up a

parking lot.” So goes the sentiment of a 1970’s ballad.

Probably nowhere is the cost of growth more profoundly exactedthan from environmental resources. As communities expand to servea growing population, areas which have been home to a variety ofnative vegetation and wildlife habitats shrink or are eliminated.Ironically, new developments often select names which reflect thespecies they may be displacing, such as Coyote Ridge, Hawk Hollowor Fox Glen.

Often the features which make an area attractive for developmentare those which support abundant wildlife and natural resources aswell. Water, vegetation, gentle terrain, clean air, pleasant views, andfair weather all offer important features to sustain a community ofpeople and of wildlife. Growth and development does not have todisplace or destroy natural areas, resources and/or wildlife ifthoughtful and deliberate planning is employed. In fact, the abilityfor development to complement and enhance the natural environ-ment assures a critical quality of life standard is retained and will addvalue to development, the community and the ecosystems withinthe region.

City of Greeley 2020 Comprehensive PlanCHAPTER 5 • ENV IRONMENT

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KEY TRENDS

A series of key trends related to the environment in Greeley havebeen identified and are listed below.

• The unique and ecologically significant areas in and aroundGreeley have been identified and there is a growing trend touse sensitive development standards or acquire areas such asopen space.

• Greeley has an adequate supply of water for a growing com-munity. Communities are attempting to reduce water con-sumption through water conservation practices and design.

• Air quality has been improving somewhat. Reducing mobilesource emissions caused by the automobile is a common tech-nique to improve air quality.

• Greeley has been recognized by “Tree City” designationwhich promotes and quantifies the economic value of trees toa community.

• Development pressure is beginning in areas that have impor-tant view sheds and vistas.


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Conservation is humanity caring forthe future.

- Nancy Newhall


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PROFILE

In recent years, there has been an emphasis on the concept of sus-tainable development and creating sustainable communities.“Sustainable” means meeting the needs of the present without sac-rificing the ability for future generations to meet their own needs.This is accomplished by integrating the environment and the econ-omy in decision-making; conserving and enhancing the naturalresource base; and ensuring access to education and health care ser-vices for all citizens. Probably the most important aspect of sustain-ability is the recognition of the sensitive nature and value of ourenvironment and that changes must occur to preserve its dwindlingsupply of non-renewable resources.

RESOURCE SUPPORT

There are a number of unique and sensitive natural areas in andaround Greeley that must be protected and preserved for the enjoy-ment and use of future residents. Some of these areas are also criti-cal from a health and safety standpoint, such as flood plains anddrainage areas and play an important role in the regional naturalenvironment. Chief among these are areas of ecological significance.The Areas of Ecological Significance map was adopted by theGreeley City Council in 1998 and identifies high and moderateimpact areas. High impact areas are generally found along the 100-year flood plain, where ecological character would be severely affect-ed by development. Moderate impact areas are those areas wherethe ecological character would be moderately affected by develop-ment. Related chapters of the Development Code include standardsfor permitting development to occur within these areas as long asspecial attention is given to address the impact of the developmenton the wildlife and vegetation of the area.

The Cache la Poudre River is a key regional feature that links theRocky Mountains to the plains. While the river has played a signif-icant role in the development of area water systems for the past cen-tury, it also serves as a regional drainage channel and recreationalcorridor. The Cache la Poudre River flows through 22 miles ofWeld County before it reaches the confluence with the South Platte


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sustainable - meeting the needs ofthe present without sacrificing theability for future generations to meettheir own needs.

environment - all external condi-tions and influences affecting the life,development and survival of an organism.

area of ecological significance -areas which have significant environ-mental features and attributes, includ-ing critical wildlife habitat and popu-lations, native and unique plant com-munities and valuable natural features.

River east of Greeley. A partnership between Greeley,Windsor andWeld County has resulted in nearly 9 miles of trail being construct-ed in Windsor and Greeley and between the two communities. Theriver and its surrounding lands are identified on the Areas ofEcological Significance map as high or moderate impact areas.Much of this same area is included within the City’s ConservationZoning District, which includes commercial mineral deposits andpermits mineral extraction, farming, parks and permanent openspace.

In 1998, several Northern Colorado cities and towns began towork together to preserve some of the key natural areas and openlands needed in the region to maintain the individual identities ofthese communities. The participating communities were Berthoud,Fort Collins, Greeley, Larimer County, Loveland and Milliken.Johnstown,Windsor and Weld County participated indirectly in thestudy. These communities realized that if existing development pat-terns were allowed to continue, the result would be a large metro-politan area with no apparent boundaries or separations between theindividual communities. The result of this work effort was theNorthern Colorado Community Separator Study, which identifiedkey areas to remain in open space, or where limited developmentmay occur and still retain a sense of community separation. Areasidentified in this study for community separation between Greeleyand Windsor are to the west and northwest, north of the U.S.Highway 34 corridor and between Johnstown and Milliken to thesouthwest. The intent of the separators study is to identify solutionsthat are mutually acceptable with landowners. In some cases, certaintypes and densities of development may be considered appropriatein separator areas and might include techniques such as cluster devel-opment, or specific design requirements to address setbacks, buildingheight and other design elements. In other areas, acquisition ofproperty, or the purchase of development rights to keep the proper-ty from being developed, may be considered the best approach tomaintain community separation.


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Caring for the land goes hand inhand with caring for community, andbeing of service to a larger worldholds both great promises and greatheartaches.

- Peter Forbes

development rights - the right todevelop property.

community separator - an areathat serves as a physical and/or visualseparation between communities.

WATER RESOURCES

With an average annual rainfall of 12 inches, Greeley is located in asemi-arid climate. The development of a water supply system wasnecessary in order for the area to thrive. Irrigation ditches wereconstructed as early as 1860 and by the time Nathan Meeker and hisUnion Colonists arrived in the Greeley area, there were a number ofirrigation ditches already constructed. Water rights became a part ofthe Colorado Constitution in 1876 and two years later, the Divisionof Water Districts and Water Commissioners was established. By the1890’s, there were so many ditches and canals draining area riversthat reservoirs were constructed for water storage. The City’s firstgravity water system was completed in 1907 and used 36 miles of20" diameter wooden pipe to bring water from the Cache la PoudreRiver to Greeley. By 1937, the Colorado-Big Thompson Project(C-BT) was started to provide a way of getting water from theColorado River to the dry areas east of the mountains. TheNorthern Colorado Water Conservancy District was formed tooversee the C-BT project which was completed in 1956. In 1985,the Windy-Gap Project was completed to supply additional water toC-BT facilities. In 1999, the Water and Sewer Department began aWater Master Plan to determine expected demand for the next 50years and identify alternative ways of meeting this demand. As thepace of development has continued through the 1990’s, water hasbecome an even more significant and scarce resource. Recent pur-chase prices for C-BT water units have reportedly reached as highas $14,000 per unit, up from a 1996 unit price of $1,850 (Note: oneunit is equivalent to .75 acre feet).

The City of Greeley distributed water in 1997 to 86,000 usersusing 138.63 miles of transmission lines. Another 345.49 miles ofdistribution lines deliver water throughout the City. In addition toserving its city customers, water and water treatment are also pro-vided to Evans, Con-Agra, Kodak, Milliken and portions ofWindsor. Table 5.1 shows historic production/consumption ofwater. Between 1991 and 1993, water consumption dropped from ahigh of 8,058 million gallons in 1990 to a low of 7,709 million gal-lons in 1993, before peaking again in 1994 at 8,560 million gallons.


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water rights - a decreed right to use,in accordance with its priority, a por-tion of the waters of the state by rea-son of the appropriation and use ofthe water.


* Includes Greeley, Evans, portions of Windsor, Con-Agra and Kodak

The City of Greeley requires raw water dedication at the time ofdevelopment in order to receive water service. A cash in-lieu rateper acre-foot of water is permitted for raw water obligations of lessthan six acre-feet, or to supplement raw water dedication by up tosix acre-feet. A typical raw water dedication for a single-familydevelopment is three acre-feet of raw water for every acre of devel-oped land. Cash in-lieu rates vary, depending on the actual price ofC-BT water. In February of 2000, the cash in-lieu rate per acre-footof water was $10,000. In comparison, this rate was $300 in Januaryof 1974.

In recognition of the significance of water as a development tool,the City established an Industrial Water Bank program which pro-vides raw water credits to eligible industrial developments as anincentive for location and expansion in Greeley.


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Table 5-1: Historic Production/Consumption of Water*

Year Gallons (Millions)

1910 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,008

1920 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,611

1930 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,654

1940 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,894

1950 . . . . . . . . . . . . . . . . . . . . . . . . . . . no data

1960 . . . . . . . . . . . . . . . . . . . . . . . . . . . no data

1970 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4,256

1980 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6,629

1990 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8,058

1991 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7,959

1992 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7,756

1993 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7,709

1994 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8,560

1995 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7,660

1996 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8,322

1997 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8,178

The United States has six percentof the world’s population and usessixty percent of the world’s resources.

- John McPhee

raw water - the water rights adeveloper must dedicate to theCity of Greeley in return for water service.

acre-foot - the volume of waterone-foot deep covering an acre ofland.

Industrial Water Bank - a quan-tity of low-cost water rights ownedby the City, which can be offeredby City Council as an economicincentive to encourage industrialdevelopment.

In 1995, the City’s Water Board adopted a water conservation planto address the City’s growing water needs as the population exceed-ed 60,000. This plan suggested techniques for water conservationinside the home, as well as for the lawn and garden. The plan alsosuggests the selection of low-water plant materials and proper plant-ing methods can reduce the amount of water needed for irrigationpurposes. Another technique being evaluated is the use of non-potable water for irrigation purposes. Non-potable water has notbeen treated to drinking water standards, but is safe to use for irri-gation and other outside purposes, such as washing a car. A separatewater system is necessary to deliver non-potable water for customeruse so that potable water supplies remain pure.

AIR QUALITY

Greeley is part of the North Front Range Transportation and AirQuality Planning Council, which along with area health depart-ments and municipalities, monitors air quality in the North FrontRange. The National Ambient Air Quality Standards are used toevaluate carbon monoxide, ozone and PM-10 (particulate matter).Monitor locations for carbon monoxide and ozone are at 8thAvenue and 15th Street, while the PM-10 monitor is at HospitalRoad and 15th Street. During 1997, ozone and particulate matterwere highest and may be due, in part, to the agricultural uses thatexist in and around the community. Meteorological conditions canalso affect air quality. Since 1982 when the levels of carbon monox-ide and ozone have been monitored in the community, levels havefluctuated. There has been one instance of the standard beingreached or exceeded for carbon monoxide and twice for ozone dur-ing this 17-year period. Particulate matter has been monitored inGreeley since 1986 and during this 13-year period, there have beenno violations of the PM-10 standards.

A free, voluntary program by the Northeast Colorado RegionalPollution Prevention Program (NCRP3) focuses on protecting theregion’s air and water quality. This program is a partnership betweenBoulder, Larimer, Weld and Northeast Colorado HealthDepartments and provides information, seminars and on-site techni-


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non-potable water - water that isnot suitable for drinking or cookingpurposes.

potable water - water that is suitablefor drinking and cooking purposes.

National Ambient Air QualityStandards - standards administeredby the Federal EnvironmentalProtection Agency (EPA) for specifiedair pollutants, including carbonmonoxide, ozone and suspended par-ticulates.

cal assistance on pollution prevention for small businesses. Thisapproach differs from the traditional focus of treating and disposingof wastes by using alternative materials and/or modifying operationsto reduce pollution and hazardous waste generation. Other pollu-tion reduction programs are available in the area and focus more ontransportation-related pollution, such as car pooling, the use of masstransit (The Bus) and van pools (Van Go).

In 1996, the City of Greeley created a phoneline to field odor-related complaints. Since that time, there have been 1,298 odorcomplaints and the number of complaints vacillated from a high of650 calls in 1997 to a low of 230 calls in 1998. Calls in 1999increased over 1998 by 128 calls. The public purchase and elimina-tion of the Meyer feedlot near the Greeley/Weld County Airporthas significantly reduced the number of odor complaints from thisarea of town since the feedlot is no longer in operation. The City’sDevelopment Code amortizes animal confinement uses, includingfeedlots, over time with the intent of relocating such uses from themunicipal area into the rural areas of Weld County.

A related feature of air quality is noise levels. The City has a noiseordinance that specifies the maximum decibel levels that are permit-ted by zoning district, as well as the hours during which activitiessuch as construction may take place. Enforcement of this ordinancerests with the Greeley Police Department.

Lighting is another factor related to air quality. Recent satelliteimages of Earth show a significant amount of light visible from spacein urbanized areas, reducing the visibility of the night sky. There aresome land uses, such as auto sales, that traditionally rely on high lev-els of lighting for their sites. Promotional activities for some landuses may include the use of spot lights aimed across the sky to drawattention to a particular location or activity. Excessive lighting incommercial or industrial areas negatively impacts nearby residentialland uses when it is visible from beyond the site where the lightsource is located. Such lighting should either be minimized or beadequately buffered so that there is no light spillage beyond the site.


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URBAN FOREST

Greater attention has been given in recent years to the urban forest,which encompasses a community’s tree resources. Urban forests areone of a community’s greatest resources, particularly for a plainscommunity such as Greeley. Trees can remove air pollution, reducehousehold energy consumption by providing shade in summer andallowing the sun through in winter and provide refuge for urbanwildlife. As irrigation was brought into the community, residentswere able to grow a variety of trees that are not native to this area.While many trees tend to grow slower in this semi-arid climate,many species thrive with proper irrigation and care. Greeleyreceived “Tree City” status in 1980.

The City requires trees as part of the landscaping requirements forparking lots, perimeter treatments of new developments and inbuffer yards. One of the lessons learned in past years has been toplant a wider variety of trees so that if a disease strikes a particularspecies, it will not have a devastating affect as did Dutch Elm diseaseseveral decades ago.

RESOURCE MANAGEMENT

Since the 1970’s, there has been an increasing emphasis on the man-agement of natural resources, particularly for non-renewableresources and a focus on energy conservation. Building codes estab-lish minimum energy conservation standards through insulation andbuilding design requirements. The use of solar energy and tech-niques such as siting buildings to take advantage of solar orientationwere popular in the 1970’s and 1980’s and are still required in somecommunities. A more recent approach has been to use “green”building and construction practices and materials. These practicesinclude the use of renewable resources such as solar, wind and geo-thermal power, recycled and recyclable building materials and theuse of sustainable development practices, which would discouragedevelopment from areas of ecological sensitivity and in areas whereroads and services do not already exist.


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urban forest - the trees growingwithin an urbanized community.

conservation - management of anatural resource to prevent exploita-tion or destruction.

green construction - methods usedfor construction of buildings that areearth and people-friendly, protectinghuman health and having little impacton the environment.

recycling/precycling - the processby which waste products are collected,separated, stored and reduced to rawmaterials and transformed into newand often different products.

A community’s land use pattern can have a significant affect onour natural resources and the resulting quality of life. Communitieswith a lower density and isolated land use pattern such as Greeley’smeans that greater travel distances are required for trips from hometo work and to shopping and recreation activities. This takes moretime, contributes to increased air pollution levels, increases the costof operating a vehicle and increases the amount of traffic and con-gestion on city streets. A more dense, compact development patternthat includes mixed land uses means that residents have a shorter dis-tance to travel for their goods and services and to work and leisureactivities. In an ideal sense, residents should be able to walk or bicy-cle to work and to nearby stores for shopping and to parks for recre-ation, or to take a bus, rather than drive their car. The changes thatare needed to encourage this type of community mean that newtypes of development, offering increased densities and mixed landuses must be encouraged. Increased densities can be accomplishedby providing a greater range of housing unit types and sizes, ratherthan the traditional large, single-family detached lot. Behavioralchanges will also be needed to encourage citizens to give up theirautomobile for at least part of the time and to rely on alternativemodes of transportation, such as walking, bicycling, taking a bus orcarpooling.

Waste management is a major element in resource management.Area waste hauling is provided by private companies, some of whichdo offer curb-side recycling services. The area landfills are alsoowned and operated by private companies. Weld County instituteda surcharge on waste disposal several years ago. Funds from this sur-charge are used to support the county Household Hazardous Wastefacilities and programs and to repair county roads impacted by wastehauling activities. The Household Hazardous Waste program oper-ates facilities at a central site in Greeley and a south Weld site nearDacono. These facilities collect such things as empty aerosol cans,ceramic glazes, solid fertilizers, paints, shoe polish and nail polish ifcompletely dried. The program also provides information on howto dispose of materials that are not accepted at these sites, as well asnon-toxic alternatives for commonly-used hazardous products suchas fertilizer, weed killer and mothballs.


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Can our wealth, our technology andour political ability produce a livableurban environment, or are wedamned to live in the waste of ourmistakes? This question may well be one of the crucial tests of our civilization.

- Lawrence S. Rockefeller

natural resources - natural ele-ments relating to land, water, air,plant and animal life of an area orcommunity and the interrelationshipof these elements.

hazardous materials/waste - shallmean any substance or materials thatby reason of their toxic, caustic, cor-rosive, abrasive, or otherwise injurious properties, may be detrimental or deleterious to thehealth of any person handling orotherwise coming into contact withsuch material or substance, or whichmay be detrimental to the naturalenvironment and/or wildlife inhabiting the natural environment.

The Greeley/Weld County area has a significant mineral resourcebase in the form of gravel, oil and gas deposits. State requirementsare that gravel deposits must be mined prior to development of thesurface of the land. The majority of the commercial-grade graveldeposits are found along the area rivers and the reclamation activi-ties that occur after mining generally result in the creation of a seriesof ponds or lakes, which can provide attractive recreation opportu-nities or areas for future development. Oil and gas wells are foundthroughout the county and occur within the city limits, as well. Themineral rights for oil and gas deposits are usually under differentownership than the ownership of the surface of the land. This resultsin oil and gas wells often occurring in and adjacent to development.As a result, the City’s Development Code prescribes setbacks andspacing for oil and gas wells and related tank batteries from residen-tial and other types of development. Safety is a key factor in theestablishment and enforcement of these setbacks. The Code alsoencourages efforts at designing such facilities to better blend-in withthe natural environment through the use of color and/or siting orbuffering techniques.

DEVELOPMENT CONSIDERATIONS

The City’s Development Code has a number of sections that addressdevelopment considerations and requirements that are related to thenatural environment. Key areas include regulations for hillsidedevelopment, areas of ecological significance, erosion control andflood plain/storm water management. The Hillside Developmentstandards apply to areas where natural slope exceeds 15% andinclude standards for grading, building siting, building height, archi-tecture, landscaping and streets and driveways. The intent of thesestandards is to design development to work with the land, ratherthan alter the land to accommodate the development.

Erosion control plans and storm drainage reports and plans arerequired for all new development activities in Greeley. These reportsand plans are intended to ensure that development can occur in sucha way that does not impact other property. Storm drainage require-ments determine how a development will handle storm waterrunoff, which increases as a result of creating hard-surfaced areas ona site which was previously vacant. There are also development stan-


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Development Code - the City ofGreeley’s Zoning and Subdivision regulations, adopted in 1998 andamended in 1999.

flood plain - an area which is adjacent to a stream or watercourseand which is subject to flooding as aresult of the occurrence of an inter-mediate regional flood and which isso adverse to past, current or foresee-able construction or land use as toconstitute a significant hazard to public health and safety or to proper-ty. This term includes but is not lim-ited to, mainstream flood plains, debrisfan flood plains and dry wash channelsand flood plains.

dards for development and construction activities that can take placewithin the 100-year flood plain, to ensure that property and life isnot endangered.

COMMUNITY ENVIRONMENTAL EDUCATION

There is an increasing need for community environmental educationand in particular, for targeting this information to children andyouth. Establishing good habits for recycling and understanding ofand respect for the natural environment at an early age can result infuture generations that are more sensitive to limited naturalresources. The Household Hazardous Waste program and the WeldCounty Health Department offer a variety of information on recy-cling and the philosophy of “reduce, re-use and recycle.”

VIEW SHEDS AND IMPORTANT CORRIDORS

Greeley’s setting is unique, with its position near the western edge ofthe plains, surrounded by agricultural lands, and wide vistas of theRocky Mountains to the west. One of the most impressive views isalong the U.S. Highway 34 corridor, west of Highway 257. Otherimportant view sheds include the Poudre River Trail Corridor,Sheep Draw and the bluffs near “O” Street, on the north side. Mostpeople take these views and vistas for granted, assuming that theywill always be present. Concerns are often raised only when it is toolate and the views are either gone or are diminished by buildings orstructures. Others may not yet realize the value of such expansiveviews as part of Greeley’s setting and as important entryways into thecommunity. Greater consideration with respect to the placementand design of buildings and structures at blending in with the natur-al environment is needed. Taller buildings, communication and util-ity towers are all common things to live with, yet when placed with-in a view shed or corridor, their visual impact can be overwhelm-ing. Attention to such things as building siting or placement at theedges of view corridors, architectural design, height, mass, materialsand color can be used effectively to enhance a view shed or vista.


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view shed - the surface areas fromwhich a viewpoint is seen.

The amount of agricultural open space that surrounds Greeleyenhances the community’s setting. However, as the communitygrows and more development occurs, agricultural lands will becomeeven more important to Greeley’s setting. Greeley was founded onagricultural-based utopian principles which emphasized stewardshipand respect for the land. This sense of stewardship continues in theagricultural community today. However, many urban dwellers donot understand the role agriculture played and continues to play inthe Greeley/Weld County economy. A disturbing trend is theremoval, by sale, of water rights from agricultural land for develop-ment purposes outside the region. Colorado has Right-to-Farmlegislation which is intended to protect farmers from unjustifiedcomplaints that would be disruptive to farming. This legislationacknowledges the importance of farming and that there are variouscritical practices related to farming, such as early morning hours ofoperation, odor and the use of equipment that can result in noise.


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To say,“This is my home and I careabout it enough to protect it” is theessence of citizenship, and to act onsuch words moves us from isolation to community.

- Peter Forbes

Right-to-Farm - the right to con-duct agricultural-related operationsand activities without being found tobe a public or private nuisance.


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intern1


GOAL

In order to promote a high quality of life; promotesustainable community development; provide attrac-tive community design; provide good stewardship ofnatural resources required for community develop-ment; and, to preserve and protect important nativewildlife and habitats, all development will bedesigned to minimize and balance environmental anddevelopment impact.


EN1 Resource Support

In order to encourage a growth pattern for the city thatpreserves unique and sensitive natural resources and areas;minimizes impacts and hazards associated with flood plainsand drainage ways; and supports native wildlife and habitats,on-going attention should be afforded the identification,mapping and regulation of such sensitive areas in concertwith new and infill development projects.

EN1.1 The City’s Areas of Ecological Significance map is herebyadopted as part the Comprehensive Plan and should, here-after, be reviewed annually, or more often if new data isavailable in conjunction with pending development, forupdates and refinement concerning the location of sensi-tive natural resources (see also policies LU7.2 and 8.6 andPR2.5).

EN1.2 Cooperate with other area jurisdictions to develop pro-grams for the preservation of areas of environmental sig-nificance such as river corridors, gravel mining reclama-tion sites, scenic views and open space and communityseparator areas.

EN1.3 Support the development of the Poudre River TrailCorridor for natural resource and habitat preservation aswell as for educational use and enjoyment by the publicin an appropriate manner (see also policies CD1.14,LU8.6 and PR2.16).


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habitat - areas that contain adequatefood, water and cover to enable one(1) or more species of wildlife to livein or use the area for part of all of theyear and which typically consists ofnatural or planted vegetation, alongwith one (1) or more sources of wateravailable in the area or adjacent areas.

EN1.4 Consider wildlife movement corridors in the siting anddevelopment of urban uses to assure that native speciesare able to access habitats without human interference.

EN1.5 Support efforts to manage and control non-native vege-tation in order to prevent invasive displacement of nativespecies of plants and animals.

EN2 Water Resources

In order to protect, maintain and improve the quality andquantity of water available to Greeley residents, the Citywill undertake efforts to manage the system of groundwa-ter, surface water, and storm water in planning for futurecommunity needs.

EN2.1 Protect the drinking water supply available to city resi-dents by designating domestic use of the City’s waterrights as superior to any other use.

EN2.2 Secure the economic vitality of the community in itsability to attract and “grow” desired business and industryby purchasing raw water rights.

EN2.3 Protect the quality of its water sources by meeting orexceeding all Colorado Primary Drinking Water stan-dards and assure the integrity of its drinking water sup-plies through timely testing and quality managementpractices.

EN2.4 Promote the most efficient use of water through conser-vation and related practices which include, but are notlimited to:

A) review and revision of building codes, as appropriate, torequire the installation of contemporary “best manage-ment practices” energy efficient fixtures and conserva-tion measures;

B) education of the public in the use of efficient andcost effective water conservation practices;

C) review and revise land use development codes, asappropriate, to encourage the use of drought-resistantand xeric plantings in landscape treatments;


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wildlife movement corridor - abelt, band, or stringer of vegetationor topography that provides a com-pletely or partially suitable habitatfor animals to follow during daily,periodic, or seasonal movements.

native species - plants or animalsthat are naturally found within anarea.

non-native vegetation - vegeta-tion that is not naturally foundwithin an area.

invasive displacement - thereplacement or eradication of nativespecies of plants by the spreading ofnon-native plants.

ground water - the supply offreshwater under the surface in anaquifer or geological formation thatforms the natural reservoir forpotable water.

Colorado Primary DrinkingWater Standards - those standardsused for treating drinking water inColorado.

best management practice -state-of-the art technology asapplied to a specific problem.

xeric - a form of landscapingintended to conserve water.


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D) explore incentive programs which encourage practicesand installations which conserve water; and,

E) consider the development of a water rate structurethat provides incentives for the efficient use of waterand reflects actual costs of service.

EN2.5 Promote the use of non-potable water for irrigationwhen it is available as a viable and efficient alternative totreated water (see also policy PR2.15).

A) develop incentives to encourage the use of non-potable water in landscape or other appropriatemeans; and,

B) explore the extension of water lines to serve largergroups of users and along primary roadways to pro-vide non-potable water to landscaped medians.

EN2.6 Evaluate aquifers, groundwater recharge areas and sourcesof groundwater pollution within Greeley watersheds andformulate appropriate protection programs. Considerthe effects of non-point source pollution including agri-cultural use, landscape turf fertilization, storm sewerdrainage to return water flow quality (see also policiesTR1.13 and 3.3).

EN2.7 In conjunction with the annual review and update of the“Areas of Ecological Significance” map review and revisearea wetland resources to assure accuracy in identificationof such natural resources.

EN2.8 Develop programs to protect and enhance area wetlandsas a component of open space and natural habitat corri-dor preservation.

EN2.9 Discourage the destruction of any wetlands by requiringappropriate mitigation measures in conjunction with anysite work or development activity.

EN2.10 Evaluate the merits of a program to aid in the develop-ment of new wetland areas as a tool to restore naturalhabitat and to improve water quality.

EN2.11 Develop minimum standards which must be achievedbefore acceptance of wetland areas which have beenimpacted or re-created in conjunction with develop-ment. Consider a requirement to install native vegeta-tion as part of such standards (see also policy PR2.13).

aquifer - a geologic formation thatcontains a usable supply of water.

ground water recharge areas -those areas in which the replenish-ment of underground water suppliestakes place.

non-point source pollution - airpollution from a non-definable source.

EN2.12 The City should complete a basin-wide storm drainagestudy to identify sites to acquire and develop as areastorm drainage detention facilities in order to accomplishmore effective, attractive, and useful improvements withinthe community (see also policies CD3.7, GR2.2, LU6.3and PR2.12).

EN2.13 Review and revise floodplain regulations, as necessary, toencourage the use of such areas as well as major drainagefacilities for recreation, open space, and other appropriateuses that would preserve the natural environment andminimize potential for property damage or risk to lives(see also policies EN6.4 and 6.5, PR2.14, and PS2.2).

EN2.14 Ensure that water delivery from ditches is sustainedthrough active maintenance programs.

EN2.15 Evaluate the feasibility and advisability of establishingand maintaining minimum stream flows.

EN2.16 Review and revise, as appropriate, development standardsin order to encourage the sensitive, effective and desir-able incorporation of water elements into site design insuch a way as to protect water interests and create morenatural and appealing development design and function.

EN2.17 Cooperate with regional interests in the effective andefficient management of water interests in planning forfuture area growth (see also policy GR2.1).

EN3 Air Quality

In order to protect and promote a healthy, pleasant, andeconomically viable community, the quality of the air mustbe improved to minimize offensive odors and have a mini-mum of pollutants.

EN3.1 Maintain an aggressive posture in the identification,tracking, management and reduction of offensive out-door odors through efforts which shall include, but notbe limited to the following activities:


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A) disallow the establishment of any new animal con-finement facilities within the city and amortize theexistence of any such operations within a reasonableamount of time once urban development in proximi-ty of the use is imminent;

B) disallow the establishment of any new businesses orindustry which will create offensive outdoor odors;

C) in conjunction with affected business and industry,seek methods of reducing odor emissions generatedfrom current operations; and,

D) work with other governmental entities to formulatestrategies for the elimination of odor generating usesin and around urban populations, and particularlywithin expected urban growth boundaries.

EN3.2 Maintain full compliance with federal air quality stan-dards and reduce stationary and mobile source emissionsof pollutants with special emphasis placed upon efforts toreduce pollutants which cause adverse health effects andimpair visibility (see also policy TR1.14).

A) consider limits to road sanding and other snow/icetreatments, wood burning fireplace installations, andagricultural burning practices; and,

B) work with area farmers to limit air quality impactsthrough crop management practices.

EN3.3 Integrate air quality planning into the transportationplanning and traffic management processes, encouragingalternatives to travel in single occupant vehicles (see alsopolicy TR3.1).

A) prioritize pedestrian travel within the City’s trans-portation system;

B) support bicycle travel as an integral component of thetransportation network;

C) support efforts to enhance mass transportation formsof travel;

D) encourage good car maintenance practices; and,


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mobile source emissions - air quality emissions that come frommobile or moving sources, such asautomobiles.

E) initiate and support public education and awarenessprograms concerning the environmental impacts andcosts of travel choices and viable alternatives, includ-ing telecommuting, commuter trip reduction pro-grams, and a variety of transportation demand man-agement (TDM) strategies (see also policy TR1.7).

EN3.4 Explore, recognize and reward the use of alternativefuels, energy-efficient modes of travel, and other envi-ronmentally-sound technologies. (see also policiesEN3.7, LU2.11.C and TR3.4).

EN3.5 Incorporate air quality objectives into the land use plan-ning and development process by encouraging land usepatterns which reduce travel and air emissions.

A) evaluate all zoning and land use development requestsfor their impact on air quality (see also policyLU1.1Dii); and,

B) discourage developments which do not prioritizepedestrian movements within the project area orneglect interconnectivity to adjacent developments orprojects (see also policy TR1.2).

EN3.6 Minimize exposure to excessive and disturbing noise byreviewing and amending, as appropriate, daytime andnighttime noise ordinances.

EN3.7 Minimize noise conflicts through improved land userelationships, with special attention afforded the impactof transportation and industrial facilities and properacoustical design (see also policies LU2.11, and TR1.15and 3.4).

A) evaluate the need for sound barrier walls adjacent toexisting residential areas which are adjacent to majorarterial roads; and,

B) disallow land use requests which will result in con-flicts between the operations of disparate land useswith regard to noise generation or require substantialbufferyard treatment to abate noise impacts from theparty suggesting a different land use than the prevail-ing development in an area.


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EN3.8 Through land use development, encourage the efficientuse of outdoor lighting to reduce light pollution andconserve energy without compromising public safety.

A) adopt and enforce standards for illumination levels forvarious types of development;

B) minimize glare and the halo effect from lighted areasthrough standards which require shielding techniquesto direct light away from reflective surfaces, rights-of-way and adjacent land uses; and,

C) promote the use of energy-efficient lights in munici-pal applications and throughout the city.

EN3.9 Reduce ambient air temperature produced by “urbanheat islands” created from large areas comprised fromasphalt or dark materials such as roads, parking lots androof tops (see also policy TR3.2).

A) pursue collection of data from national studies dealingwith alternatives to using vast amounts of dark mater-ial such as asphalt on roads, parking lots and roof tops(see also policy TR3.2).

B) actively develop standards to use in future construc-tion to minimize “urban heat island” effects (see alsopolicy TR3.2).

EN4 Urban Forest

In order to enhance the beauty and comfort of the community; provide a natural habitat for urban wildlife; theurban forest within and around the city should be protect-ed and expanded.

EN4.1 Actively manage the tree population within area parks,open spaces and rights-of-way as a primary objective.

EN4.2 Protect selected trees by utilizing proper pruning andtree care to achieve compatibility with other urban needsand support of a diverse ecosystem which is moreresilient to insects, disease and climate changes.

EN4.3 Cooperate between City departments and other govern-mental entities to address conflicting tree-related issueson City-owned properties and rights-of-way.


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urban heat island - a dome or bub-ble of increased air temperature thatforms over a city or community that:results in increased day and night tem-peratures; impacts and enhances theproduction of harmful ground levelozone layers (smog); causes greaterstress on humans and machinery;increases financial expenses; creates acommunity’s own weather system.Urban heat islands are created whenvegetation is removed and replaced bylarge areas of dark material, usuallyasphalt on roads, parking lots, androofs.

EN4.4 Encourage the planting and maintenance of nativespecies of trees, shrubs and other vegetation to encouragenative wildlife and minimize demands for water.

EN4.5 Weigh the value of trees when resolving infrastructureconflicts; select and plant appropriate tree species onpublic rights-of-way which maximize benefits from theplantings while protecting the safety of area residents.

EN4.6 In land development applications, where appropriate,give recognition and credit for existing tree and vegeta-tion cover and consider tree replacement when removalis unavoidable.

EN4.7 Protect and retain trees and groups of trees of significanthistorical, cultural, horticultural, environmental, and aes-thetic value (see also policies CD1.7 and 1.9, CU1.2,LU2.10 and RE3.4).

EN4.8 Encourage stewardship practices associated with manage-ment of the urban forest among community residentsthrough education, training, and volunteer participationin community programs which care for such environ-mental infrastructure.

EN4.9 Reinforce the City’s designation as a “Tree City”through support of tree plantings in public areas includ-ing street rights-of-way (see also policy CD1.8).

EN5 Resource Management

In order to maximize the efficiency of resource use in thearea and to encourage the use of renewable resources, theCity will seek to incorporate short-and long-term environ-mental costs into resource planning decisions.

EN5.1 Promote the conservation and efficient use of energythrough a review and revision of building codes, asappropriate, to require new buildings to incorporate up-to-date conservation measures.

EN5.2 Provide leadership by example in improving energy effi-ciency in all City operations and programs.


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A) upgrade the energy efficiency of existing municipalbuildings;

B) assure energy efficiency in new construction; and,

C) encourage programs which assist low- and moderate-income families to access support in the installation ofenergy efficient home improvements.

EN5.3 Through land use development, encourage the conserva-tion of energy through policies and regulations govern-ing placement, orientation, and clustering of develop-ment, such as:

A) more intense land use patterns;

B) mixed and multiple use developments which reducethe need for automobile traffic;

C) development of mass transportation corridors; and,

D) solar collection opportunities through building orien-tation and site design (see also policy LU5.2).

EN5.4 Reduce solid waste through measures which emphasizerecycling and reuse and proper disposal.

A) encourage innovative reuse of yard waste throughcomposting and mulching;

B) pursue programs which encourage the creative treat-ment of wastewater and composted wastewatersludge;

C) encourage programs which provide precycling andsource separation recycling programs, such as curbsiderecycling for households and businesses;

D) encourage a shift from land fill disposal to alternativesthat more effectively conserve energy and naturalresources; and,

E) continue partnerships with other governmental enti-ties and private operations to reduce solid waste andemphasize precycling, recycling and reuse throughincentive programs and waste disposal fee structures.


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solid waste - unwanted or discardedmaterial, including waste materialwith insufficient liquid content to befree flowing.

EN5.5 Minimize the public’s exposure to hazardous waste, andprevent hazardous waste contamination through thefacilitation of proper use and disposal.

A) cooperate with the Household Hazardous Waste Sitein providing educational support to increase publicawareness and to encourage proper waste disposal ofhousehold hazardous material;

B) work together with other governments and commu-nity organizations to acquaint the public with non-toxic alternatives, pollution prevention, and responsi-ble use and disposal of hazardous waste.

C) encourage public and private efforts to reduce the useof chemical herbicides, pesticides, and fungicides.Through this Plan, commit the City to the use ofintegrated pest management, emphasizing the selec-tion of the most environmentally sound approachwith the intention of reducing or eliminating thedependence on chemical pest control strategies; and,

D) update a hazardous material truck routing plan toassure the safe and predictable transport of hazardousmaterials to and through the city (see also policiesHS3.7, PS2.4 and TR2.4B).

EN5.6 Work with other community partners to assess theeffects of household hazards in the form of lead-basedpaint, radon, asbestos, carbon monoxide and other poten-tial indoor hazards; and support continued efforts to edu-cate residents on the identification and management ofsuch household hazards (see also policies HS3.7A, RE1.6and PS2.4C).

EN5.7 Support green construction practices to assure energyefficiency in new development. Promote sensitive sitingof improvements to take advantage of free energy andsupport the use of recycled and alternative buildingmaterials.


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EN5.8 Delineate deposits of subsurface resources, such as aggre-gate material and oil and gas, and encourage the extrac-tion of such materials in advance of surface developmentin accordance with state law (see also policy GR2.3).

EN5.9 Review and revise, as appropriate, local regulations relat-ing to the extraction of subsurface aggregate materialwhich mitigates impacts to the natural environment, sur-rounding neighborhoods and properties and which pro-vides for the review of reclamation plans.

EN5.10 Pursue cooperative efforts with other jurisdictions toaddress concerns relating to mineral extraction activity,proposed mining sites, and reclamation plans.

A) seek corridor treatments in the reclamation processwhich facilitate the re-establishment of the disturbed,natural environment and minimizes loss of otherresources, such as water.

B) promote site development standards which accom-plish the re-establishment of wildlife habitats throughcreative reclamation design.

C) carefully balance economic benefits from miningactivities with the social cost related to the alteredenvironment.

EN5.11 Maintain minimum setback and site design standardsfrom oil and gas wells and tank batteries which protectthe public’s interest through attention to safety and com-patibility issues relative to adjacent properties (see alsopolicy PS2.3).

EN6 Development Considerations

In order to support the reasonable coexistence of humanand natural environments, the City should adopt develop-ment standards which minimize impacts to natural areaswhile protecting the health and safety of the developingurban community.

EN6.1 Maintain development standards which define the appro-priate level of construction and design in areas whereslopes and hillsides are prevalent (see also policy PS2.5).


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mitigate - mechanism for address-ing undesirable impacts on the nat-ural environment. alleviating orlessening the impact of develop-ment.

A) require development on hillsides to adhere to engi-neering standards of slope stability and safety; and,

B) set forth standards to minimize aesthetic concernssuch as the placement of structures along slope ridgeswhere they become “profiled”, promotion of a sensi-tive color palette, and minimizing artificial structureswhich would be necessary to limit drainage and ero-sion concerns.

EN6.2 Adopt and vigorously enforce erosion control standardswhich manage construction activity and limit impacts toadjacent properties from silting and fugitive dust.

EN6.3 Preserve and enhance the functional and aesthetic quali-ties of drainage courses and waterways by using, in gen-eral, a non-structural approach to flood control whichemphasizes a natural appearance. Where structural solu-tions are used, they should be consistent with the adopt-ed master plans for the neighborhood or area.

EN6.4 Prevent new development in floodway areas and retainsuch areas in their natural state whenever possible (seealso policies EN2.13 and 6.5, PR2.14 and PS2.2).

EN6.5 Limit new development in flood plain areas and employconstruction standards which minimize hazards to per-sons and property consistent with rules set by the FederalEmergency Management Administration (see also poli-cies EN2.13, 6.4, and PR2.14, and PS2.2).

A) conduct a study to evaluate the impacts of prohibitingnew development in such areas and the possibility ofdedicating flood plains as wetlands replacement sites.

EN6.6 Require a comprehensive environmental inventory andassessment as a component of the annexation, zoning anddevelopment process. Incorporate consideration of spe-cial environmental features into the planning and devel-opment of property (see also policies EC1.1E, GR3.4A,LU1.1D and PS1.4A).

EN6.7 Work with the Division of Wildlife on development inproximity to natural areas to assure sensitivity in the sit-ing and design of urban features in key wildlife and relat-ed habitat areas.


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Federal EmergencyManagement Administration(FEMA) - the federal agencyresponsible for the managementof natural disasters.

EN6.8 Through this Plan, re-adopt the Greeley NaturalResources and Wildlife Master Plan, which providesguidance for protection of urban and area wildlife andhabitats.

EN6.9 Support the development of programs which fostergreater understanding and accommodation of areawildlife needs, such as through the “Backyard Wildlife”and “Natural Areas” Certification programs.

EN7 Community Environmental Education

In order to engage all citizens in the process of supportingthe effort to protect and improve the quality of the naturaland built environment, the City should promote educationof the public about issues of local and regional environ-mental concern.

EN7.1 Work with school district educators,Aims CommunityCollege and the University of Northern Colorado todevelop curricula and learning opportunities which pro-vide hands-on exposure and promotion of environmentalawareness and stewardship, as well as opportunities toshape policies and procedures.

EN7.2 Consider all possible avenues for expanding publicawareness of the community’s environmental assets,including:

A) written publications;

B) electronic media;

C) cable and telecommunications;

D) field experience and demonstration sites; and,

E) production of an annual report card of Greeley’sactions to support environmental conservation andprotection.

EN7.3 Involve citizens in a wide range of volunteer opportuni-ties to expose them to environmental needs and experi-ences.


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Greeley Natural Resources andWildlife Master Plan - a plan thatprovides a philosophy and recommen-dations toward natural resources man-agement as wildlife and environmen-tally sensitive areas may be impactedby development, adopted in 1993.

EN7.4 Consider inducements to community residents and busi-nesses to promote good ecological practices and conser-vation of natural resources.

EN8 View Shed and Important Corridors

In order to improve the area quality of life, enjoyment ofcommunity, and appreciation of natural resources, the Cityshould promote the development of the community insuch a way as to protect key view sheds and travel corridorsand reflect in the built environment a sensitivity to theareas of environmental significance.

EN8.1 Develop a list of important corridors and areas whichcarry environmental significance and/or visual appealrelated to its natural features and establish special designtreatments along such areas (see also policy CD2.7).Evaluate the following areas for inclusion on such a list:

A) Bluff area along northern edge of community;

B) Sheep Draw;

C) Ashcroft Draw;

D) Confluence of the Cache la Poudre & South Platterivers;

E) “O” Street corridor;

F) Cache la Poudre River corridor; and,

G) U.S. Highway 34 corridor.

EN8.2 Consider, maintain and enforce regulations which blendbuilt structures into the natural environment in a sympa-thetic manner. Such efforts could include:

A) camouflage of cell towers;

B) low profile buildings adjacent to key transportationcorridors;

C) subtle colors usage; and,

D) under grounding of utilities and co-location of sites(see also policies CD3.5 and 3.6).


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EN8.3 Protect open lands in strategic areas within and aroundthe community in order to provide visual relief from theurban landscape, preserve important vistas, and/or retainseparation from other communities (see also policiesCD1.2, LU7.1 and PR2.1A).

A) recognize the value in retaining agricultural crop landin acknowledgment of the community’s heritage andthe opportunity for this land use to meet this strategyas long as Right-to-Farm protections are provided.


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Growth

Most of life’s elements have a natural life cycle - a point at which they have grown to a maximum, sustainable size or age.

Some believe sustainable communities also have an ideal size atwhich there is an optimum balance between population size, quali-ty of life and its need for supporting resources.

Community growth, however, is measured in an interwoven pat-tern of factors: population, geographic size and configuration,employment levels, balance of land uses and services, and regionalinfluence. Sometimes growth is measured in terms of not what isnew to an area, but by what is gone - quiet, wildlife, views, adjacentfarmland.

Understanding the patterns and trends associated with the growthof a community can facilitate actions to direct, manage and attractthe desired outcomes of the expansion of a city.

“Would you tell me please, which way I ought to go from here?”asks Alice in Wonderland. To which the Cheshire Cat responds,“That depends a good deal on where you want to get to.” “I don’tmuch care where,” said Alice. “Then it doesn’t matter which wayyou go,” said the Cat. So, too, is the course of community planningfor growth.

A managed growth strategy would employ a deliberate set of poli-cies and standards to address stewardship of natural resources, bal-anced land use, economic sustainability, community identity, qualityof life and public and private resources necessary to effectively andefficiently respond to development. Successful communities do notgrow at the expense of their existing neighborhoods and develop-ments. The objective then, is to formulate a strategy which supportsand sustains the existing community while managing growth in apractical and desirable manner.

City of Greeley 2020 Comprehensive PlanCHAPTER 6 • GROWTH

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KEY TRENDS

A series of key trends related to growth in Greeley have been iden-tified and are listed below.

• Community indicators are one way to measure a community’shealth and vitality and to identify significant trends.

• The City’s Suitability Index provides a tool for determiningan area’s physical and financial suitability for development.

• The predominant pattern of growth in Greeley has been tothe west. Urban growth boundaries provide a blueprint formanaging the growth that is anticipated, at between 2.5 -3.0% annually.


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Predictions are very difficult to make,especially when they deal with the future.

- Mark Twain


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PROFILE

The location and amount of growth a community plans for has aprofound effect on community perception, the opportunity fordevelopment and the cost of providing and maintaining the publicinfrastructure to support growth. A more compact growth formmeans more efficient and cost effective delivery of services, whilegrowth that is spread out and sprawling means that service deliveryis much more costly and less efficient to provide. The issue relatedto growth is not whether a community will grow, but rather the rateor pace of growth, the type of growth and the location of growth.Communities in Colorado continue to be desirable places to live andpeople from other areas find that the climate and lifestyle inColorado are very attractive.

Geographic balance has been important to the City of Greeley asa way of maintaining the efficient delivery of services. When a com-munity grows predominately in any one direction, it tends to gen-erate greater costs to deliver such services as snow plowing, inspec-tion and park maintenance to these outlying areas as more physicalterritory must be traveled. Up until the 1970’s, Greeley’s boundarieswere generally located between the Cache la Poudre River, 1stAvenue, 28th Street and 35th Avenue. Since that time, the pressurefor development has been to the west and the City limits are now asfar west as the Promontory development, near the interchange ofU.S. Highway 34 and S.R. 257. The Larimer/Weld County line isapproximately 4 miles west of S.R. 257; the I-25 corridor is 2.5miles from that point.

POPULATION AND DEMOGRAPHICS

Greeley has experienced a fairly consistent level of growth over thepast 50 years, from a population of 20,354 in 1950 to the 1999 pop-ulation of 74,296. A notable increase is the doubling of the popula-tion from 23,314 in 1960 to 53,006 in 1980. Table 6.1 shows therate of population growth in Greeley between 1950 and 1999. Theannual growth rate noted for 1991 shows a drop in populationwhich appears to be related more to a different method of calcula-tion than an actual loss in population. A local housing vacancy ratestudy is used to help estimate population. In 1991, the City ofGreeley did not conduct its own vacancy rate study but used a State

sprawl - development that is usuallylow-density in nature and located inareas that were previously rural andtypically some distance from existingdevelopment and infrastructure.

of Colorado estimate. The state housing vacancy estimate appearedto be high, based on other conditions in the local market. This mayaccount for the apparent drop in population in 1991. The largestannual growth rates occurred between 1981 and 1982 and between1996 and 1997.


The historic rate of population growth is shown in Table 6.2. Thelargest growth rate occurred during the decade between 1970 and1980. The overall average annual rate of growth from 1997 to 2020


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Table 6.1: Rate of Population Growth in Greeley, 1950-1999

Year Population Annual Growth

1950 . . . . . . . . . . . . . . 20,354 . . . . . . . . . . . . . . . —

1960 . . . . . . . . . . . . . . 26,314 . . . . . . . . . . . . . . . —

1970 . . . . . . . . . . . . . . 38,902 . . . . . . . . . . . . . . . —

1980 . . . . . . . . . . . . . . 53,006 . . . . . . . . . . . . . . . —

1981 . . . . . . . . . . . . . . 53,106 . . . . . . . . . . . . . . 0.19%

1982 . . . . . . . . . . . . . . 55,218 . . . . . . . . . . . . . . 3.98%

1983 . . . . . . . . . . . . . . 55,933 . . . . . . . . . . . . . . 1.29%

1984 . . . . . . . . . . . . . . 55,977 . . . . . . . . . . . . . . 0.08%

1985 . . . . . . . . . . . . . . 56,964 . . . . . . . . . . . . . . 1.76%

1986 . . . . . . . . . . . . . . 57,757 . . . . . . . . . . . . . . 1.39%

1987 . . . . . . . . . . . . . . 58,259 . . . . . . . . . . . . . . 2.27%

1988 . . . . . . . . . . . . . . 59,259 . . . . . . . . . . . . . . 1.72%

1989 . . . . . . . . . . . . . . 60,126 . . . . . . . . . . . . . . 1.61%

1990 . . . . . . . . . . . . . . 60,536 . . . . . . . . . . . . . . 0.53%

1991 . . . . . . . . . . . . . . 59,977. . . . . . . . . . . . . . -0.92%

1992 . . . . . . . . . . . . . . 61,162 . . . . . . . . . . . . . . 1.98%

1993 . . . . . . . . . . . . . . 63,286 . . . . . . . . . . . . . . 3.47%

1994 . . . . . . . . . . . . . . 64,092 . . . . . . . . . . . . . . 1.27%

1995 . . . . . . . . . . . . . . 65,563 . . . . . . . . . . . . . . 2.30%

1996 . . . . . . . . . . . . . . 67,164 . . . . . . . . . . . . . . 2.44%

1997 . . . . . . . . . . . . . . 69,727 . . . . . . . . . . . . . . 3.82%

1998 . . . . . . . . . . . . . . 72,252 . . . . . . . . . . . . . . 3.62%

1999 . . . . . . . . . . . . . . 74,296 . . . . . . . . . . . . . . 2.83%

is projected to be 2.065%. Based on this growth rate, the populationof Greeley would be nearly 115,000 by the year 2020; a growth rateof 3.0% experienced in 1999, though, would place Greeley’s popu-lation at 140,000 - nearly double the current community size.


A comparison of growth rates in Table 6.3 below shows the sig-nificant rate of growth experienced in Colorado and its communi-ties in the decade between 1970 and 1980. Since that time, growthslowed somewhat during the 1980’s, only to pick up again in the1990’s. The growth rate in the United States overall has remainedfairly stable during the same time. Projections for the next twodecades expect growth to slow somewhat in Colorado, but WeldCounty and Greeley are expected to see similar rates of growth ashave been experienced in the 1990’s.


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Table 6.2: Historic Rate of Population Growth in Greeley, 1970 - 1998

Years Average Annual Growth Rate

1970 - 1980 3.14%

1980 - 1990 1.34%

1990 - 1998 2.24%

1970 - 1990 2.24%

Table 6.3: Growth Rate Comparison

1970 - 1980 1980 - 1990 1990 - 2000 2000 - 2010 2010 - 2020

United States 11.4% 9.8% 12.0% 11.0% 10.6%

Colorado 30.74% 14.0% 26.4% 17.2% 13.4%

Weld County 38.2% 6.8% 27.5% 23.9% 20.2%

Greeley 36.3% 14.2% 25.0% 23.8% 19.9%


Community expansion during this time corresponds to popula-tion growth, as shown in the Development Trends in Table 6.4. Ofnote is the persons per acre figure, which in 1970, was at 7.16 per-sons per acre. This figure has decreased since then, to the range of3.33 to 3.83 persons per acre. The persons per square mile has alsodecreased correspondingly during the same period. This is indica-tive of the trend toward larger lot development and decreasing den-sity. This table also shows that the City’s area has more than tripledin size between 1970 and 1998, from 8.47 square miles to 29.50square miles.


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Table 6.4: Development Trends

Year Total Acres Population Persons per Total Square Persons perAcre Miles Square Mile

1970 5,432.70 38,902 7.16 8.47 4,592.92

1980 10,125.18 53,006 5.24 15.85 3,344.23

1981 11,824.13 53,106 4.49 18.48 2,873.70

1982 13,431.08 55,218 4.11 20.99 2,630.68

1983 13,807.17 55,933 4.05 21.57 2,593.09

1984 14,728.10 55,977 3.80 23.01 2,432.72

1985 17,101.28 56,964 3.33 26.72 2,131.89

1986 17,124.63 56,964 3.33 26.76 2,128.70

1987 17,193.56 58,259 3.39 26.86 2,168.99

1988 17,422.60 59,259 3.40 27.22 2,177.04

1989 17,497.42 60,216 3.44 27.34 2,202.49

1990 17,505.39 60,536 3.46 27.35 2,213.38

1991 17,518.01 59,977 3.42 27.37 2,191.34

1992 17,518.01 61,162 3.49 27.37 2,234.64

1993 17,563.17 63,286 3.60 27.58 2,294.63

1994 17,920.22 64,092 3.58 28.00 2,289.00

1995 17,924.18 65,563 3.66 28.01 2,340.70

1996 18,116.67 67,164 3.71 28.31 2,372.45

1997 18,502.03 69,727 3.77 29.21 2,387.09

1998 18,665.00 72,252 3.83 29.50 2,449.22


Table 6.5 shows age structure in Greeley and compares the ratesof growth between 1980 and 1990. The largest rates of growth haveoccurred in the 35-44 age range and in the 45-54 range. These agegroups account for a large number of the “baby boomer” generation.Other older age groups also show large rates of growth and supportthe notion that America is graying. There is also an increase in thenumber of persons under the age of 15, while decreases are apparentin the 15-24 age group. Gender has remained stable, with malesmaking up 48.45% of the population in 1998 and females 51.55% ofthe population.

Greeley’s racial and ethnic composition has shown an increase inall races except for Native Americans, which lost populationbetween 1990 and 1998. Persons of other races saw an increase of54.21%, the number of Asians increased by 51.45%, blacks increasedby 22.22% and whites increased by 11.52%. During this same peri-od, the number of persons of Hispanic origin (all races) increased by35.90%. Greeley has had a larger percentage of persons of Hispanicorigin (24%) than Colorado (13%) or the United States (9%), basedon 1990 Census data and this trend is expected to continue.


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Table 6.5: Age Structure in Greeley

Age (Years) 1980 1990 Rate of Growth1980 - 1990

Under 5 3,881 4,548 17.19%

5 - 9 3,500 3,620 3.43%

10 - 14 3,543 3,954 11.60%

15 - 19 6,188 5,531 -10.62%

20 - 24 8,602 7,632 -11.28%

25 - 34 9,687 10,009 3.32%

35 - 44 4,981 8,615 72.96%

45 - 54 3,978 5,057 27.12%

55 - 64 3,474 4,022 15.77%

65 - 74 2,828 3,536 25.48%

Over 75 2,354 3,166 34.49%

Cherish your visions and your dreams,as they are the children of your soul;the blueprints of your ultimate achievements.

- Napoleon Hill

Much of the data used for the Comprehensive Plan was collectedby City staff and published in the Spring 1999 Greeley CommunityTrends Report. It is the intent to update this information on a reg-ular basis. A series of community indicators will be established andmonitored on a regular basis, to determine the community’s healthand vitality, as well as to identify important trends. Communityindicators might track such items as employment concentration,unemployment rate, housing costs and availability, high school dropout rate, work force preparedness, private vehicle and mass transitusage, new housing density and acres of developed park land.Additional data on demographics and population is available in eachof the chapters included in this Plan.

NATURAL RESOURCES AND GROWTH

As the city expands into new areas, resource issues may becomemore critical as sites with flood plain or hillside considerations, orareas that are environmentally sensitive are proposed for annexation.The City’s Suitability Index, described and used in the 1986Comprehensive Plan, is a valuable tool for the evaluation of a site’ssuitability for urban development. This index takes into considera-tion such factors as flood plains, wetlands, wildlife, mineral resources,agricultural lands, availability of utility services and roadway accessand assigns a relative value to each factor. The resulting index givesa comparative measure of how suitable a site is for development,based on the opportunities and constraints identified by this index.

The growth scenarios as summarized in Exhibit H highlight theissue of whether Greeley should attempt to secure frontage on I-25by pursuing annexation and development along the U.S. Highway34 corridor. The majority of the land within this corridor ispresently in agricultural use. This is the same area that has beenidentified on the Northern Colorado Community Separator Studyas being key to maintaining a physical and/or visual separationbetween the communities of Greeley and Windsor and theJohnstown-Milliken area. Some of these lands are environmentallysensitive, making them even more critical to retain as open spaceeither through acquisition, or by using other techniques such as con-servation easements or the transfer of development rights or credits.


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Suitability Index - a measure of asite or area’s suitability for development.

GROWTH BOUNDARIES AND COMMUNITY FORM

The City of Greeley annually re-evaluates and updates the Mid-Range Expected Service Area (MRESA) as part of the City’s CapitalImprovements Plan (CIP). The CIP is used to identify and priori-tize the community’s capital improvement needs for the next five-year period. It is based on the need to maintain the existing level ofservices and to continue future development at a level of serviceequal to the present level of services. The CIP process uses popula-tion and household projections and anticipates physical expansion ofthe community and then incorporates planning policy along withthese projections. Areas included in the CIP are Water and Sewer,Public Works, Parks and Recreation, Police, Fire and Cultural Affairs.The MRESA is the geographic area intended as the area for capitalexpansion and new development for the next five-year period.Based on CIP projections, the MRESA is generally delineated asareas where service costs are minimized, where geographic balancein services can be provided by the City and where a full complementof governmental services is available for each type of land use in areasappropriate and desirable for those land uses.

The most recent CIP shows that there is a capacity to build anadditional 13,000 dwelling units within the Mid-Range ExpectedService Area and within existing city limits. Assuming a householdsize of 2.7 people, this area can accommodate 35,100 additionalpeople. The Adequate Public Facilities and Services Standards of theCity’s Development Code require that development be locatedwithin the MRESA. Development proposals that include an indus-trial use or a major employer, that promote implementation of theCity’s Comprehensive Plan, or facilitate the acquisition or preserva-tion of public open space, natural areas or regional trail corridorsmay be eligible for a waiver of this requirement. The Promontorydevelopment, home of the new State Farm Regional Offices,received such a waiver as a major employer for its site near the U.S.Highway 34/S.R. 257 interchange.

Much of the recent discussion surrounding growth and futuregrowth boundaries has focused on the concept of whether Greeleyshould attempt to gain frontage on the I-25 corridor. This corridoris often called the “Main Street” of Northern Colorado and com-munities within the region have focused on gaining frontage on this


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Mid-Range Expected ServiceArea (MRESA) - the area withinwhich a full range of municipal ser-vices is expected within the next fiveyears.

Capital Improvements Plan (CIP)- a plan for future capital improvements to be carried out during a specific time period and prioritized, along with cost estimatesand the anticipated means and sourcesof financing each project.Improvements include acquisition ofproperty, major construction projectsor acquisition of equipment expectedto have a long life.

adequate public facilities - thepublic facilities and services needed tomaintain the adopted level of servicestandards.

corridor. Business and industry appear to want locations on I-25, asit is heavily traveled and serves as the key transportation linkbetween Northern Colorado and the Denver metropolitan area.

GROWTH SCENARIOS

The Growth Sub-Committee spent a significant amount of time dis-cussing growth boundaries and the future form Greeley should take.As a result of these discussions, three growth scenarios were devel-oped by City staff for consideration by committee members.Information on water supply and demand and the location of areaswith and without raw water supplies was provided by the Water andSewer Department and the Greeley Water Board to assist in devel-opment of the growth scenarios. These scenarios were developed toplan for future growth within the next 15-20 years; to plan utilityinvestments for a 50-year horizon; to control land use types anddesign along key corridors into the community (from I-25 alongU.S. Highway 34 and along U.S. Highway 85 into Greeley); to sup-port agricultural preservation adjacent to the community; and tosecure community separators in key locations. These scenarios wereall based on several common assumptions:

1. An annual growth rate of 2.5%, which is equivalent to a pop-ulation of 125,000 by the year 2020.

2. Generally respecting existing agreements with the City ofEvans and Town of Milliken regarding growth to the south(Evans/Greeley agree not to annex land north or south,respectively, of 32nd Street, as extended to 71st Avenue;Milliken/Greeley agree not to annex land north or south,respectively, of WCR 54 from 71st Avenue west).

The growth scenarios described three distinct approaches togrowth management: Scenario A: “U.S. Highway 34 SatelliteDevelopment” proposed aggressive community expansion from itswestern boundaries to I-25, if necessary as “flagpole” annexations, toreach the interstate corridor. In this scenario, all land use typeswould be acceptable and even encouraged throughout the westerngrowth corridor. Community expansion was not necessarily con-current with existing urban development and no special attentionwas focused on infill development and construction.


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annexation - the incorporation ofland into an existing communitywith a resulting change in theboundaries of that community.

Scenario B: “Contained Growth in Existing Boundaries” sug-gested a limitation of all community development within the cur-rently annexed outer limits of the community (S.R. 257 on the west,S.R. 392 on the north, the confluence of the South Platte and Cachela Poudre Rivers on the east and 32nd Street on the south). Thedevelopment of the Two Rivers Parkway (83rd Avenue) was priori-tized for development to provide a new and attractive north/southroadway to carry traffic from Northern Colorado through Greeleyto U.S. 85 and south to DIA and Denver.

The third approach, scenario C: “Infill Blended with StagedAnnexation” promoted a blend of the previous growth managementstrategies by extending the western limits of the City along U.S.Highway 34 to I-25, but only for industrial development past S.R.257. Infill development was strongly encouraged through incentivesand fee structures, and the Two Rivers Parkway was a priority fordevelopment. New development would follow the construction ofpublic infrastructure in a concurrent pattern. This scenario is theone initially proposed by the Citizen Planning Advisory Committee.

Further discussion of each of those growth and development sce-narios is found in Exhibit H.

MODIFIED GROWTH SCENARIO

The growth scenario adopted through this Plan blends elements ofthe “A” and “C” growth scenarios. This approach emphasizes devel-opment within the established Mid-Range Expected Service Area,which is reviewed and adjusted annually as part of the capitalimprovements planning process. In order to support infill develop-ment in established sections of this area, a series of incentives, suchas graduated fee scales, need to be developed to make developmentin this area competitive.

This scenario establishes the Long-Range Expected Growth Area(LREGA) boundary as the outer perimeter of the mapped growthand service area illustrated on Exhibit E and described generally asHighway 392 to the north; three miles east of U.S. Highway 85;WCR 52 on the south; and I-25 on the west. Within this largerboundary are sub-areas:


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Long-Range Expected GrowthArea (LREGA) - the area withinwhich community growth is expectedfor the next 20 plus years and whichencompasses all other growth and ser-vice area boundaries for the City.

Two Rivers Parkway - a plannedarterial road along the 83rd Avenuealignment in Greeley, to connectU.S. Highway 85 between Gilcrestand Platteville with Windsor.

• The Municipal Services Suitability Area (MSSA) which illustratesthe area within which the City provides the full range of munic-ipal services (fire, police, water/sewer, drainage, parks, etc.);

• The Mid-Range Expected Service Area (MRESA) which repre-sents the annually determined area within which infrastructureimprovements are targeted to meet a five-year expected commu-nity growth rate;

• The Urban Growth Area (UGA), which extends west to S.R. 257and within which all land use types are suggested;

• The Strategic Employment Development Corridor (SEDC),which exists one mile north and south of U.S. Highway 34 westof S.R. 257 to I-25 is intended for industrial and employmentdevelopment consistent with the economic goals and strategies ofthis Plan. The City should actively pursue the control, annexationand development of this corridor for business and industrial userswhich meet the economic goals of the Plan; and,

• The Municipal Area of Influence (MAI) which contains the landsoutside of the SEDC and the UGA, but within the LREGA. Thisarea may be influenced by city utilities, especially water, andtherefore possible, over time to develop as part of the City, but notnecessarily prioritized for annexation.


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Municipal Services SuitabilityArea (MSSA) - full range ofmunicipal services is currently avail-able in this area.

Municipal Area of Influence(MAI) - an area in which the Cityof Greeley may influence develop-ment because utility services are ormay be provided by the City and annexation to Greeley may occurin the future.

Urban Growth Area (UGA) -that area within the communitywhich expects to grow in thefuture and where a full comple-ment of land uses developed aturban densities is possible.

Strategic EmploymentDevelopment Corridor (SEDC)- a 1-mile wide corridor along U.S.Highway 34 from S.R. 257 to I-25within which industrial and employ-ment land uses are intended fordevelopment.

GOAL

In order to sustain the community’s existing devel-opment; attract and retain future development whichis desirable and productive for the community; pro-vide governmental resources which are effective andefficient; and achieve a high quality of life for com-munity residents and businesses which includes care-ful stewardship of its natural resources, a deliberateand strategic growth management plan will beaggressively employed.


GR1 Population & Demographics

In order to manage community growth demands in a fore-sightful manner; to anticipate needs for infrastructure devel-opment; to calculate trends which measure the communityprogress in areas of greatest concern; and to stimulatedevelopment in areas of desired growth, the City must giveongoing attention to demographic statistics, trends andforecasts in order to act accordingly on important changesand opportunities affecting community development.

GR1.1 The City, through this Plan, identifies and adopts keycommunity indicators which measure the community’ssuccess in various areas of local concern as it grows inpopulation and physical size (see Appendix B).

GR1.2 The City should monitor the status of the communityindicators on an annual basis, or periodically if data iscollected in such a manner, to ascertain communityhealth and success in sustaining or impacting importanttrends.

GR1.3 The City should continue to estimate annual populationchanges using the Decennial Census as a base fromwhich to project community growth.


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GR1.4 The City should continue to monitor the constructionof new dwellings, structures, businesses and industry toascertain development trends, estimate impacts to othermunicipal services and budgets and project future infra-structure needs through its annual Capital ImprovementsPlan.

A) explore the merits of adopting an Adequate PublicFacilities Ordinance (APFO) to project the timing ofkey infrastructure improvements in response togrowth patterns.

GR1.5 The City should collect and evaluate use trends of suchmunicipal services as parks and recreation, entertainmentand leisure, utility usage, public safety and emergencyservices, as they relate to population patterns to estimatefuture needs of community residents.

GR1.6 The City should evaluate trends in the local populationin order to better anticipate service needs (such as trans-portation of an aging population, or bilingual services fornon-English speaking citizens).

GR2 Natural Resources & Growth

In order to direct growth in a manner which creates theleast impact on the natural indigenous environment theCity should plan for area-wide management of resources toassure that, as development occurs, important natural fea-tures are protected or enhanced.

GR2.1 Cooperate with regional partners in the effective andefficient management of water resources to accommo-date future area growth (see also policy EN2.17).

GR2.2 The City should complete a basin wide storm drainagestudy to identify sites to use as regional drainage deten-tion facilities and a fee mechanism to provide for theirconstruction in order to more effectively establish suchimprovements in accommodation of urban growth (seealso policies CD3.7, EN2.12, LU6.3 and PR2.12).


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GR2.3 Encourage the extraction of recoverable resources, suchas sub-surface aggregate material and oil and gas, inadvance of annexation and surface development (see alsopolicy EN5.8).

A) coordinate and develop intergovernmental agreementswith Weld County to assure that the manner of min-eral extraction is consistent with City standards, inparticular with safety and site reclamation objectives.

GR2.4 Utilize the Plan’s physiographic and cost analysis maps toascertain the most logical, cost effective, and desirableareas in which to extend the physical boundaries of thecity based upon the location of natural resources andestimated cost for and other related impediments todevelopment.

GR 2.5 Identify, through the Parks and Recreation Master Plan,the Cache la Poudre River Trail Master Plan, theComprehensive Drainage Master Plan and the NorthernColorado Community Separator Study, those areaswhich have natural features which possess special quali-ties that should be protected from developmentencroachment and where particular treatments are neces-sary to allow the co-existence of urban and open lands.

GR3 Growth Boundaries and Community Form

In order to plan, guide and accommodate growth that pro-motes the most efficient use of resources, and maintains orimproves the quality of life standard for its residents, theremust be a clear understanding of the conditions under whicha property would be annexed and developed.

GR3.1 Adopt, through this Plan, the Long-Range ExpectedGrowth Area (LREGA), the Strategic EmploymentDevelopment Corridor (SEDC), and the Municipal Areaof Influence (MAI) and the Urban Growth Area (UGA)as illustrated on Exhibit E to provide a planned area fordesired and expected community growth for at least thenext twenty years. (see also policy GR3.4).


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physiographic - geographic elementsdealing with the physical features ofthe land.

Comprehensive Drainage MasterPlan - the storm drainage plan for theCity of Greeley, adopted in 1998,revised in 1999.

A) the UGA should be reviewed annually as part of theprocess of reviewing growth trends and projections aspart of the Planning Commission’s development ofthe annual Capital Improvements Plan. Minoramendments which extend the boundaries 1/4 mile inany one direction or less may be approved as part ofthe City Council annual review and approval of theMid-Range Expected Service Area boundaries.Major amendments must be addressed in accordancewith the provisions as set forth in this Plan.

B) in establishing the LREGA boundaries, the followingassumptions and objectives are presumed:

i. no urban growth is anticipated east or south of theconfluence of the Cache la Poudre or South PlatteRivers;

ii. political and service boundaries, as described inintergovernmental agreements which definemunicipal annexation boundaries, will be considered;

iii. annexation of land is appropriate in areas whereno urban development is anticipated if anothercommunity goal is achieved, such as procurementof open lands for a community separator/buffer, orfor open space preservation;

iv. except as it relates to the Strategic EmploymentDevelopment Corridor (SEDC) along west U.S.Highway 34, development within the Mid-RangeExpected Service Area will be priority for accom-modation of new population and development;

v. a compact urban form is desirable over elongatedphysical growth or development patterns whichpromote sprawl; and,

vi. new residential development will be encouragedto develop at a target average net density of 6.0DU/ net acre.


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GR3.2 Adopt, through this Plan, the Mid-Range ExpectedService Area (MRESA), as illustrated on Exhibit E, toprovide a five-year planning horizon of anticipateddevelopment from which to project and plan municipalinfrastructure services, facilities and improvements.

A) adjustments to the MRESA boundary should be con-sidered in conjunction with the annual CapitalImprovements Plan process initiated by the PlanningCommission, and when consistent with the UGA andLREGA boundary. The annual MRESA boundarywill be recommended by the Planning Commissionand approved by Council as described in the City’sDevelopment Code.

GR3.3 Major influences to the rate of city population growthshould be monitored in order to ascertain trend anddevelopment patterns and better respond to marketchanges. Such influences would include such items as:

A) patterns of development at Denver InternationalAirport, including surface transportation to and fromNorthern Colorado;

B) annexation and projected urban growth boundaries ofadjacent communities;

C) major transportation systems including:

i. U.S. Highway 34 development (east and west);

ii. U.S. Highway 85;

iii. rail activity;

iv. area airports;

v. I-25 Corridor;

vi. commuter rail; and,

vii. major area roadways.


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D) the pending development of a major employmentarea or Regional Activity Center; and,

E) cost and availability of utilities (e.g. waterresources)

GR3.4 When considering a proposed annexation, the Cityshould find persuasive evidence that the inclusion of theproperty into the City’s jurisdiction meetsComprehensive Plan growth objectives and can bedeveloped in a manner which will be a positive additionto the city, improve the quality of Greeley’s neighbor-hoods, and can be provided with municipal services.

A) for each proposed addition of land into the corporateboundaries, an annexation impact report will be com-pleted by the City which discusses the appropriate-ness of the annexation relative to the Long-RangeExpected Growth Area (LREGA) boundaries (see alsopolicy GR3.1), impact to taxing districts, financialimpact to provide services to the new site, environ-mental aspects, and other such considerations as maybe called out in this Plan (see also policies EC4.6,ED1.3, EN6.6, LU1.1D and PS1.4A).

B) develop a method the City can use to anticipate,monitor, and respond to the cumulative effects of thefiscal impacts of new development as build-outoccurs.

GR3.5 Develop a process whereby the Greeley City Councilcan consider annexation of all enclaves as soon as theybecome eligible for annexation into the City of Greeley.

GR3.6 Consider an adjustment to City fee and tax structuresrelated to development, such as arterial street fees, waterand sewer plant investment fees, and related areas inorder to credit and encourage greater infill development(see also policies CD1.12, RE1.9 and TR2.10).


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GR3.7 Establish a method whereby the cost of development, asmeasured in the provision of municipal infrastructureand services at equivalent and appropriate levels through-out the community, can be measured and monitored,and development fees adjusted in a timely fashion and asappropriate to provide a predictable and adequate rev-enue source from which to accommodate growth, con-sistent with the other goals and objectives of this Plan.

A) plan areas in advance of development so the City canidentify the levels of services that both the City andother entities need to provide to accommodate theanticipated development.

GR3.8 Pursue intergovernmental agreements with adjacent gov-ernmental entities to establish cooperative methods ofaccommodating community development objectivesrelated to the efficient and effective delivery of municipalservices to city residents and businesses; communitydesign and development goals concerning key entryways,area open lands and community buffer areas; and, orderlycommunity growth.

GR3.9 Take actions to control, through annexation and otheravailable means, and manage the development of the U.S.Highway 34 Strategic Development Corridor betweenthe City of Greeley corporate limits west to I-25 withattention to the following:

A) use various means, such as the City’s Industrial WaterBank, to provide incentives for the location of desiredindustry and employment, consistent with theEconomy Chapter of this Plan, to locate along thiscorridor;

B) work with corridor property owners to establish ameans to accomplish development of desirable indus-trial and employment uses along the corridor, whileretaining important open space and distinction orbuffering from other area communities;


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C) develop standards for the approved industrial andemployment uses which provide high quality design,setbacks from the rights-of-way which effectivelyprovide a sense of expansive open areas, attractive sitedesign and compatible landscape treatment consider-ing the xeric nature of the area, adjacent land uses,and the objectives of this Plan relative to entrywaytreatment and natural resources management; and,

D) using intergovernmental agreements and other avail-able means, work with adjacent communities andWeld County government to cooperate in the provi-sion of infrastructure services to qualified and desiredindustries.


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Human Services

The greatness of a community can be measured by the attentionand effort devoted to meeting its human service needs. It is not

possible for a community to reach its full potential without alsohelping each of its residents to realize their own best.

As a result, consideration must be given to the effect communitygrowth and development will have on area residents. Transportation,housing, recreation, accessibility to services, employment, and schoolsuccess are examples of areas where those with special needs mayparticularly struggle. If new development is not inclusive of a widerange of community residents, there will be a tendency for the lowerincome, transportation dependent, and special needs groups to beconcentrated in older areas of the community where aging or miss-ing infrastructure, shopping, or employment opportunities and othersupport services, such as child care, are limited. For those residentsresiding in newer, more homogenous and “self-contained” areas, theawareness of other community needs may seem remote and as aresult, less likely to be addressed.

While local non-profit organizations provide essential, caring, andprofessional support in tackling the issues associated with a host ofsocial problems, it requires a comprehensive, integrated and com-mitted level of community leadership to successfully address theseissues. A coordinated and collective approach to community devel-opment which includes consideration of human service elementsassures a higher quality of life for its residents, and a reputationwhich encourages a higher level of attraction for new industry andcommunity investment.

City of Greeley 2020 Comprehensive PlanCHAPTER 7 • HUMAN SERV ICES

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KEY TRENDS

A series of key trends related to human services in Greeley have beenidentified and are listed below.

• The area of human services has not been considered as an ele-ment of community planning and development in the past;yet human service needs play a vital role in a community’squality of life.

• The needs of special populations, including children andyouth; seniors; persons with disabilities; low-income persons;the homeless; persons with language barriers; and migrantworkers have an impact on community development.

• There is a significant gap between local housing costs andwhat many families and individuals can afford to pay forhousing.


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A community that does not plan andbuild the necessary structures for thecommon (social) life will remain undera perpetual weight and handicap: itsbuildings may tower against the skies,but its actual social stature may be smaller measured by effective accom-plishment than a decent country town.

- Lewis Mumford


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PROFILE

Human services are those basic services that are provided to improveour citizen’s quality of life. They include the provision of medicaland mental health care, housing and shelter and access to these ser-vices. While these are basic services, essential to our very survival,they are also critical to how we and others view our community’shealth and quality of life.

BASIC COMMUNITY SERVICES

A variety of community services are provided to Greeley residentsby nearly 80 human service agencies. Many of these agencies receivefunding from the United Way of Weld County, while others rely onprivate funding or a combination of other resources. These agenciesaddress the broad topics of children, youth and families; health, well-ness and disabilities; seniors; housing; volunteerism; and self-suffi-ciency. Most agencies have seen an increase in the number of indi-viduals and families needing assistance over the past several years.

SPECIAL POPULATIONS AND SERVICES

Many of the area human service agencies provide specialized servicesfor special populations. These populations include children andyouth, seniors, disabled persons, low-income persons, the homelessand migrant workers.

Children and youth between the ages of 0-18 account for 34% ofthe population in Greeley. More than 20 area agencies address theneeds of children and youth, through recreational programs, clubsand organizations, child care, educational and protective programs.Programs such as A Kid’s Place and CASA of Weld County provideassistance for victims of child abuse, while C.A.R.E. and FamilyConnections offer education and support designed to strengthenfamilies. Juvenile arrests have increased over the past decade and in1998, accounted for 21% of the total arrests in Greeley. Teen preg-nancy and suicide rates have been increasing. The City’s YouthInitiative recognizes that youth are the future of our community andpromotes positive options for local youth. The primary goal of the


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You’ve to have something to eat and alittle love in your life before you canhold still for any damn body’s sermonon how to behave.

- Billie Holiday

Youth Initiative - a program withinCity government intended to encour-age positive youth development andcreate preventative efforts throughinnovative community partnerships.

Youth Initiative is based on the belief that “together we can form anet that will keep them from falling.” Youth Net is a coalition ofmore than 70 youth service providers in the Greeley area. The coali-tion was formed to better coordinate area youth services. Medicalservices are provided by the Children’s Clinic for children and teensto age 21 and are based on family income.

Based on the 1993 revised Census data,Weld County has 18,982persons who are 60 years and older. Of this number, 6,666 are 75years or older. About 40.1% of seniors in Weld County live on$15,000 or less annually, so housing affordability is a concern formany seniors in the community. The number of assisted livingoptions for seniors have increased to 415 personal care beds and 869nursing facility beds in 1998. Seniors can participate in programsand obtain assistance from such agencies as the Senior ActivityCenter, Meals on Wheels, RSVP and the Eldergarden Adult DayProgram.

The number of persons in Greeley with physical disabilities is estimated to be about 3,500. Information from CentennialDevelopment Services, Inc. shows that the number of developmen-tally disabled adults with special needs served has increased from 200persons in 1995 to 382 in 1998. Connections for IndependentLiving, which provides services to enable persons with significantdisabilities to live independently, served 162 people in 1995 and 298in 1998. North Range Behavioral Health estimates that there aremore than 250 persons with special needs living in Greeley. NorthRange and its affiliate Carriage House have 23 beds among them forcrisis and transitional stays. Centennial Development Services has 68long-term beds, while Island Grove Treatment Center has 20 crisis,20 transitional and 10 long-term beds at their facility.

The work-disabled population has been increasing in the decadebetween 1980 and 1990. “Work disabled” refers to those personsthat cannot work due to a disability. In 1980, work-disabled femalesaccounted for 5% of the female work force (or 970 persons), whileby 1990, 7% of the female work force (or 1,474 persons) had a workdisability. The male work-disabled population increased from 6% in1980 (or 1,087 persons), to 7% in 1990 (or 1,451 persons). Thisincrease may be caused by the overall aging of the population, sincemany disabilities are age-related; broader identification of disabilitiesas a result of the Americans with Disabilities Act; an increased aware-


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ness and willingness to identify disabilities; or a general increase indisabilities in our population.

The current median income for Greeley for a family of four is$43,200. In 1990, median income was $30,705. While median fam-ily income has increased, the number of persons and families belowpoverty levels has also increased. Poverty was defined in 1989 ashaving an income of less than $12,674 for a family of four. Povertylevels in Greeley increased between 1979 and 1989, with a 12.23%increase in the number of families below the poverty level. The Cityof Greeley identified areas of low income concentration, where cen-sus tracts had more than 50% of their population in poverty. Censustracts 2.0 (area bounded by 16th and 20th Streets and 11th Avenueand U.S. Highway 85) and 6.0 (North Greeley) were identified asareas of low income concentration.

Because of Weld County’s agricultural industry, seasonal farmworkers are heavily relied upon to assist in crop preparation and har-vest each year, from March through October. Approximately 60% ofthe seasonal farm workers (or 3,850) live permanently in the area,while about 40% (2,550) are migrant farm workers. In 1993,migrant farm worker families earned an average of $9,500 per year,while local seasonal farm worker families earned an average of$15,200 per year. Many of the farm workers live in overcrowded orunaffordable housing, while others live in labor camps. Housingavailability and cost make it difficult for farm workers to find decent,affordable housing. About 900 affordable rental units are projectedto be needed to house local farm worker families and about 780units are needed for migrant families and 400 beds for individuals.As a result of this high demand, the Plaza del Milagro in east Greeleywas constructed to house farm workers and their families.

The number of homeless persons is difficult to count, due to theirtransitory nature. In 1996, estimates placed the number of homelesspersons in Colorado at approximately 13,320 persons. Estimates arethat 12 youth are homeless annually in Greeley. About ten percentof those suffering from mental health conditions are homeless. Inthe past year, 400 people in Greeley received rent assistance whowould otherwise be threatened with homelessness.


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INFRASTRUCTURE AND COMMUNITY RESOURCES

The location and access to human services in the community is acritical component in the successful delivery of such services. Manyhuman service agencies are currently located in and aroundDowntown and in North Greeley and are accessible to their clients.Many agencies are served by The Bus. As the community continuesto grow, new residential development and particularly those devel-opments providing affordable housing, should be located anddesigned in such a way that facilitates access to area human serviceagencies, either by being in proximity to needed services, or by pro-viding access to The Bus, or other alternative modes of transporta-tion.

AFFORDABLE HOUSING

The cost of housing in Greeley has continued to increase in the1990’s, while the amount of income families or individuals couldafford to pay for rent or home ownership did not keep pace, result-ing in a significant gap. Since 1989, the average income in Greeleyincreased by 31%, while average rent for an apartment increased by56%. Home ownership has seen an even more dramatic increase, asthe average home sales price increased during the same time by 90%.One positive note is that in 1997, 30% of all Greeley homes soldwere under $100,000. However, by 1999, the average sales price hadincreased to $143,261. When compared to the Northern Coloradoregion, Greeley’s average sales prices have remained more affordablethan other area communities, but there is a large number of individ-uals and families who have difficulty finding affordable housing inGreeley. Housing is considered affordable if it costs 30% or less of ahousehold’s income. In 1990, 76% of renters in Greeley who hadincomes up to 30% of median family income (or up to $9,212) werepaying more than 30% of their income toward housing. What isoften not clear is that those that need affordable housing also includemuch of the community’s professional working population, such asteachers, fire and police personnel.


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affordable housing - housing coststhat do not exceed 30% of a house-hold’s income.


The annual multi-family vacancy rate study contracted by theCity through the University of Northern Colorado shows a 4.0%vacancy rate for 1998 in Table 7.2. This is a decrease from 1997,when the rate was 4.30%. A vacancy rate of four to five percent isgenerally considered to be a stable rental market. Vacancy rates lowerthan that mean the housing market is very competitive and rentstend to increase. As the vacancy rate increases, rents for some unitsmay decrease and/or incentives may be offered to attract tenants.



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Table 7-2: Multi-Family Vacancy Rate

Year. . . . . . . . . . . . . . . . . . Vacancy Rate

1991 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5.60%

1992 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5.60%

1993 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1.40%

1994 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1.70%

1995 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1.66%

1996 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3.31%

1997 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.30%

1998 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.00%

Table 7-1: Greeley Income and Rent Comparison:1989 - 1997

1989 1997 Percent Change

Average Income $19,407 $25,506 31%Median Family Income $30,799 $41,300 34%Average Monthly Apartment Rent $350 $545 56%Average Home Sales Price $67,358 $127,648 90%

There are a number of local agencies that provide or assist in theprovision of affordable housing. Included is the Greeley UrbanRenewal Authority (GURA), the Greeley/Weld Housing Authority,High Plains Housing Development Corporation and Habitat forHumanity.

GURA began operating in 1974 and acts as an agent for the Cityto implement Community Development Block Grant (CDBG)funded activities. GURA boundaries take in North Greeley,Downtown, Sunrise Park area, 14th Avenue area and the 5th Streetarea. Project funds must provide assistance to low- and moderate-income persons, eliminate slum and/or blight, or provide assistanceduring an emergency. Affordable housing has been a priority andGURA has participated in a number of housing developments inthe Urban Renewal area. Besides the CDBG Program, GURAoperates a commercial building rehabilitation loan program, aweatherization fund and uses tax increment financing to fund rede-velopment activities. GURA has funded neighborhood improve-ments such as housing rehabilitation, sidewalks and clean-up activi-ties, property acquisition and home buyer assistance. GURA hasfacilitated the development of a number of affordable housing devel-opments in Greeley through property acquisition and resale. Themost recent project is the Rocky Mountain Mutual HousingAssociation’s “Meeker Commons,” which will provide 103 newunits of affordable housing between 5th and 6th Streets and 9th and10th Avenues.

The Greeley/Weld Housing Authority administers the rentalassistance program to very-low and low-income persons in Greeley.Rental assistance is supported through the Section 8 ExistingHousing Certificate Program and the Section 8 Housing VoucherProgram. In Greeley, 407 certificates and vouchers (57 for seniorsand 350 for families/other) are administered by the HousingAuthority. After October 1, 1999, certificates and vouchers weremerged and certificates no longer exist. In the past year, 40 units ofassisted housing were lost when the owners refinanced their HUDloan and an additional 127 units of senior housing may be lost in theyear 2000. There are 86 public housing units in Greeley and theHousing Authority owns six units of scattered site housing, with novacancies. In late 1999, the Housing Authority had 940 applicantson their waiting list, which is fairly typical.


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Greeley Urban Renewal Authority(GURA) - the organization responsible for implementingCommunity Development BlockGrant and redevelopment activities inolder areas of the community.

The High Plains Development Corporation manages a first-timehome buyer program and has developed several housing projects inGreeley. High Plains was started in 1994 to provide affordable hous-ing to low-income working families and seniors in Greeley. Since1996, High Plains has developed 44 housing units in the Stagecoachand La Casa Rosa developments in North Greeley. High Plains iseligible for federal HOME program funding. The HOME programis intended to expand the supply of decent, safe, sanitary and afford-able housing; to strengthen the abilities of state and local govern-ments to provide housing; to assure that federal housing services,financing and other investments are provided to state and local gov-ernments in a coordinated, supportive fashion; and to expand thecapacity of non-profit community-based housing organizations. Atotal of 57 loans have been made to date using HOME funds andfunding for an additional 23 loans are planned in 2000. Potentialhome buyers who are at or below 80% of the median income (2000median income is $43,200 for a family of four) are the clients to beserved by High Plains.

The Greeley Area Habitat for Humanity is one of 19 Habitat affil-iates in Colorado. Habitat is a non-profit construction and mortgagecompany that builds affordable housing in the Greeley area. Since1987, Habitat has constructed 23 homes in Greeley, Evans and Eatonand has plans for an additional 11 homes in the Tiemann VillageSubdivision in Greeley. Habitat’s target population is those whoseincome is at or below 50% of the median income and are living insubstandard conditions. At quarterly orientations held by Habitat,50-70 families are typically looking for decent, affordable housing.

Emergency and special housing resources are available in thecommunity. However, the need exceeds the supply of housing.Several agencies provide emergency shelter. A Woman’s Place, whichopened in 1981, provides up to 30 days shelter and support servicesto battered women and children and has plans to expand from fiverooms (22 beds) to eight or nine rooms (34-37 beds). In 1998, 131women and their children were turned away from A Woman’s Placebecause of a lack of space. The Guadalupe Center has a 40-bed shel-ter for homeless men, women and families. In 1997, the GuadalupeCenter turned away 177 people due to a lack of space. The DisabledAmerican Veteran Home can provide emergency lodging for up to


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10 veterans and the Salvation Army can provide emergency lodgingfor transients, individuals and families for 2-3 nights. For familiesthat are in transition and motivated to move toward self-sufficiency,the Greeley Transitional House can provide up to 45 days of shelterfor five families. In 1998, 63 families were turned away due to lackof space at the Transitional House. The North Front RangeContinuum of Care Executive Committee gap analysis done in 1998estimated the need for emergency and special housing in Weld andLarimer Counties and identified a gap of 359 beds/units to serveindividuals and a gap of 655 beds/units to serve families with children.


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GOAL

In order to develop the community to its full poten-tial, consideration of human services must be madean integral element of community growth and devel-opment with the intent of providing each citizen thegreatest opportunity to enjoy a comparable quality oflife.

POLICIES AND STRATEGIES

HS1 Basic Community Services

A community whose citizens care for one another isreflected in the integration of human services into overallcommunity planning and development which assures thateach citizen has ample awareness of and access to those ser-vices and facilities which are intended to respond to thebasic needs of the city’s residents, thereby improving thequality of life for all.

HS1.1 Work with community partners to maintain an invento-ry of human service programs which are available to arearesidents.

HS1.2 Collaborate with community organizations and othergovernmental entities to advocate for effective health andhuman service systems, including those for which theCity does not carry a primary responsibility.

HS1.3 Investigate effective ways to measure human service pro-gram performance and results, balancing accountabilityand efficiency with innovation in service delivery.

HS1.4 Work in cooperation with local service providers to offera coordinated information system which describes theavailability of services in the community, making use ofavailable and new technologies to improve access to ser-vices and information.

A) pursue opportunities to combine resource informa-tion and referral opportunities concerning services toenable, to the degree feasible, one-stop service forthose in need of assistance.


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HS1.5 Encourage and participate in cooperative planning, deci-sion-making and appropriate funding partnerships forhealth and human service delivery throughout the city,county and region in order to establish and maintain astable and adequate funding base for services that supportsafe and healthy communities.

A) promote effective, efficient, and integrated communi-ty-based and delivered services using a combinationof public, private, community and personal resources.

HS2 Special Populations and Services

In order to provide opportunities to all residents to fullyparticipate in their community there must be an under-standing and assessment of the needs of special populationswithin the citizenry as well as a strategy for effectivelydirecting resources to enable individuals to be as self-suffi-cient and productive as possible.

HS2.1 Cooperate with local agencies and organizations to regu-larly assess the basic service needs of the local populationas well as the adequacy of available resources in provid-ing such services, with particular attention to the needsof the elderly, disabled, children and youth, low-incomeand those with language barriers.

HS2.2 Prioritize and direct resources to those programs whichhelp provide a seamless continuum of services to assistresidents with needs ranging from basic survival supportto early intervention and prevention that address humanconditions or issues before they develop into significantindividual, family and/or community issues.

HS 2.3 Identify areas for potential improvements in efficiencyand which fill service gaps, such as encouraging volun-teerism, eliminating service duplication, and reducingadministrative overhead (see also policy ED4.1B).

HS2.4 Foster a customer-focused approach to service deliverywith feedback and involvement from consumers in identifying opportunities to strengthen and improve suchservice.


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HS2.5 Support programs which build the strengths and abilitiesof an individual or family to maximize self-reliance andminimize dependence on the human service deliverysystem (see also policy ED3.4).

HS2.6 Work with community partners to provide services andprograms which are accessible to residents and whichreflect respect and dignity to the diversity of peopleserved.

HS3 Infrastructure and Community Resources

In order to promote human service programs that strength-en and support individuals, families, neighborhoods and thecommunity consideration must be given to the locationand access to such services and the locational considerationsfor land uses which may have a bearing on the ability ofresidents to fully participate in their community.

HS3.1 With each new development proposed, weigh theimpacts such development may have on the community’sability to provide human services.

HS3.2 In considering development proposals, work to ensurethe equitable sharing and siting of facilities in ways thatpromote access and efficient use of communityresources.

A) use siting policies to distribute services, residentialfacilities and related programs throughout the com-munity in order to maximize consumer access to ser-vices at neighborhood levels (such as with the CityCommunity Outreach Program [COP] sites) andavoid the concentration of special needs populationsin limited geographic areas; and

B) encourage the use of existing facilities and co-loca-tion of services, including joint use of schools, cityand community facilities, to make services more avail-able at neighborhood levels.

HS3.3 Provide access to dispersed human service programsthrough effective and efficient transportation services(see also policies HS3.7.E and 3.9 and TR2.9).


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HS3.4 In the development of neighborhood plans make effortsto address a broad range of human service issues in thecontext of both strengths and needs in the area and toidentify solutions to service concerns.

HS3.5 Consider the special needs of service dependent popula-tions in planning and designing community facilities andprograms; increase awareness of programs and activitiesavailable to such groups; and, directly seek their input inthe development of programs to maximize effectivenessin addressing important community issues.

HS3.6 Encourage programs which provide incentives for busi-nesses to provide human services to their employees,such as child care and health care benefits (see also policyLU4.5).

HS3.7 Cooperate with other community partners to create ahealthy environment where community residents are ableto practice healthy living, are well nourished, and haveaccess to affordable health care.

A) work to reduce environmental threats and hazards tohealth by making use of the City’s building and firecodes to minimize exposure to such dangers as lead-based paint, hazardous waste, carbon monoxide, andradon (see also policies EN5.6, PS2.4 and RE1.6);

B) strive to reduce health risks and behaviors leading tochronic and infectious diseases and infant mortality,with particular emphasis on populations most affectedor vulnerable to these conditions;

C) encourage community efforts that support nutritionalservices to meet the needs of vulnerable populations;

D) encourage residents to adopt healthy lifestyles toimprove their general health and well-being, and pro-vide opportunities to participate in fitness and recre-ational activities (see also policy PR3.1); and,

E) support community programs which improve thecapabilities of those with special disabilities and men-tal health challenges to maintain healthy lifestyles (seealso policies HS3.3 and 3.9 and TR2.9).


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HS3.8 Encourage efforts to enhance strong family relationshipsand healthy child development to prevent violence andinjury, in areas such as child abuse, sexual assault, domes-tic violence, firearms injury and substance abuse.

HS3.9 Encourage community efforts to self-sufficiency of spe-cial populations through such efforts as:

A) effective transportation systems (see also policiesHS3.3 and TR2.9 and 6.6);

B) access to educational programs (see also policyED4.1F);

C) affordable housing (see also policy HS4); and,

D) employment services (see also policies EC3.5 and 3.9).

HS4 Affordable Housing

In order to meet the basic human need of safe and decentshelter it is important to address the needs of those resi-dents whose income or special needs may restrict theirability to find and afford reasonable housing in the com-munity.

HS4.1 Work with community service and housing agencies toidentify and quantify the City’s share of low-incomehousing needs resulting from expected county-widehousehold growth.

A) inventory existing housing resources available throughpublic and private means;

B) index the affordability of housing as it relates to com-munity labor and wage scales; and,

C) establish goals for new housing development based onexpected needs for low-income (0 - 50% of medianincome) and moderate-income (50 - 80% of medianincome) households as a percentage of the totalhousehold inventory.

HS4.2 Develop a comprehensive strategy to facilitate the avail-ability of housing to meet the capabilities of low- tomoderate-income persons.


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A) work with area employers to develop housing supportpackages to enable area workers to have access to rea-sonable housing choices, thus helping to stabilize theemployment base;

B) explore programs available through federal, state, andlocal programs and resources to meet the needs of thecommunity’s low income population; and,

C) consider the use of incentives and regulations toencourage construction of affordable housing.

HS4.3 Evaluate the proportion of permanently subsidized oraffordable housing as a percentage of the total housingstock and establish a baseline goal to monitor and main-tain in order to meet the needs of this sector of thecommunity on a perpetual basis.

HS4.4 When considering expansion of the City’s Mid-RangeExpected Service Area, identify possible sites for devel-opment of assisted housing and moderate-priced housingfor low- to moderate-income households (see also policyLU1.3).

HS4.5 In cooperation with other community agencies and part-ners facilitate more housing opportunities dispersedthroughout the community for low-income people.

HS4.6 Take measures to preserve, protect and improve the con-dition and appearance of existing low-income housing,especially in older areas of the community (see also poli-cies LU2.15 and RE3.1, 3.2, and 3.3).

A) encourage acquisition of housing by nonprofit orga-nizations, land trusts or tenants, to protect housingfrom upward pressure on prices and rents;

B) encourage the registration and inspection of renter-occupied housing for compliance with City Housingand Building Codes; and,

C) continue to provide housing rehabilitation loans toowner and renter-occupied dwellings which houselow- and moderate-income persons.

HS4.7 When considering land use requests, support proposalswhich disperse housing opportunities for low-incomehouseholds throughout the community.


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A) where public support of projects is involved, restrictfunding for projects where there are high concentra-tions of assisted or low-income housing and promotefunding for assisted rental housing in areas wheresuch developments are in limited quantity.

HS4.8 Encourage development of housing for special needspopulations including facilities for the elderly, the dis-abled and other populations requiring group homes as aresult of age, physical or mental limitations.

A) when considering land use proposals for such hous-ing, evidence should be provided demonstrating thatthe proposed facilities will be in close proximity toshopping, medical services, entertainment, and publictransportation before approval is granted. Every effortshould be made to avoid concentration of thesehomes in one area.

HS4.9 In conjunction with other community agencies andpartners, develop a strategy to maintain and improve thecity’s owner-occupancy rate and encourage home own-ership.

A) Encourage home ownership through such services asfirst-time home buyer’s assistance programs; providenew and prospective home buyers with informationconcerning property maintenance, budgeting, commu-nity resources and related areas to support a successfultransition from renting to ownership.

HS4.10 Alongside other community organizations, pursue a com-prehensive approach to foster a decrease in potentialhomelessness, stop recurring homelessness and promotelong-term self-sufficiency.

HS4.11 Coordinate housing support services with other commu-nity organizations which include such areas as:

A) emergency housing needs;

B) educational services; and,

C) landlord/tenant mediation.


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Land Use

First impressions of a community will rest upon the types of landuses which initially greet the newcomer, as well as how attrac-

tively those uses are designed and blend together. Long stretches ofstrip commercial defined by “franchise architecture” or blocks ofcookie cutter subdivisions leave uninteresting and unmemorableimpressions and result in a community which is functionally limited.

Decisions about land use are vital to determining a city’s eco-nomic health, quality of life, ability to function safely, effectively andefficiently and the degree of community satisfaction among its occu-pants. Often, there is a need to weigh what may seem to be oppos-ing interests. A business looking to locate in the city wants to knowif there is adequately zoned land for its use available in attractivelocations. Residents tend to seek homes which are protected fromdisparate land uses which generate heavy traffic, noise, or otherundesirable impacts. Public use areas, such as parks, libraries, andrecreation facilities need to be located in convenient, easily accessedareas. Such land use considerations are sensitive and may stimulate agreat deal of public comment. Businesses and homeowners bothbenefit when good land use locations and design are defined andsustained, avoiding bitter and expensive zoning battles. Good direc-tion concerning appropriate locations for land uses will also allowfor better planning of complementary uses, such as schools, parks andfire stations.

Traditional zoning calls for separation of very different land usesthrough a series of gradated levels of land use intensity. Many con-temporary approaches support new development which blends dif-ferent uses by employing higher design standards to assist in com-patibility. Such techniques may reduce automobile use, throughmore integrated neighborhood land uses, result in more attractivedevelopments and ultimately a more vibrant and interesting com-munity. Such techniques may be especially productive in older areaswhich must protect and blend well established uses with new “in-fill” projects.

City of Greeley 2020 Comprehensive PlanCHAPTER 8 • LAND USE

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Ultimately, a harmonious balance of land uses should exist whichsupports appropriate business interests and sustains desirable neigh-borhoods, and provides attractive and interesting corridors into andthroughout the community.


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KEY TRENDS

A series of key trends related to land use in Greeley have been identified and are listed below.

• Greeley appears to have a good mix of residential housingtypes (single-family, two-family, multi-family, etc.) that arefairly well distributed throughout the community.

• Residential density in Greeley has been decreasing, from5,450 persons per square mile in 1948 to 2,449 persons persquare mile in 1998, resulting in a fairly typical pattern ofsuburban sprawl.

• The mix of zoned land in Greeley appears to be fairly well-balanced, with the exception of the amount of industrial-zoned land, which has been reduced over the past severalyears for other purposes. This reduction may result in a lackof properties well-suited to accommodate large industrialuses.

• Without spacing and locational requirements, some land usescan become over-supplied, which may result in transportationimpacts and vacancies.

• There is a limited amount of mixed-use development occur-ring in Greeley. However, there appears to be interest in pur-suing the trend toward developing more self-contained neigh-borhoods, with needed services within walking distance orclose proximity.

• There is a perception that because Greeley is surrounded bylarge agricultural, open space and natural areas, these areas arenot threatened and action is not necessary for their protec-tion.


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Everything is connected to everything else.

- Barry Commoner


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intern1


PROFILE

As Greeley has grown outward from its original core near the down-town, its land use patterns have become more dispersed throughoutthe community. Residential areas have expanded to the west, fol-lowed by commercial uses to serve these areas. Land use mix anddevelopment patterns are important to the appearance of the com-munity, for the efficient delivery of services, to minimize transporta-tion impacts and to curb urban sprawl. A balance of land uses pro-motes a healthy local economy and ensures that a community doesnot become a “bedroom community.”

Traditional zoning patterns have tended to isolate land uses fromone another. As a result, sprawl and traffic congestion have increasedas residents must drive farther from their homes for needed goodsand services and for employment, education and recreation. Whilesome land uses may be made compatible through good design, oth-ers may have such significant impacts that make them undesirable toa community.

LAND USE CHARACTERISTICS - GENERAL

There are three main categories of land use around which a com-munity develops: residential, commercial and industrial uses.Greeley’s original commercial hub was in and around what is knowntoday as Downtown. Residential areas developed within walkingdistance around this hub. The industrial areas were found to thenorth and east of Downtown. As the community grew andincreased its reliance on the automobile, it spread primarily to thesouth and west of Downtown. The City’s zoning regulations werebased on a traditional system of segregating the more intense landuses from those of a lower intensity and as a result, residential areaswere clustered together, while commercial uses and areas followed aprogression along the busier city streets. Over time, more segrega-tion of land uses occurred, resulting in greater travel distances fromhome to school, work, shopping and leisure activities. Recent trendsin zoning have been toward promoting mixed land uses to createself-contained neighborhoods, with needed services incorporatedinto the neighborhoods.


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The neighborhood is essentially aspontaneous social grouping, and itcannot be created by the planner.All he can do is to make provisionsfor the necessary physical needs, bydesigning an area which gives theinhabitants a sense of living in oneplace distinct from all other places, andin which social equipment, like schoolsand playing fields, are convenientlylocated.

- Frederick Gibberd

The City’s Development Code was adopted in 1998 and is a movetoward greater flexibility in zoning and land use. This code has fiveresidential districts, two commercial districts, three industrial dis-tricts, three types of overlay districts (Flood Plain, Airport andCharacter) and three special districts (Planned Unit Development,Conservation and Holding Agriculture). Prior to the Development


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Table 8.1: Zoning Classification (acreage) 1990 - 2000

Zoning 1990 1991 1992 1993 1994 1995 Zoning 2000Classification Classification

Single- 7,086.00 7,095.00 7,095.00 7,147.20 7,371.50 7,640.04 Residential 433.72Family Estates

Residential 7,254.13Low Density

Two- 555.50 555.50 555.50 555.50 537.70 536.85 Residential 783.47Family Medium Density

Multi- 1,325.30 1,325.30 1,325.30 1,340.20 1,422.60 1,413.45 Residential 1,375.54Family High Density

Mobile 359.30 359.30 359.30 359.30 359.30 359.30 Residential 325.05Homes Mobile Home

Planned Unit 2,281.30 2,273.30 2,281.30 2,236.80 2,231.70 2,150.09 Planned Unit 3,124.67Development Development

Commercial 1,469.00 1,468.00 1,468.00 1,469.90 1,474.20 1,478.33 Commercial 327.54Low Intensity

Commercial 1,264.4High Intensity

Industrial 4,109.50 4,121.50 4,121.50 4,152.20 4,132.20 4,078.55 Industrial 1,037.73Low Intensity

Industrial 2,788.15Medium Intensity

Industrial 131.02High Intensity

Conservation 310.80 310.80 310.80 310.80 314.10 391.80 Conservation 338.82District

Holding 151.77Agriculture

TOTAL 17,496.70 17,508.70 17,524.70 17,695.90 17,934.30 18,048.41 TOTAL 19,336.00

SOURCE: Greeley Community Trends ReportThe North Poudre Annexation contained the following zoning districts and acreages: Residential High Density 2.91 acres;Industrial Medium Intensity 1,427.78 acres; Industrial Low Intensity 86.64 acres; Conservation District 57.67 acres.

Code, the City’s 1976 Zoning Code had four commercial districts.These districts were merged into two commercial districts in the1998 code.

The data in Table 8-1 shows zoning classification of land area byacreage between 1990 and 2000. Between 1990 and 1995, the mostsignificant changes were noted in the Single-Family, Planned UnitDevelopment (PUD), and Multi-Family classifications. Single-Family zoning increased by approximately 550 acres and Multi-Family zoning increased by about 88 acres during this six-year peri-od, as greater emphasis was placed on single-family development.PUD zoning decreased by 131 acres during this same period. Thedata for 2000 further refines some of the zoning classifications to beconsistent with the Development Code, which was adopted in 1998.For example, the commercial zoning classifications are now separat-ed in only two categories between low and high intensity commer-cial use classifications, whereas previously, there were four such lev-els. The 2000 data also reflects the creation of the HoldingAgriculture District with the Development Code and shows thegreatest changes in the Two-Family, PUD, and Industrial classifica-tions. Two-Family and PUD zoning increased between 1995 and2000. The PUD District was desirable to developers as a way ofobtaining greater flexibility in new developments. However, theadoption of the Development Code is expected to reduce thereliance on PUD zoning over time since the Code allows for flexi-bility through a more performance-based approach. The Two-Family Residential District, now the Residential Medium DensityZone, allows up to four attached dwelling units. The Industrial zon-ing decrease occurred as industrial-zoned land was rezoned for otherland uses. Perhaps the most important aspect of land use in a com-munity is to have a good balance or mix of land uses. Too much res-idential zoning and uses can mean a community becomes a “bed-room” community, while too much emphasis on commercial retailand service uses may lead to lower wages.

LAND USE CHARACTERISTICS - RESIDENTIAL

Residential land uses include a variety of residential unit types suchas single-family, two-family, multi-family, town homes and mobilehomes, as well as institutional residential uses such as assisted livingfacilities. Among these residential unit types are variations such as


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development - any construction oractivity which changes the basic char-acter or use of land on which con-struction or activity occurs, includingbut not limited to any non-naturalchange to improved or unimprovedreal estate, substantial improvements tobuildings or other structures, mining,dredging, filling, grading, paving,extraction, or drilling operations.

density - the number of dwellingunits per acre of land area.

zero lot line homes, patio homes or condominiums. Densities of res-idential areas can range from very low density at one unit per threeacres, up to high density at between 10 and 35 units per acre.

Residential development and zoning in Greeley was concentrat-ed east of 23rd Avenue until the mid-1950’s. Much of this develop-ment followed a grid-like street pattern, connecting neighborhoodswith one another. Since that time, the push for residential develop-ment has been primarily to the west, with more recent developmentoccurring east of U. S. Highway 85 and south of the U.S. Highway34 Bypass. Residential development that has occurred in the pastdecades has been designed using curvilinear streets and cul-de-sacs,resulting in many isolated neighborhoods. This development hasbeen fairly low density, with the resulting city-wide gross residentialdensity at 4.5 dwelling units per acre. Average lot size in the city isapproximately 10,000 square feet. In comparison, a minimum aver-age net residential density of 4-7 units per acre is generally consid-ered necessary to successfully support neighborhood commercialuses, efficient park use and public transportation, depending ondesign and concentration of housing.

An annual vacancy rate study of multi-family developments inGreeley showed a four percent vacancy rate in 1998. A vacancy rateof four to five percent is generally considered to be a fairly stablerental market. Vacancy rates lower than that mean the housing mar-ket is becoming very competitive and rents may tend to increase.Based on projections from the City’s Capital Improvements Plan, anestimated 3,112 additional housing units will be needed between2000 and 2004 to accommodate the projected residential growth inthe community. In 1999, 1,048 building permits were issued fornew housing units.

LAND USE CHARACTERISTICS - COMMERCIAL

Commercial land uses include retail sales as well as personal, profes-sional and financial services. These kinds of land uses were histori-cally clustered in and around Downtown. As the community spreadout, the commercial land uses have become more dispersed through-out the community, following the city’s major streets and roadways,particularly 8th Avenue, West 10th Street, the 23rd Avenue/U. S.Highway 34 Bypass area and near the campus of the University of


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The very key to satisfactory city organization is concentrationwithout congestion.

- Edward Higbee

dwelling unit - one (1) room, orrooms connected together, constitut-ing a separate, independent house-keeping establishment for owneroccupancy, or rental or lease as a single unit, on a monthly basis orlonger, physically separated from anyother room or dwelling unit whichmay be in the same structure andserved by no more than one (1) gasmeter and one (1) electric meter.

Northern Colorado. As a result, strip commercial areas are foundalong these streets and roadways and are characterized by shallow lotdepths, multiple access points and long, linear building design. Mostof these commercial areas have developed without the benefit ofmaster planning and end up having very little compatibility with oneanother or the surrounding area and have increased traffic problemsbecause of having multiple access points. Office uses have spreadfrom Downtown to the area near the hospital, as well as nearCottonwood Square and Bittersweet Plaza.

There are several types of shopping centers included in commer-cial uses. These centers are typically categorized as micro-commer-cial, neighborhood, community and regional in nature. A micro-commercial center is typically intended to serve a residential neigh-borhood or a commercial office/employment center, with small-scale personal service uses. Neighborhood shopping centers areintended to serve residential neighborhoods generally within one totwo miles from the center and are typically anchored by a super-market, with other neighborhood-oriented, personal service andcommercial uses. Examples include Cottonwood Square andBittersweet Plaza. Community shopping centers serve a larger seg-ment of the community and typically have automotive uses or largecommercial buildings often referred to as “big boxes.”

The largest shopping areas are categorized as Regional ActivityCenters, which are large enough to serve a market area beyond thecommunity. These areas typically include full line department stores,auto sales and service and large-scale entertainment complexes, suchas multi-plex theaters. Examples of regional shopping areas are theGreeley Mall/Gallery Green/Elk Lakes PUD/Gateway PUD areaand Downtown. A regional shopping area is planned for thePromontory area, near the U. S. Highway 34 and S.R. 257 inter-change.

Recent commercial vacancy rates show an average city-widevacancy rate of seven percent. Vacancy rates in the downtown werecloser to 20%, while managed commercial areas had vacancy ratesaveraging 10%. A fall, 1998 vacancy rate study in Greeley showedoffice uses to be at seven to eight percent, retail uses at four to fivepercent and industrial/warehouse uses to be in the five to seven per-cent vacancy range. The City’s Development Code contains twocommercial zoning districts: the Low Intensity Commercial and the


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Regional Activity Center - a commercial area intended to serve apopulation of 50,000 - 75,000 andwhich is located on major arterialroads. Regional activity centers arefound in Downtown, GreeleyMall/Gallery Green/Elk LakesPUD/Gateway PUD area and thePromontory area.

strip commercial - a commercialarea that is characterized by shallowlot depth; long, linear building design;and multiple curb cuts onto an adjacent street.

High Intensity Commercial Districts. These two zoning districtswere created by merging the four commercial zones from the City’s1976 Zoning Code. Additional regulation may be needed for thehigher impact uses or for development which functions best whenseparated from similar shops or services.

LAND USE CHARACTERISTICS - INDUSTRIAL

Those uses involved in manufacturing, distribution, fabrication andthe processing of products are considered industrial land uses. Theseare the kinds of uses that are generally not compatible with otheruses because of the impacts they create, such as noise, odor andvibration. Historically, these uses have been located in the easternand northeastern portions of the city away from most residentialareas. Although light industrial areas may be designed to be com-patible with residential uses, heavy industrial uses such as thoseinvolved in manufacturing or processing generally cannot be madecompatible with residential uses.

The current Hewlett-Packard site on West 10th Street and theNorth Poudre Annexation area are the largest industrially-zonedlands in the city. The North Poudre Annexation was brought intothe city as a potential site for the Anheuser-Busch brewery. This1,500+-acre area remains undeveloped. The Hewlett-Packard siteoffers a tremendous opportunity to the community to attract otherusers, as Hewlett-Packard plans to vacate this site in the near future.Between 1993 and 1997, there was an approximate 10% reductionin the amount of industrial zoned land in Greeley. This reduction,as well as the use of industrial zoned land for other purposes, is aconcern, since an adequate supply of industrial land is generally nec-essary in order to attract major industrial employers. The time need-ed to rezone property for industrial uses and the correspondinguncertainty may result in potential employers looking at other com-munities where industrial land may be more readily available. Inrecent years, approximately ten acres of land have been absorbed inGreeley on an annual basis for industrial-level development.


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LAND USE CHARACTERISTICS - MIXED-USE

Multiple or mixed land uses are those found in developments con-taining more than one land use or in buildings which contain morethan one use. Areas developed with multiple or mixed uses can pro-vide 24-hour usage, meaning that residents and/or customers are inthe area on a 24-hour basis and can result in improved safety. TheCity’s Development Code allows multiple use developments thatcontain more than one use, such as residential, office, retail or indus-trial uses to occur in the PUD District. The commercial districtspermit a mix of office, retail and residential uses by special review,but do not permit industrial uses; while the industrial districtsexclude residential uses but allow a mix of commercial and industri-al uses. Ideally, multiple land uses should be integrated with oneanother in terms of placement on the site, as well as architecturalstyle, materials and color to ensure a level of compatibility from oneuse to the other. In addition to issues of compatible design, theremay also be compatibility issues relating to the characteristics of theland use itself, such as hours of operation or lighting.

The Development Code defines “mixed-use” as a building orstructure that contains two or more different uses, one of whichmust be residential. Mixed-uses are permitted in the High DensityResidential District and commercial districts, with the intent ofencouraging the reuse of existing older structures and retaining res-idential uses in older areas of the community. The Planned UnitDevelopment (PUD) District also permits mixed land uses withinbuildings, with an emphasis placed on design and compatibility.Between 1980 - 1990, there was a significant increase in the amountof PUD-zoned land, from 309.37 acres in 1980, to 2,281.30 acres in1990, as PUD’s became the route of choice for a more flexibleapproach to new development. The approach in the DevelopmentCode is to allow greater flexibility in the traditional aspects of zon-ing and reserve PUD’s for those very unique and creative develop-ment proposals that otherwise would not fit within a more tradi-tional zoning approach. Since greater flexibility exists for suchthings as setbacks and street design standards in most of the code’szoning districts, it is anticipated that there will be fewer requests forPUD zoning in the future and more development occurring as tra-ditional subdivisions.


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compatibility - having harmony indesign, appearance, use and/or function of the characteristics of abuilding or structure, a neighborhood,or an area.

mixed-use - a building or structurethat contains two (2) or more different uses.

The most recent trends in development have been toward theincreasing use of mixed-use developments to create more self-con-tained neighborhoods, where residential, commercial, employment,shopping and recreation uses and facilities are mixed together andoften within walking distance of one another. This trend toward an“urban village” concept has been successful in many communities asan alternative to the suburban tract home development of the pastdecades, where land use types are typically segregated from oneanother and development is more oriented toward the automobilethan the pedestrian.

LAND USE CHARACTERISTICS - PUBLIC LAND USES

Schools, police and fire stations, community buildings and parks arethe public land uses contained in most communities. School sitinghas a significant impact on future development in the surroundingarea. Residential developers typically seek locations around plannedelementary and middle schools as a selling point for their develop-ment, while commercial developers may seek locations near plannedhigh schools. In addition, the bus and auto traffic generally associ-ated with a school can have significant impacts on the area street androadway system. Joint usage of public uses and facilities is a positiveaspect to promote. One good example of this is the location ofneighborhood parks adjacent to elementary schools. Neighborhoodparks are those intended to serve a smaller portion of the commu-nity. Walking distance to a neighborhood park from the area it servesshould be no more than 1/2 mile and the recommended size for sucha park is 10-34 acres. Incorporating a neighborhood park alongwith an elementary school allows the school to use the park forschool activities and allows some of the school land to fulfill a por-tion of the park acreage requirements. The end result is a benefit toboth uses. Other joint use opportunities may exist between stormdrainage facilities and recreational use, as long as the drainage facili-ties are designed with the secondary use in mind.


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Siting of other public uses and facilities can have significantimpacts, both negative and positive. Accessibility to these facilities iseasy for those living close to them, but they also tend to attract a fairamount of traffic, which results in increased congestion and parkingdemand for the immediate area. From a safety standpoint, it is ben-eficial to be close to a police or fire station. However, the relatednoise is often viewed negatively by those living close to the station.Planning future locations of such uses is necessary so that the landcan be secured prior to development occurring in the surroundingareas.

LAND USE CHARACTERISTICS - OPEN SPACE AND

NATURAL AREAS

Greeley is surrounded by a significant amount of open space andnatural or ecologically significant areas. Much of this open space isfound in lands currently in agricultural production, while the natur-al areas are generally found along the area’s rivers and drainage chan-nels. These areas also boast some of the best views and vistas of theRocky Mountains to the west of Greeley. Because of the vastamount of open space around the community, there is a perceptionthat these areas are not threatened and action is not necessary to pro-tect them. However, if steps are not taken to preserve these areas,they may be permanently lost to future development. The NorthernColorado Community Separator Study recently identified key areasin the region that should remain in open space to retain a sense ofseparation between the communities in Northern Colorado. Areasidentified in this study for community separation are betweenGreeley and Windsor to the northwest and between Greeley and theJohnstown-Milliken area to the south of the U.S. Highway 34 cor-ridor. In some cases, development may be considered appropriate inseparator areas and might include special techniques such as clusterdevelopment, or design requirements to address setbacks, buildingheight and other key design elements. In other areas, acquisition ofproperty or the purchase of development rights to keep the proper-ty from being developed may be the best long-term approach tomaintain community separation.


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The Areas of Ecological Significance map was adopted by theGreeley City Council in 1998 and identifies high and moderate eco-logical impact areas. High impact areas are generally found along the100-year flood plain, where ecological character would be severelyaffected by development. Moderate impact areas are those areaswhere the ecological character would be moderately affected bydevelopment. Related chapters of the Development Code includestandards for permitting development to occur within these areas aslong as special attention is given to address the impacts of develop-ment on the wildlife and vegetation of the area.

Weld County is one of the top producing agricultural counties inthe United States. However, land that is good for agriculture is alsogood for development and as a result, competition for land existsbetween the two uses. Nearly three million acres of farmland aretaken out of production on an annual basis in the United States andput into other uses. Colorado has adopted Right-to-Farm legisla-tion that protects farmers and their agricultural activities from beingconsidered a public or private nuisance. All too often, new residen-tial developments occur at the edge of urban areas or in rural areasand new residents complain about agricultural odors or practicesthat are commonplace and necessary in the agricultural community.This creates a serious conflict between residents and those involvedin agriculture as a way of life.

SPECIAL USES AND AREAS

There are a number of special uses and areas in Greeley that neces-sitate a more unique or use-specific approach than do the other cat-egories of land use. These uses or areas either have or create specif-ic impacts (such as traffic, noise or appearance-related impacts) orthey need special design considerations to ensure that they can con-tinue to operate in the community, while not impacting adjacentareas. Included in this category are the Greeley/Weld CountyAirport, North Colorado Medical Center, University of NorthernColorado, Aims Community College, correctional facilities, rivercorridors (Cache la Poudre, South Platte and Big Thompson Rivers)and the west U. S. Highway 34 Corridor.


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rural - a sparsely populated area,where the land is primarily usedfor agricultural purposes.

GOAL

In order to develop and sustain a well designed,attractive, and harmonious community; to providegreater predictability in community development; toachieve an efficient return on City infrastructuredevelopment; to curb sprawl and lessen transporta-tion impacts; and, to provide a healthy, appropriateand desirable balance of development, there must beclear direction in the location, amount, design, andmix of land uses throughout the community.


LU1 Land Use Characteristics - General

In order to promote the health, safety and welfare of thepublic; and, to provide an appropriate and desired develop-ment pattern consistent with the goals of this Plan, theparameters within which various types of land uses of dif-fering intensity may be located should be well defined.

LU1.1 Provide direction through the policies in this chapter toguide the the general areas where each land use type isdesired and which corresponds to other objectives of thisPlan.

A) illustrate the concept of the Neighborhood andCommunity Development District boundaries on theFuture Commercial Land Use and Development Map(Exhibit A), noting that such district indications onthe map are general indications of the locations ofsuch area land use designations and may not preciselycorrespond to land use zoning boundaries.

B) the goals and policies within this Chapter and assummarized in Appendix G shall be the basis for theestablishment of zoning on each parcel of newlyannexed land to the City of Greeley.


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Neighborhood DevelopmentDistrict - a planning unit of one (1)square mile in size and consisting of amix of residential, commercial andindustrial or employment land uses, aswell as schools, parks and natural areas.These districts are intended to servethe neighborhoods located within theone (1) square mile area.

Community DevelopmentDistrict - a planning unit area whichconsists of approximately six (6)square miles in size and which con-tains a mix of residential, commercialand industrial land uses, as well asschools, parks and natural areas. Thesedistricts are intended to serve theneighborhoods located within the six(6) square mile area.

Future Commercial Land Useand Development Map - a mapwhich illustrates existing and plannedcommercial growth and developmentareas.

C) the goals and policies within this Chapter and assummarized in Appendix G shall be the basis for thereview of county referrals concerning the modifica-tion of, rezoning or development of any parcel ofland within the 2020 Urban Growth Boundary andService Area map for the City of Greeley.

D) the goals and policies of this Chapter and as summa-rized in Appendix G shall be the basis for decisionsconcerning requests for rezoning or modifications;land use zoning may be adjusted when substantiallyconsistent with the goals and objectives of this Plan(see also policies EC4.6, ED1.3, EN6.6 andGR3.4A).

i. as part of any rezoning application, the Cityshould develop an assessment of the inventory ofvarious land use types in the Neighborhood andCommunity Development Districts as applicableor, where the use is of regional relevance the com-munity in general, to be sure that a proportionatebalance of desired land uses is still maintained, ifthe rezoning request is granted.

ii. the City should evaluate all zoning and land userequests for their impact on air quality objectivesof this Plan (see also policy EN3.5A).

LU1.2 Establish the type, mix, character and intensity of devel-opment desired within each land use type through thedesignation of zoning for all parcels within the City ofGreeley.

LU1.3 Anticipate and promote the development of a balance ofland use types within the City’s Mid-Range ExpectedService Area (MRESA) to create an adequate supply anddistribution of land uses to meet the goals and objectivesof this Plan (see also policy HS4.4).

LU1.4 Allow new development that is consistent with the levelof infrastructure development and environmental condi-tions in the area.


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LU1.5 Promote land use densities and mixes that support use ofmass transportation, walking and other forms of non-motorized travel.

LU1.6 Enhance public safety by supporting land use mixes thatfoster 24-hour use (see also policy PS2.1).

LU1.7 Maximize the return on the investment of public infra-structure to support growth through the establishment,use and design of land uses which are efficient andmulti-purpose, including mixed land uses (see also poli-cies TR2.1 and 2.2).

LU1.8 Make prudent use of limited land resources; use openspace to enhance the character of the neighborhood.

LU 1.9 Promote high quality design, attention to neighborhoodcharacter and an appropriate mix of land uses through-out the city.

LU1.10 Through this Plan, for planning purposes, define themethod for identifying geographic grids in the Citywhich each represent a Neighborhood DevelopmentDistrict (NDD). Such Districts should be contained,generally, within a one square mile area using the inter-section of the major (usually arterial) roads closest to anexisting neighborhood commercial center with groceryanchor as the center of the neighborhood planning area.Each NDD should, likewise, be included within a larger,approximate six square mile area, known as aCommunity Development District (see Exhibit A). Tocalculate the area of the CDD, the center point fordefining the six-square mile planning area is the same asthe NDD and can be taken from the center of any exist-ing NDD area. Where land uses are being evaluatedoutside any existing NDD or CDD area, a comparable“center point” may be selected as long as it includes thefollowing characteristics: is an area zoned for and possi-ble to develop as a neighborhood shopping center withgrocery anchor or, is located at the intersection of twoarterial roads and the area has characteristics which sup-port the ability of the area to build-out with a propor-tionate balance of land uses as described in the NDD


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and CDD guidelines. Within each NDD the followingcharacteristics and objectives should apply:

A) zoning should be sufficient to accommodate the resi-dential, public use, commercial and employment tar-gets as listed in LU1.12.

B) zoning should be provided in locations that promotethe development of commercial services which areconvenient to residents and workers.

C) zoning should be structured to promote a diversity ofhousing to accommodate a broad range of householdtypes.

D) zoning should allow for public facilities and improve-ments, such as parks and schools which primarilyserve the immediate neighborhood.

E) recreational and natural areas and open space shouldbe provided in each District proportionate to thedensity of residential units.

F) District design should be managed in such a way as toprovide an area land use focal point.

G) where desired, the City should facilitate the develop-ment of an area-specific Neighborhood DevelopmentDistrict Plan, including a District Design Reviewprocess containing specific neighborhood design stan-dards (see also policy CD1.4).

H) where the zoning and land use balance does not meetthe guidelines of the NDD, the merits of the zoningand land use request may be considered as it relates tothe larger CDD area within which the site is contained.

LU1.11 Delineate areas to be known as Regional ActivityCenters which each have the following characteristics:

A) constitute an area no larger than 1/2 square mile (320 acres);

B) has a reasonably defined geographic boundary thatreflects existing transportation and development pat-terns and functional characteristics of the area;


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C) has good accessibility to the existing regional trans-portation network (see also policy TR6.3); and,

D) are generally illustrated on the Future CommercialLand Use and Development Map (see also policyLU1.1A).

LU1.12 The following characteristics and development objectivesare intended as general targets in consideration of all landuse requests:

A) residential: within one square mile (NDD area) thereshould be between 63-67% of the net land area (302-322 acres) in residentially used land with a minimumaverage target density of 6 DU/net acre; within eachsix square mile Community Development District(CDD) area there should be, proportionately, between1814-1930 net acres of residentially used land with aminimum average target density of 6 DU/net acre.

B) commercial: within one square mile (NDD area)there should be approximately 8-12% of the net landarea (38-62 acres) of commercially used propertymatching the following guidelines:

i. office, professional and personal service: 42% of thearea, or about 16-26 acres;

ii. general retail: 58% of the area, or about 20-32acres of which 15-20 is in neighborhood retailwith grocery anchor; this amount may beincreased when a community commercial center issited within the six mile CDD area, and meets thestandards for such use as described below.

Within each six square mile CDD, 230-346 netacres of land is available for all commercial usesconsidering the following guidelines:

iii. office, professional and personal service: 96-156acres;

iv. general retail: 120-190 acres of land with a singlecommunity commercial center suggested at a


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maximum size of 48 net acres. Such center sizemay be increased when combined with a neigh-borhood commercial center of a maximum size of20 net acres.

C) industrial or employment center: within a one squaremile (NDD) area, the target area is 38-62 acres; or,within the six-mile planning area there should bebetween 230-346 acres of such development.

D) parks and natural areas: within a one square mileNDD area there should be 10 - 37 net acres providedfor parks and natural areas, of which a minimum of10 net acres should be reserved for a neighborhoodpark use. Within the six square mile CDD area, atotal of 120 net acres is needed for parks and naturalareas, including 60 acres for a community park.

E) public uses: within a one square mile (NDD) area 10net acres is encouraged for an elementary school.Within the six square mile (CDD) area, 150 acres ofland is needed for school use of which up to 90 netacres would support middle and/or high school usesand 1 - 3 acres for a fire station for a projected totalof about 162 net acres available for other related public uses.

F) for the purposes of paragraphs D and E, the inabilityor failure of the City to acquire land for public pur-poses does not preclude private development of landareas. Where public uses are not reserved or do notexist, the City should consider the zoning and devel-opment of the area proportionate to and compatiblewith other already established uses within theNeighborhood Development District.

LU2 Land Use Characteristics - Residential

In order to achieve a wide range of housing types to meetthe needs of a variety of socioeconomic groups andlifestyles within the community, there should be broaddiversity of residential development products available pro-portionate to the needs and desires of community residents.


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LU2.1 Apply residential zoning designations to areas intendedprimarily for residential use.

LU2.2 Distinguish between single-family, multi-family and insti-tutional residential areas through zoning designations anddevelopment requirements.

LU2.3 Permit non-residential uses within residential zoneswhen such uses provide a non-retail service which iseither necessary to the function of residential neighbor-hoods (i.e. neighborhood schools or community centers)or are typical and incidental uses which are highly com-patible with and support residential activity within thezone (e.g child care facilities, churches).

A) the location and scale of the non-residential servicearea should be proportionate to the developmentintensity of the neighborhood, including infrastruc-ture support.

LU2.4 Review and revise, as appropriate, the City’s develop-ment regulations to encourage the development of quali-ty housing of all types throughout the entire community.

LU2.5 Monitor the housing market on a periodic basis to assessthe need to implement development policies to influ-ence the housing supply.

A) in cooperation with other agencies, pursue morehousing opportunities dispersed throughout the cityfor persons of low- and moderate income (see alsopolicies HS4.1 and 4.2).

LU2.6 Promote development patterns which provide an effi-cient and balanced mix of residential and related landuses in each section of land in the city.

A) avoid the establishment of large areas of a single typeof residential zoning in order to provide a higheraverage density of residential use in each area of townand to avoid monotonous community design (seealso policies CD1.13 and ED1.4).


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LU2.7 Use the following locational criteria in guiding thelocation of residential land uses:

A) Very Low Density Residential (up to 1 unit/3 net acres)

i. areas located adjacent to public open space orenvironmentally sensitive areas; and,

ii. areas with severe physiographic constraints.

B) Low Density Residential (up to 5 units/net acre)

i. areas which will not be adversely impacted by sur-rounding land uses, nor negatively impact landuses of differing intensity and character (e.g. manufacturing area);

ii. areas with no physiographic or environmentalconstraints;

iii. areas reasonably free from nuisance noise frombusiness or industry, transportation or similarimpacts; and,

iv. areas within walking distance of neighborhood orcommunity commercial service and shopping,educational, and/or recreational facilities, but notrequiring adjacency to regional activity centers.

C) Medium Density Residential (up to 10 units/net acre)

i. areas serving as a transitional land use between lowand high density residential uses;

ii. areas within one-half mile of commercial shoppingand services, educational and recreational facilities;

iii. areas adjacent to minor arterial or collector streetsor accessible to such without passing through lessintensive land uses;

iv. areas where medium density residential uses arenot adversely impacted by surrounding land uses,nor negatively impact land uses of differing inten-sity and character;

v. areas which are served by public transportation;and,


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vi. areas which are targeted for infill development of ahigher density and for which a medium densitydevelopment provides a reasonable transition inland use.

D) High Density Residential (greater than 10 units/netacre and up to 35 units/net acre)

i. areas adjacent to or within walking distance ofschools, parks, and neighborhood or community-level commercial retail and service uses;

ii. areas in proximity to employment centers orregional activity centers;

iii. areas adjacent to arterial streets or major collectorstreets or accessible to them without passingthrough less intensive land uses;

iv. areas where high intensity residential is compati-ble with the surrounding neighborhood;

v. areas served by public transportation;

vi. areas where high density residential will notadversely impact or create congestion in existingand planned facilities and utilities;

vii. areas slated for mixed-use development, of whichthe high density residential is a planned compo-nent; and,

viii. areas which are targeted for infill developmentand for which a higher density residential landuse is a specific objective and functions appropri-ately as a transitional land use, provided all otherredevelopment criteria are met.

E) Discourage the location of any new residential devel-opments adjacent to medium or high intensity indus-trial zoning and land uses involving manufacturing orassembly operations, outdoor storage, heavy trucktraffic, or which produce environmental impacts, suchas noise, dust, heat, or odor (see also policy LU4.2).

i. residential may be located near light industrialzoning or land uses only when significant separa-tion and buffering and compatible traffic manage-ment are guaranteed through site design; and


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ii. residential zoning and land uses should be prohib-ited from locating in the airport runway influencearea in order to prevent conflicts with noise, vibra-tion and related environmental impacts.

LU2.8 Explore the merits of revising the Development Codestandards to create allowances for construction of manu-factured housing on permanent foundations only withinspecific Residential - Manufactured Housing zones.

LU2.9 Prior to or concurrent with the subdivision of residentialproperty, require that a master plan must be submittedand approved which illustrates the following site designelements:

A) interconnectivity between all site elements and adja-cent uses; and,

B) vehicular access management through shared points ofentry.

LU2.10 Work with citizens to preserve the historical or develop-ment character of their neighborhoods through HistoricDistrict designation or Character District applications(see also policies CU1.3 and RE3.4).

LU2.11 Encourage the protection of existing residential neigh-borhoods from encroachment from incompatible landuses and public facilities.

A) design and locate public and quasi-public facilities tominimize their negative impact on existing residentialneighborhoods;

B) design transportation systems to support integrationof neighborhood elements; avoid the development ofmajor roadways which divide a neighborhood andcreate hazards for pedestrian travel; and,

C) where housing is adjacent to a major roadway, usedesign techniques to minimize negative impacts andbuffer residents from traffic (see also policies EN3.4and 3.7 and TR1.15 and 3.4).


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manufactured housing - adetached single-family dwelling,other than a mobile home which:

a. Is partially or entirely manufac-tured in a factory;

b. Is not less than twenty-four (24)feet in width and thirty-six (36)feet in length;

c. Is installed on an engineered per-manent foundation;

d. Has a brick, wood or cosmeticallyequivalent exterior siding and allexterior walls which provide aconsistent, continuous facadefrom the bottom of the soffit(top of the wall section) down-ward to the top of the exposedperimeter wall, foundation, or tograde, whichever is applicable;and has a pitched roof;

e. Is certified pursuant to theNational Manufactured HousingConstruction and SafetyStandards Act of 1974, 42 U.S.C.5401, et seq., as amended and allregulations enacted pursuantthereto, including any local mod-ifications as are expressly allowedby Federal law, or which hasbeen certified by the State ofColorado being in compliancewith the requirements of theUniform Building Code, asadopted by the State of Coloradoand as is enforced and adminis-tered by the Colorado Divisionof Housing.

LU2.12 Through the City’s Housing Code enforcement programprovide information to landowners of owner-occupiedand investment dwellings concerning use and mainte-nance responsibilities for residential property to supportthe overall function, attractiveness and value of neighbor-hoods.

LU2.13 Respond assertively and in a timely manner to housingcode complaints to avert further property maintenanceconcerns and protect those residing in housing whichcould contain safety violations (see also policies CD2.4,PS4.3 and RE1.5).

LU2.14 Make measured progress in providing infrastructureimprovements such as sidewalks, curb and gutters, light-ing and parks to help maintain and enhance existingneighborhoods (see also policies CD1.5 and RE3.6).

LU2.15 Monitor the condition of older neighborhoods to deter-mine if areas are exhibiting at risk conditions whichwarrant immediate attention to prevent decline (see alsopolicies PS4.2 and RE 3.1, 3.2 and 3.3).

LU2.16 Review and revise as appropriate development regula-tions to encourage high-quality residential development.

A) evaluate zoning techniques available to promote resi-dential projects that incorporate innovative designfeatures; and,

B) develop public/private partnerships to produce moreaffordable housing of high-quality design and effi-ciency. Consider incentives and community recogni-tion for quality design projects (see also policyCD1.10).

LU2.17 Protect neighborhoods from inappropriate developmentand transportation impacts by assuring that:

A) new neighborhoods incorporate design elements toassist in transitions between residential areas of differ-ing intensity and character; and,

B) area-wide impacts to residential neighborhoods fromthe re-routing or traffic calming measures planned foran area are fully evaluated.


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LU2.18 Advise residents of rezoning and development applica-tions in areas close to their homes and encourage citizenparticipation in the public review process to express sup-port or concern for a given project in an informed andconstructive manner. Encourage developers to work witharea residents early in the development of a land use pro-posal to identify concerns, incorporate suggestions, andprovide accurate information on the scope of an intend-ed land use request.

LU2.19 Residential development should be the primary land useadjacent to elementary, middle and high schools.Discourage zoning or development of property whichdiminishes residential population in an area which is sup-ported by a neighborhood school, or which poses safetyimpacts to children (see also policy ED1.2B).

LU3 Land Use Characteristics - Commercial

To assure that area commercial development is attractive,compatible with its environment, efficiently located anddesigned in a manner to be aesthetically and functionallyrelated to a defined service area, the City should adopt spe-cific location, size and design standards.

LU3.1 Prior to or concurrent with the subdivision of commer-cial property, a master plan must be submitted andapproved which illustrates the following site design ele-ments:

A) interconnectivity between all site establishments andadjacent commercial properties; and,

B) vehicular access management through shared points ofproject entry.

LU3.2 Prior to issuance of a building permit for developmentof commercial property, a master plan must be submittedand approved which illustrates the following site designelements:

A) continuity in site design elements including landscapetheme, signage patterns, building materials, massing,roof lines and general building design; and,


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B) treatment of common area improvements, such asdrainage areas, street signage, perimeter buffering andrelated areas.

LU3.3 Through street access, subdivision, and commercialdesign standards, prevent the development of strip com-mercial sites, characterized by shallow lot depth alongthe roadway corridor, multiple curb cuts onto an adja-cent street, and long, linear commercial building layout.

LU3.4 Provide for diverse uses that contribute to the City’s totalemployment base and provide services needed by com-munity residents and businesses.

LU3.5 Encourage business development, expansion and vitalityby allowing for a mix of business activities while main-taining compatibility with the area and goals forNeighborhood and Community Development Districts.

LU3.6 Through the City’s Development Code establish, reviewand maintain a range of commercial zone classificationswhich allow for different mixes and intensities of activityand a varying scale of development which reflect levelsof pedestrian or auto orientation and relationships tosurrounding areas, in order to accommodate desiredcommercial use development while maintaining compat-ibility with adjacent neighborhoods.

LU3.7 Maintain an active, attractive, accessible pedestrian envi-ronment within and between commercial and residentialuses with the following conditions:

A) support the development of vibrant, healthy businessareas that provide essential goods and services for andare compatible with adjacent neighborhoods;

B) to the degree practical, integrate mixed activity incommercial areas with development in adjacentneighborhoods;

C) provide an appropriate transition in the scale andintensity of development between areas; and,

D) promote residential development that is desirable forresidents and compatible with the adjacent commer-cial uses.


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LU3.8 When considering zoning requests regarding commercialland uses, the following guidelines are encouraged:

A) office/professional services

i. should be clustered with shared access to adjacentroadways;

ii. a master plan should be in place which effectivelyprovides integrated site design components, such asparking and pedestrian routes, compatible buildingdesign and site layout, and landscaping;

iii. where a single office complex exceeds a 40,000square foot footprint, its design should incorporatebuilding articulation standards as required for bigbox developments;

iv. are appropriate in mixed-use projects and adjacentto most types of residential; and,

v. are limited in hours of operation.

B) general retail

i. Micro-commercial Center -

• is developed as a part of a self-contained highdensity residential or commercialoffice/employment center, or in a neighbor-hood area which contains a target density of atleast 6 DU/net acre within a one-square milearea;

• does not generally exceed 5% of the total pro-ject square footage or five acres, whichever isgreater; is multi-tenant and does not generallyexceed 9,000 square feet in a single buildingunless specific architectural design is employedto prevent a “strip” appearance;

• design components are low profile, complemen-tary to the adjacent land uses, resist the use offranchise architecture and relate principally tothe occupants of the primary land use;


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micro-commercial - small-scalecommercial land uses of a personalservice nature which are planned andintegrated into high density residentialor commercial office/employmentdevelopments and are intended toserve the residents or employees ofthese developments.

• is developed under a master plan which effec-tively provides integrated site design compo-nents, such as parking and pedestrian routes,compatible building design and site layout, andlandscaping;

• generally contains land uses of a personal servicenature, such as laundry, coffee/sandwich shop,ice cream, small office, child care and incidentalpersonal products. Convenience stores withlimited grocery and gas services should beallowed, but other related automotive, 24-houror drive-thru uses should not be considered;

• Centers are allowed at intersections of collec-tor/collector or collector/arterial roadway clas-sifications with primary access occurring fromsuch streets; and,

• where located adjacent to a NeighborhoodCenter, the combined acreage should not gener-ally exceed 25 acres.

ii. Neighborhood Center

• is located in a neighborhood area; has a typicaltrade area of 1.5 to 3 miles; is generally separat-ed by about 2 miles from the closest neighbor-hood center, as measured by the most directtransportation route along major roadways;

• could accommodate a grocery anchor use andone “junior box” store of less than 40,000square feet; at least 50% of the uses, as measuredin square footage, would be neighborhood-relat-ed. Suggested uses include a maximum of twofood service restaurants with drive-thru opera-tions, convenience store with gas and up to onecar wash bay, and movie theaters with less thanfour screens. Automotive sales or full repair ser-vices, and hotels/motels should be discouraged;


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neighborhood center - a grocery-based commercial area of 5-20 acresin size, located at the intersection ofarterial/arterial roads or major collector/arterial roads and which hasa typical trade area of 1.5 - 3 miles.

junior box - a retail or commercialuse or combination of retail or com-mercial uses that are less than fortythousand (40,000) square feet of grossfloor area.

• a master plan should be in place which effec-tively provides integrated site design includingaccess, parking and pedestrian routes, compatiblebuilding design and site layout, and landscaping;

• Centers are allowed at the intersection of arteri-al/arterial and major collector/arterial roadswith primary access occurring from such streets;and,

• a Neighborhood Center is generally sized atbetween 5 and 20 acres.

iii. Community Commercial Center

• is located along major arterial roads and withina Community Development District which hasan overall residential target density of at least 6DU/net acre; has a typical trade area of 6 squaremiles; is located 3 - 5 miles from other suchcenters in the community;

• may be located on one site or a collection ofcontiguous parcels which are logically associated;

• the center site would have the ability to supportup to 50% of the gross land area to be utilizedfor “big box” uses; large-scale recreation usesand multi-plex movie theaters with more thanfour screens are allowed as are carwash andsmaller auto service facilities and restaurantswith drive-thru and related uses which areenhanced by higher speed and capacity road-ways; no single automotive sales use shouldexceed 5 acres in size with no more than 25%of the total Center dedicated to automotive usesand all such uses should be subject to specialdesign review; mini storage facilities should belimited to 10% of a site and subject to specialdesign review;


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community commercial center -a commercial area of approximately20 - 40 acres in size located alongmajor arterial roads and which has atypical trade area of six (6) squaremiles.


• centers are permitted only adjacent to arterialroadways with primary access occurring fromsuch streets or from adjacent collector roadways;and,

• Community Commercial Centers are suggestedto be between 20 - 40 acres in size. If co-locat-ed with Neighborhood Commercial, the com-bined center size should not exceed 45 acres.

iv. Regional Activity Centers

• are intended to serve the community andregion and a population of 50,000 to 75,000;

• are between 45 and 320 acres in a given area;

• are located only on major arterial roads withprimary access occurring from such streets oradjacent arterial roads;


• may include major employment centers, largescale buildings and mixed residential uses with aminimum target density of 6 DU/net acre; and,

• Regional Centers at present in the communityinclude 1) Downtown; 2) Greeley Mall/GalleryGreen/Gateway PUD/Elk Lakes PUD area; and3) Promontory. An additional regional center isexpected when the population of the trade areaexceeds 100,000.


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C) where the density within a NeighborhoodDevelopment District and/or CommunityDevelopment District exceeds minimum locationstandards, additional commercial area may be addedproportionate to the existing, higher residential levels,as long as all other site use and design considerationsare met.

LU3.9 Retail, restaurant and entertainment facilities are general-ly discouraged adjacent to school sites. Likewise, schoolsare discouraged from locating in close proximity to com-mercial areas (see also policies ED1.2 and LU2.19).

LU4 Land Use Characteristics - Industrial

To accomplish industrial development which is attractive,compatible with adjacent land uses, environmentally sound,and efficiently located and designed to be functional for itsintended use, and meets the economic objectives of thisPlan, the City should adopt specific location, size anddesign standards to achieve this objective.

LU4.1 Heavy industrial uses should be located where conflictswith other land uses are minimal and where there isgood rail access or proximity to major arterial roads.

LU4.2 In new site development residential uses should not beallowed adjacent to medium or high intensity industrialuses and zones to prevent unnecessary conflicts betweensuch uses and to promote the expansion of industrialsites without undue hardship of needing to address miti-gation or buffering treatments and impacts to residentialand other low-impact uses (see also policy LU2.7E).

A) in redevelopment areas, residential uses may beallowed in such zones where a specific neighborhoodarea master plan is in place which addresses designand use compatibility issues.

LU4.3 Disallow high impact agricultural and heavy industrialland uses that generate obnoxious influences, such asnoise, fumes, or hazards.


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LU4.4 Facilitate the development of business and industrialparks to group like uses together with a coordinateddesign and site development scheme.

LU4.5 Allow and encourage the provision of on-site employeeamenities, such as child care and recreational facilitieswithin industrial developments (see also policy HS3.6).

LU4.6 Encourage reinvestment in older industrial areas tomaintain and improve their economic vitality andappearance.

A) reinvest and improve, where feasible, public infrastruc-ture in older industrial areas;

B) evaluate and revise, as appropriate, City developmentregulations to facilitate the rehabilitation or develop-ment of older industrial properties to meet evolvingneeds of business while making a positive visualimpact to the area in which these sites may be located.

LU4.7 Through annexation, land use authority and capitalimprovement policies, provide an adequate supply ofboth finished and raw land sites suitable forindustrial/economic development in a range of sizes andlocations (see also EC4.6A).

LU4.8 Incorporate design techniques to plan and develop newindustrial sites that are attractive and compatible withadjacent land uses (see also policy LU8.7).

LU5 Land Use Characteristics - Mixed-Use

In order to utilize land efficiently; offer opportunities forbetter inter-relationships between land uses; reduce theneed to travel by automobile to obtain neighborhood con-venience goods and services; produce 24-hour neighbor-hoods which offer better public safety and interest; and, toadd to the sense of community vitality, mixed land usedevelopment should be promoted when compatibilitybetween different land uses can be assured through sensitivedesign.


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LU5.1 Review Development Code standards to promotemixed-use development through regulatory means inappropriate areas.

A) provide safeguards to ensure that design of such pro-jects are compatible with and sensitive to adjacentuses; and,

B) adopt development standards that prescribe acceptedmeasures for ensuring that mixed land uses are com-patible with one another and neighboring develop-ments. Such standards should include, but not belimited to such areas as landscaping, building mass,building material selection, and site design.

LU5.2 Consider environmental consequences and benefits withmixed land use development. Encourage the conserva-tion of energy through policies and regulations govern-ing placement, orientation, and clustering of develop-ment (see also policy EN5.3).

LU5.3 Promote mixed land uses in order to integrate a fullcomplement of development within neighborhood areas,resulting in “24-hour” communities offering less oppor-tunity for crime to occur (see also policy PS2.1).

LU5.4 Review Development Code standards to assure thatparking standards complement mixed-use developmentby recognizing joint use and the opportunity for areduction in parking lot size (see also policy TR3.7).

LU5.5 Promote the use of mixed-use developments whichachieve the other objectives of this Plan such as withRedevelopment and Transportation.

LU6 - Land Use Characteristics - Public Land Uses

In order to preserve important areas recognized as environ-mentally significant; to maximize the recreational and openspace value of those areas reserved from development dueto flood plain or storm drainage limitations; and, to provideadequate lands for recreation, public safety and culturaldevelopment, the City should devise a deliberate strategy tosecure and/or develop such lands for their intended publicpurpose.


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LU6.1 Work with area school districts to site schools in loca-tions appropriate to the age of the attendees and,where possible, in combination with neighborhoodand other area park sites (see also policies ED1.6F andPR1.3).

LU6.2 Through the annual Capital Improvements Plan, identifythe location for new fire stations, parks and other publicfacilities commensurate with growth patterns and pend-ing development and the policies of this Plan.

A) in addition to annual Capital Improvements funding,the City should pursue a deliberate plan to acquireand develop public facilities consistent with the goalsof this Chapter and other adopted master plans (seealso policy LU1.12E).

LU6.3 The City should undertake the development of basin-wide storm drainage facilities which will provide betterhandling of community detention needs, foster growthin appropriate locations, and offer new site(s) for com-munity recreational facilities (see also policies CD3.7,EN2.12, GR2.2 and PR2.12).

LU7 - Agricultural, Open Space & Natural Areas

In order for urban development to co-exist in harmony tothe greatest extent possible with the natural environmentand agricultural uses; to preserve important vistas and local-ly significant natural areas; and to provide relief from theurban form, the City should continue to secure arrange-ments with land owners, developers, farmers and environ-mental interests to identify and protect areas of importanceto assure their perpetual availability to future generations.

LU7.1 The City shall formally review and consider the adop-tion of the 1998 Northern Colorado CommunitySeparator Study. In the event the study is adopted, theCity will work with adjacent jurisdictions on its effectiveimplementation (see also policies CD1.2 and EN8.3).


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A) review development proposals in conjunction withthe goals and objectives as called out in theCommunity Design Chapter of this Plan to assuredesign consistency with entryways, major thorough-fares and other significant public areas as it relates tothe natural environment, as well as agricultural inter-ests.

LU7.2 Use the Areas of Ecological Significance map to directdevelopment to those areas which have the least impactto natural resources and habitats (see also policies EN 1.1and PR2.5).

LU7.3 Review development proposals in context with the goalsand objectives as called out in the EnvironmentalChapter of this Plan to assure a careful balance isachieved between construction interests and the natural environment.

LU7.4 Disallow the establishment or expansion of high impactagricultural uses which produce obnoxious influencessuch as odor, dust or noise within the city’s expectedgrowth boundaries in order to prevent conflicts with anemerging urban population of residents and businesses(see also policy EC1.3).

LU7.5 Support the use of farmland in crop production andwithout animal confinement operations to achieveimportant buffers from roadway corridors and othermajor employment and activity centers, where the prop-erty rights of the owner are reasonably compensated foror credited with other development trade-offs.

LU7.6 Utilize intergovernmental agreements to protect impor-tant natural areas, community entries, significant agricul-tural areas and open space in areas of common interest(see also policy LU8.7).


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LU8 Special Uses and Areas

In order to accommodate unique uses which, by theirnature, carry significant impacts in the form of traffic, noise,appearance or performance, special attention should be givento the siting and design of such facilities as well as the landuses surrounding higher impact facilities to assure that theymay operate successfully for their intended purpose whilebalancing the needs and function of adjacent properties.

LU8.1 Airport: incorporate by reference in this Plan theGreeley/Weld County Airport Master Plan. Such planshould be regularly reviewed for its progressive imple-mentation, provision of infrastructure systems to servethe airport, and consistency with the objectives of thisPlan.

A) disallow land uses within critical flight routes of theairport which will be impacted by noise and air trafficactivity, such as residential development;

B) encourage the establishment of uses in areas sur-rounding the airport which complement the airportin both use and design; and,

C) allow airport development to occur where key infra-structure and support facilities and services are capa-ble of addressing new development needs.

LU8.2 Hospital: work with officials from medical institutions topromote continued development of the facility whilepaying special attention to such areas as:

A) neighborhood traffic and parking patterns;

B) building and site design to provide a sensitive transi-tion from modest-scale adjacent residential uses to amulti-story, substantial commercial structure withattendant facilities; and,

C) emergency vehicle and helicopter routes through andover adjacent neighborhood areas.

LU8.3 University: work with school officials to identify campusgrowth objectives and expectations and facilitate on-going dialogue and mutual cooperation in areas whichinclude:


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A) off-campus housing;

B) transportation systems, parking, bike routes and shut-tle services;

C) security programs and management of neighborhoodimpacts typically experienced in high student rentalareas, such as noise and property maintenance;

D) university curricula and expansion which supportseconomic development objectives of this Plan; and,

E) building and site design which provides a sensitivetransition between University uses and adjacentneighborhoods in the scale, mass, appearance andfunction of land uses.

LU8.4 Community College: work with school officials to iden-tify campus master plan objectives and development andfacilitate on-going dialogue and mutual cooperation inareas which include:

A) transportation systems, parking, bike routes and shut-tle services;

B) college curricula and expansion which supports eco-nomic development objectives of this Plan; and,

C) building and site design which provides a sensitivetransition between college uses and adjacent neigh-borhoods in the scale, mass, appearance and functionof area land uses.

LU8.5 Correctional facilities: work with Weld County govern-ment and other parties of interest to develop correctionalfacilities to respond to local needs. Facilitate an on-going dialogue with affected parties to discuss mutualcooperation in areas which include:

A) the careful siting of such facilities in industrial areas;

B) building and site design which provides a sensitivetransition between area uses and the scale, mass,appearance and function of the correctional facilityand adjacent neighborhoods and industry; and,

C) traffic and transportation systems needed to supportthe use of the site and limit impacts to adjacent landuses.


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LU8.6 River Corridors: continue work under the existingintergovernmental agreement between the City, theTown of Windsor and Weld County government andwith the Poudre River Heritage Alliance to facilitate theprotection of the Cache la Poudre River corridor; and,pursue other such agreements for the South Platte andBig Thompson River corridors, with attention to thefollowing areas:

A) sensitive and effective trail development (see also poli-cies CD1.14, EN1.1 and 1.3, and PR2.16);

B) attention to cultural, environmental and other naturalresource management considerations;

C) sand and gravel extraction and site reclamation; and,

D) development of an overlay zone to provide guidancefor land use, building and site design for areas adjacentto the river.

LU8.7 U.S. Highway 34 Corridor: take actions to control,through annexation and other available means, and man-age the development of the U.S. Highway 34 StrategicEmployment Development Corridor between the Cityof Greeley corporate limits west to I-25 with attentionto the following:

A) use various means, such as through the City’sIndustrial Water Bank, to provide incentives for thelocation of desired industry and employment, consis-tent with the Economy Chapter of this Plan, to locatealong this corridor. It is understood that, in thecourse of controlling the development of this corri-dor, the City Council may negotiate some limiteddevelopment of non-industrial uses in the area. Theestablishment of residential uses could be allowedwhere it is substantially set back from the U.S.Highway 34 travel way. Retail uses would be possibleonly after the combined residential and industrial useswarrant such commercial development.;


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B) work with corridor property owners to establish ameans to accomplish industrial and employment usesalong the corridor, while retaining important openspace and distinction or buffering from other areacommunities;

C) develop standards for the approved industrial andemployment uses which provide high quality design,setback from the rights-of-way which effectively pro-vides a sense of expansive open areas, attractive sitedesign and compatible landscape treatment consider-ing the xeric nature of the area, adjacent land uses,and the objectives of this Plan relative to entrywaytreatment and natural resources management (see alsopolicies CD1.2A and LU4.8 and 7.6); and,

D) using intergovernmental agreements and other avail-able means, work with adjacent communities andWeld County government to cooperate in the provi-sion of infrastructure services to qualified and desiredindustries.


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Parks and Recreation

The quality of a community is perhaps most often measured inthe area it has set aside for parks. Parks are where people in a

city gain respite from urban pressures: they relax, join with friends orenjoy their solitude; they play, compete, picnic, are entertained, exer-cise, and come together to celebrate community events. Parks andrecreation sites often provide the focus and identity for a neighbor-hood, offering something for every age, ability and culture. It is nowonder that residents have the collective expectation that parksshould be provided in every neighborhood area. Unfortunately,without a deliberate scheme to reserve and develop park sites, areasideal for recreational use may instead become developed for anoth-er purpose, compounding the lack of space within walking distanceavailable for neighborhood residents to use for leisure. In additionto the need to develop new parks, older parks require care and main-tenance to retain and replace mature landscaping and to repair andupgrade park improvements.

Not all neighborhoods have similar characteristics. Some may bemore suited to retired populations where active play parks are not asdesirable as those with areas for more passive features. Residents ina more urban neighborhood may also seek passive elements such asplaza areas, sculpture and more formal and intense landscape andlighting instead of lawn and play areas. Subdivisions with starterhomes which attract younger families will tend to seek out activeparks with playgrounds, basketball courts, backstops for ball play andplenty of “romping around” space. Still other neighborhoods arelocated where open space exists as a natural area where existingwildlife and habitats are sustained and human interaction minimal.Given these varied characteristics it is helpful to have a full menu ofpark and open space development options.

City of Greeley 2020 Comprehensive PlanCHAPTER 9 • PARKS & RECREAT ION

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Just as there are different neighborhood characteristics there aredifferent types of parks and recreational facilities, and not all arecompletely compatible with residential areas. Regional facilitieswith arena areas which attract and support major events, such asequestrian and dog shows, motor-cross, concerts, and major compe-titions generate tremendous impacts in the form of traffic, noise andlighting. Other parks with more of a community-wide focus couldinclude ballfields or golf courses with lighting, soccer fields or spe-cial track facilities. Such areas also require special siting and designconsiderations.

The challenge for a community comes in providing a good sup-ply and range of parks and recreation facilities in areas complemen-tary to neighboring uses which meet the leisure needs and desires ofcommunity residents.


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KEY TRENDS

A series of key trends related to parks and recreation in Greeley havebeen identified and are listed below.

• Based upon national standards as adopted in the local ParksMaster Plan, Greeley is lagging behind in the amount of com-munity parkland needed for a city of this size and neighbor-hood parks are not distributed throughout the community. Asthe community continues to grow, additional parkland will beneeded and other ways of meeting this demand may need tobe considered.

• Community open space has value in community separationand quality of life.

• Recreational programming for all interests is an integral partof effective leisure time.


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intern1


PROFILE

Parks and recreation facilities play a significant role in a communi-ty’s quality of life. In particular, neighborhood parks can become afocal point for a neighborhood, serving as a gathering place for bothrecreational and social activities. Recreational activities are impor-tant in maintaining health and a sense of well-being from athleticactivities, as well as from passive use. In addition to traditional parksand recreational facilities, green ways, trails and open space are alsoused for recreational purposes.

While the emphasis in parks and recreation has been to provideactive spaces and activities, there is a trend toward less active, passiverecreational activities. Walking, bird watching and picnicking havebecome popular recreational pastimes and are expected to continueto increase as a larger percentage of the population ages. At the sametime, there has also been an increase in participation in sports-relat-ed activities such as softball, soccer and basketball. The challengetoday is to provide parks and recreational opportunities for all inter-ests and to maintain adequate facilities and levels of service while thenumber of users increases.

PARKLAND LOCATION AND DEVELOPMENT

The City of Greeley currently has a total of 381 developed acres ofparkland which are administered and maintained by the City’s ParksDepartment. Table 9.1 shows the city parks by type and includesboth developed and undeveloped areas. Five of these parks are com-munity facilities, while 22 are considered neighborhood parks.There is one regional park, Island Grove.


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Source: Master Plan for Parks,Trails, Open Space and Recreational Facilities for

Youth, 1995


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Table 9-1: Park Inventory

Neighborhood Park Location Size (acres)

Allen . . . . . . . . . . . . . . . . . 49th Ave./9th St.. . . . . . . . . . . . . . . . 5Brentwood . . . . . . . . . . . . . 25th Ave./26th St. . . . . . . . . . . . . . . . 5Broadview . . . . . . . . . . . . . 28th Ave./6th St.. . . . . . . . . . . . . . . . 6Cottonwood. . . . . . . . . . . . 26th Ave./9th St. . . . . . . . . . . . . . . . 10Delta . . . . . . . . . . . . . . . . . 1st Ave./24th St. . . . . . . . . . . . . . . . . 6East Memorial . . . . . . . . . . 2100 Balsam Ave. . . . . . . . . . . . . . . 12Epple . . . . . . . . . . . . . . . . . 43rd Ave./4th St.. . . . . . . . . . . . . . . . 6Farr . . . . . . . . . . . . . . . . . . 15th Ave./26th St. . . . . . . . . . . . . . . . 6Franklin . . . . . . . . . . . . . . . 31st Ave./6th St. . . . . . . . . . . . . . . . . 4Glenmere . . . . . . . . . . . . . . 14th Ave./19th St. . . . . . . . . . . . . . . 14Kiwanis . . . . . . . . . . . . . . . 14th Ave./6th & 7th Sts. . . . . . . . . . . 1Leavy. . . . . . . . . . . . . . . . . 33rd Ave./22nd St. . . . . . . . . . . . . . . 5Lincoln . . . . . . . . . . . . . . . 10th Ave./9th St.. . . . . . . . . . . . . . . . 5Luther . . . . . . . . . . . . . . . . 21st.Ave./10th St. . . . . . . . . . . . . . . 10Monfort . . . . . . . . . . . . . . . 47th Ave./24th St. . . . . . . . . . . . . . . 37Peakview . . . . . . . . . . . . . . 51st Ave./13th St. . . . . . . . . . . . . . . 12Pheasant Run . . . . . . . . . . . 47th Ave./4th St.. . . . . . . . . . . . . . . . 8Rodarte . . . . . . . . . . . . . . . 910 A St. . . . . . . . . . . . . . . . . . . . . . 5Sanborn . . . . . . . . . . . . . . . 28th Ave./20th St. . . . . . . . . . . . . . . 40Sherwood. . . . . . . . . . . . . . 29th Ave./13th St. . . . . . . . . . . . . . . . 8Southmoor . . . . . . . . . . . . . 19th Ave./31st St. . . . . . . . . . . . . . . . 6Sunrise. . . . . . . . . . . . . . . . 4th Ave./11th St.. . . . . . . . . . . . . . . . 5Westmoor. . . . . . . . . . . . . . 39th Ave./6th St.. . . . . . . . . . . . . . . . 3Woodbriar . . . . . . . . . . . . . 29th Ave./19th St. . . . . . . . . . . . . . . . 6

UNDEVELOPED NEIGHBORHOOD PARKS

East Memorial, Phase II . . . . 2100 Balsam Ave. . . . . . . . . . . . . . . 12Josephine Jones . . . . . . . . . . 2631 52nd Ave. Ct.. . . . . . . . . . . . . 37

COMMUNITY PARKS & FACILITIES

Bittersweet . . . . . . . . . . . . . 35th Ave./13th St. . . . . . . . . . . . . . . 60Centennial . . . . . . . . . . . . . 23rd Ave./22nd St. . . . . . . . . . . . . . 18Youth Sports Complex . . . . 63rd Ave./20th St. . . . . . . . . . . . . . . 79Forbes Field . . . . . . . . . . . . 23rd Ave./8th St.. . . . . . . . . . . . . . . . 6Greeley West Field. . . . . . . . 35th Ave./24th St. . . . . . . . . . . . . . . . 2

UNDEVELOPED COMMUNITY PARKS

Greeley West Park . . . . . . . . 35th Ave./24th St. . . . . . . . . . . . . . . 37

REGIONAL PARK

Island Grove Regional Park . 14th Ave./A St. . . . . . . . . . . . . . . . . 40

Neighborhood parks are those that are intended to serve a small-er portion of the community, or a neighborhood. Walking distanceto a neighborhood park from the area it serves should be no morethan 1/2 mile. Neighborhood parks currently range in size from 1 -40 acres. The recommended size for a neighborhood park is 10-34acres. There is also one undeveloped neighborhood park, JosephineJones, and an undeveloped portion of East Memorial Park. City pol-icy for providing neighborhood parks is to provide 2 acres of parkland for every 1,000 persons. Based on the 1999 population of74,296 persons, the City would need 148.6 acres of developedneighborhood park. While there are 2.36 acres of developed park-land per 1,000 persons, the existing neighborhood parks are not welldistributed throughout the community.

Community parks are those that generally serve the entire com-munity and range from 34-100 acres in size. There are five com-munity parks in Greeley totaling 165 acres. Community park poli-cy is 5 acres of developed community parkland per 1,000 persons.Currently, the City has a deficit in community parkland of 206.5acres. The current community parks only provide 2.2 acres per1,000 persons. The third category of parks is the regional park,which is typically in excess of 100 acres in size and is intended toserve a much larger area. Island Grove is currently the only region-al park in Greeley.

As the community continues to grow, this parkland deficit willincrease unless other methods are found for acquiring parkland. TheCity does not have a parkland dedication requirement. Parkland feesare collected with building permits. However, these fees are gener-ally used for the development of existing City-owned parkland anddo not contribute toward the acquisition of new parks. In 1999,acquisition and parkland development costs were in excess of$80,000 per acre. Greater participation may be needed from thedevelopment community to assist the City with this issue. The loca-tion of parks, in particular neighborhood parks, is a key element forresidential development and in some cases, may be a selling point fornew residential developments. Most citizens would chose a home inclose proximity to a park rather than locating in an area where thereare no parks nearby. Joint siting of parks with schools is mutuallybeneficial and can result in greater usable outdoor space for bothfacilities.


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neighborhood park - a parkintended to serve a smaller portion ofthe community, or a neighborhood,ranging in size from 1 to 34 acres.

community park - a park intendedto serve the entire community, rang-ing in size from 34 to 100 acres.

In 1995, the City adopted the Master Plan for Parks,Trails, OpenSpace and Recreational Facilities for Youth. This plan updated por-tions of the City’s 1991 Parks and Recreation Master Plan, focusingon the need for additional parks; the potential for establishing anopen space system; and the need for additional facilities to accom-modate recreational activities and programs for youth. Other plan-ning efforts have resulted in master plans for Island Grove RegionalPark and Josephine Jones Park.

GREENWAYS AND OPEN SPACE

Greenways and open space are becoming more popular and highlyvalued recreational resources for a community. Typically locatedalong a river, water channel, or drainage way, greenways providemulti-use recreational opportunities for walking, bicycling, horse-back riding and wildlife viewing while preserving sensitive naturalareas. The Poudre River Trail Corridor is a good example of agreenway that provides multi-use recreation. Since the 1970’s, resi-dents of Greeley,Windsor and Weld County have been interested ina trail along the river. In the late 1980’s, the Greeley City Councilestablished the Poudre Trail as a goal and in 1991, a GreenwayCommission was formed with representatives of Greeley, Windsorand Weld County. To date, nearly nine miles of trail have been con-structed in Windsor and Greeley and between the two communitiesand another four miles are expected to be constructed within thenext two years. Efforts are continuing to secure land for theremaining portions of the trail between the two cities. Future plan-ning will be done to eventually continue the trail from Island GroveRegional Park to the confluence with the South Platte River east ofGreeley. Larimer County and Fort Collins staff are developing plansfor connecting the trail from Windsor to the existing trail in FortCollins and to build additional trail northwest of Fort Collins.

In 1998, the City of Greeley adopted its first Open Space SystemPlan. This plan serves as a guide to preserve open space for the Cityand nearby areas in Weld County where the City may grow. Theplan supports the ethic of preserving land as a living resource forpresent and future generations. Table 9-2 lists the City’s open spaceinventory.


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Parks and Recreation Master Plan -the City of Greeley’s plan for parks andrecreation facilities, adopted in 1991,and amended in 1995.

Island Grove Regional Park MasterPlan - the plan for the future develop-ment and improvements for IslandGrove Regional Park, adopted in 1992.

Josephine Jones Park Master Plan -the plan for the future development andimprovements at Josephine Jones Park,adopted in 1993.

open space - any parcel of land orwater which is essentially unimprovedand which may include crop land, areasof ecological significance or other nat-ural features.

Poudre River Trail Corridor - a planfor future improvements and accessalong the Poudre River Trail Corridor,adopted in 1995.

SOURCE: City of Greeley Community Development Department

The Northern Colorado Community Separator Study, complet-ed in 1998, identified key areas to remain in open space, or wherelimited development may occur, so that communities withinNorthern Colorado would be physically and/or visually separated.The participating communities were Berthoud, Fort Collins,Greeley, Larimer County, Loveland and Milliken. Johnstown,Windsor and Weld County participated indirectly in the study.These communities realized that if existing development patternswere allowed to continue, the result would be a large metropolitanarea with no apparent boundaries or separations. Key areas identi-fied in this study for community separation between Greeley andWindsor are to the west and northwest, north of the U.S. Highway34 corridor and between the Johnstown - Milliken area to thesouthwest. Some types and densities of development may be con-sidered appropriate in some separator areas and might include tech-niques such as cluster development, or specific design overlayrequirements to address setbacks, building height and other designelements. In other areas, acquisition of property, or the purchase ofdevelopment rights to keep the property from being developed, maybe considered the best approach. Open space separation can beachieved through crop lands, preserving areas that are environmen-tally sensitive, or if appropriate, through developed park sites.


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Table 9-2: Open Space Inventory

Neighborhood Park Location Size (acres)

Country Club West . . . . . . . 50th Ave./12th St. . . . . . . . . . . . . . . . 5Hunter’s Cove. . . . . . . . . . . 63rd Ave./4th St.. . . . . . . . . . . . . . . 27Mountain Vista . . . . . . . . . . 74th Ave./20th St. . . . . . . . . . . . . . . 23Poudre River Ranch . . . . . . 71st Ave./F St.. . . . . . . . . . . . . . . . 160Wildlife Sanctuary . . . . . . . . 17th Ave./Lakewide Dr. . . . . . . . . . . . 3

RECREATIONAL FACILITIES

The City’s Recreation Department oversees recreation programsand facilities operated by the City. The Greeley Recreation Center,built in 1985, is a 105,000 square foot facility offering an indoorpool, racquetball courts, two gymnasiums, dance and aerobics facili-ties and a weight room. In addition, over 100 programs are offeredannually for adults and youth. Programs include crafts, fitness andleague competitions. There are also four swimming pools and threegolf courses in the area, including the municipal golf courses atHighland Hills and Boomerang.

The Senior Activity Center offers a variety of activities and eventsfor residents over 50. The center includes a wood shop, pool tables,table tennis and bridge groups and offers programs in lapidary, jew-elry-making, fitness, art and dance. The center is the host agency forthe Colorado Qualifying Senior Games, which attracts senior ath-letes from Colorado and the surrounding states.

Youth under the age of 18 years make up nearly one-fourth of thepopulation in Greeley and the City’s 1995 master plan highlightedthe need for additional recreational opportunities for this age group.The Greeley Youth Initiative identified the need for youth-orientedrecreational programs which can in turn, help promote other socialgoals such as facilitating youth leadership, or preventing juvenilecrime. The City recently initiated a Youth Sports Philosophy whichencourages all children to play a sport for the joy of having fun. Thisphilosophy de-emphasizes competition. An assistance program hasalso been implemented to provide financial assistance for all youthrecreational programming. This program allows youth to participateregardless of financial situation and is open to children 9 years oryounger. There is also a scholarship program for children that are 10years old and up.

The Jesus Rodarte Cultural Center, constructed in 1979, serves asan information, recreation and social center for North Greeley. Thecenter offers a variety of recreational activities for all ages. In addi-tion to private facilities there are also recreational facilities for stu-dents at the University of Northern Colorado and AimsCommunity College. Joint use agreements between the City, schooldistricts, UNC and Aims for the location and development of recre-ational facilities would maximize taxpayer return on investment andavoid the duplication or lack of facility and program development inthe future.


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Jesus Rodarte Cultural Center 10Year Master Plan - the plan for thefuture development and improvementsfor Jesus Rodarte Cultural Center inNorth Greeley, adopted in 1992.

GOAL

In order to enhance the community quality of life,promote healthy lifestyles and neighborhoods andachieve an important balance of area land uses, actionshould be taken to establish and maintain a compre-hensive and integrated parks and recreation systemwhich provides ample land for park use commensu-rate with and appropriate to area development, aswell as community facilities which offer a full rangeof leisure opportunities for community residents.


PR1 Park Land Location and Development

In order to provide places for people to interact with oth-ers, relax, and recreate in both passive and active forms,thereby improving the city’s appeal, economic attractivenessand quality of life, adequate park sites should be providedthroughout the city to serve the recreational needs of com-munity residents.

PR1.1 Re-adopt for implementation through this Plan, the fol-lowing parks and recreation plans:

A) 1991 Parks and Recreation Master Plan, as amendedin 1995, for Parks,Trails, Open Space andRecreational Facilities;

B) 1992 Island Grove Regional Park Master Plan;

C) 1990 Lincoln Park Master Plan (see also policyRE2.4);

D) 1993 Josephine Jones Park Master Plan; and,

E) 1992 Jesus Rodarte Cultural Center 10 Year MasterPlan.

PR1.2 Develop four levels of parks to serve the needs anddesires of residents:


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A) Neighborhood parks: using the following criteria,develop at least one neighborhood park within eachNeighborhood Development District (one squaremile area) to serve area residents with facilities such asplaygrounds, picnic areas, walking paths and activeplay space.

i. provide 2 acres of neighborhood park per 1,000population;

ii. size each park in the range of 10 to 34 acres,depending upon the physical attributes of the site,the facilities to be provided, the configuration ofany adjacent play area (such as with a school site),and the density of residents within the target ser-vice area;

iii. locate each park to have a service radius of one totwo miles;

iv. locate parks on local or minor collector streets andadjacent to and in conjunction with elementaryschools, whenever possible; and,

v. consider the acreage and design of an adjacent ele-mentary school’s developed play area in calculatingthe size needed for the neighborhood park todetermine if it can be provided at the lower end ofthe acreage range.

B) Community parks: using the following criteria, devel-op at least one community park within a CommunityDevelopment District (six square mile area) to servearea residents with facilities such as indoor recreationfacilities, athletic complexes or programmed playfields or other facilities that the City cannot practical-ly provide within neighborhood parks due to size orimpact to adjacent residential areas.

i. provide 5 acres of community park for each 1,000residents;

ii. size each park in the range of 34 to 100 acresdepending on the physical attributes of the siteand the facilities the City will provide;


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iii. locate each community park to have a serviceradius of 1 to 2 miles; and,

iv. locate community parks on or near arterial roadseither in non-residential neighborhoods or on theedge of residential areas with the intent of mini-mizing the impact of organized recreational activi-ties on such areas.

C) Regional parks: using the following criteria, developat least one regional park within the city to serve thecommunity and region with facilities such as outdoorarena space, exhibition facilities, institutional or pro-fessional sports associations, lighted fields, motor cross,equestrian activities, and related activities which, bytheir nature, produce off-site impacts which requiresensitive placement, development and use.

i. develop each park or facility in such a way that itincludes sufficient area in which to locate supportfacilities so that they are compatible with adjoin-ing land uses, including natural features, wildlife orother qualities that contribute to the park’s func-tion; and,

ii. configure regional parks or facilities to provideaccess from arterial or major collector streets,where possible.

D) Pocket parks: using the following criteria, allow forthe private construction and maintenance of pocketparks in developments which serve area residents orbusinesses with passive open area including walkingpaths, plaza areas and small seating areas. The designof such areas should be sympathetic to the characterand use of the immediate surroundings.

i. allow pocket parks as an additional component ofthe required open area for a residential or businessarea of at least 10 acres in size;

ii. size each pocket park at between 1/2 acre and 5acres;


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iii. locate each pocket park internal to a subdivisionor business development with a service radiuscommensurate with the size of the immediatelysurrounding project area;

iv. locate pocket parks on internal, local streets oradjacent to pedestrian routes; and

v. consider a credit against required park develop-ment fees within a development which providespocket parks for its users as long as the park is per-petually maintained by the subdivision or businessassociation.

PR1.3 Pursue a coordinated effort with school districts for thejoint siting of schools and parks wherever possible (seealso policies ED1.6 and 5.1 and LU6.1).

PR2 Greenways and Open Space

In order to enrich the community’s quality of life and pre-serve sensitive environmental areas, deliberate effort andincentives should be employed to facilitate the develop-ment of greenways as linear corridors that permit publicaccess, and open space that remains in a relatively naturalstate or use, including agricultural use.

PR2.1 Adopt or re-adopt, through this plan, the followingplans:

A) Open Space Master Plan;

B) The Poudre River Trail Master Plan; and,

C) 1998 Comprehensive Drainage Master Plan.

PR2.2 Develop a greenway network of linear undeveloped cor-ridors that provides for the multiple uses of stormdrainage corridors, assists in their efficient maintenance,accommodates trail-oriented recreation, and connectsresidential areas to the bikeway network and with com-munity activity areas.

A) formally designate primary greenways along ditchesand draws that carry urban storm drainage whenthose areas can be integrated with the bikeway system


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and provide interconnectivity between neighborhoodand community activity areas;

B) evaluate area ditches that carry urban storm drainageto determine those that would meet the functions ofthe greenway system; and,

C) locate improvements within the greenway system tominimize negative impacts on wildlife habitat anddesirable vegetation.

PR2.3 During the subdivision review process, identify, locateand develop secondary greenways as narrow corridorssufficient principally for bikeway use to provide direct,short links to primary greenways, parks and schools fromand through residential developments.

PR2.4 Preserve area open space and undeveloped areas inaccordance with master plan objectives and priorities andwhich include areas with the following attributes:

A) preservation of significant natural features andresources in the area;

B) provides visual separation from adjacent communities,helping to maintain Greeley’s identity;

C) provides outdoor recreation; and/or

D) enhances the visual quality of community entryways(see also policies CD3.1 and TR4.6).

PR2.5 Maintain an inventory of important natural areas foropen space designation and protection which include,but are not limited to, wildlife habitat, and high qualityareas of native vegetation and water resources (see alsopolicies EN1.1 and LU7.2).

PR2.6 Preserve designated open space in developing areasthrough site design, development incentives, and relatedmeasures and considerations consistent with availablezoning and financing tools.


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PR2.7 Acquire open space through appropriate methods whenthe City wants such an area to have public access orwhere other preservation methods would not be aseffective.

A) develop intergovernmental agreements or similararrangements with other jurisdictions and conserva-tion organizations to acquire open space areas.

PR2.8 Cooperate with other entities and property owners tosupport the continued use of prime farmland underagricultural production, where practical, as a means ofachieving open space objectives.

PR2.9 Designate and establish open space community buffers instrategic locations to promote Greeley’s separate identity.

A) cooperate with other communities to achieve mutualobjectives for open space community buffers.

PR2.10 Preserve locally significant, high-quality natural resource-based recreational areas through designation and acquisi-tion as community or regional parks.

PR2.11 Enhance scenic corridors and designated communityentryways along major roadways into the city throughspecial designations, improvements, and design standards.(see also policies CD3.1, PR2.4D and TR4.6).

A) cooperate with other jurisdictions in implementingentryway corridor standards.

PR2.12 The City should complete a basin-wide study to allowdrainage needs to be addressed through a larger, sharedfacility which could also achieve an attractive, functionalcommunity or regional park use (see also policiesCD3.7, EN2.12, GR2.2 and LU6.3).

PR2.13 Develop minimum standards for acceptance of wetlandareas for public open space, greenways, or parks.Consider a requirement for installation of native vegeta-tion for such areas (see also policy EN2.11).

PR2.14 Retain floodway and flood plain areas in their naturalstate whenever possible to augment the parks, open spaceand greenway system (see also policies EN2.13, 6.4 and6.5 and PS2.2).


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PR2.15 Promote the use of non-potable water for irrigation ofpark land and open space areas when it is available as aviable and efficient alternative to treated water (see alsopolicy EN2.5).

PR2.16 Support the development of the Poudre River TrailCorridor for community recreational and open spacepurposes (see also policies CD1.14, EN1.3 and LU8.6).

PR2.17 Provide on-going education to the public concerningthe well-documented economic benefits of parks andopen space such as a method to curb sprawl, attract highquality businesses and residents, stimulate revitalization,contribute tourism dollars, protect farm economies, pro-vide flood control and serve to protect the overall naturalenvironment.

A) seek methods to increase the community’s financialmeans to secure meaningful open space and naturalareas.

PR3 Recreational Facilities and Activities

In order to promote healthy lifestyles, develop leisure lifeskills for the full range of citizen interests and abilities, topromote constructive use of free time, and increase thecommunity’s appeal, the City should pursue the develop-ment of recreational facilities that meet the organized andunstructured leisure interests of its residents.

PR3.1 Provide opportunities for residents to learn, develop andparticipate in fitness and recreational activities to encour-age the adoption of healthy lifestyles and an improvedstate of health and well-being (see also policy HS3.7D).

PR3.2 Support the development of recreational activities foryouth which teach leisure life skills and provide con-structive opportunities for free time, in both organizedand unstructured activities (see also policy PS4.8).


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PR3.3 Continue the work of the Youth Initiative Program toeffectively facilitate youth leadership development, gen-erate preventative efforts regarding juvenile concerns, andto provide resources for those working with youth in acommunity-wide effort of advocacy, action and parentalinvolvement.

PR3.4 Support important community and social goals by pro-moting the following types of diverse recreational pro-grams:

A) special zones throughout the City to provide latenight recreational and social programs for youth;

B) outdoor leadership development for all ages of partic-ipants and particularly for at risk youth;

C) community outreach programs for all residents; and,

D) after school/weekend leagues for middle, junior andhigh school youth not involved in school activities orleagues.

PR3.5 Develop and adopt a Recreational Facilities Master Planwhich sets out service standards for the types of recre-ational facilities and services which should be providedby the City, other agencies or in conjunction with pri-vate vendors to meet the needs and desires of residentsthroughout the community.

A) secure funding to provide development of the facili-ties to meet adopted service levels in a practical, effi-cient and financially manageable manner; and,

B) regularly conduct an assessment among regional parksand recreation agencies to ascertain costs charged forsimilar services when setting a fee schedule to reason-ably recover the costs of operating recreational facili-ties, taking into account the limitations of those citi-zens with restricted incomes and other local consider-ations.


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PR3.6 Develop, maintain and expand joint use agreements withschool districts,Aims Community College and theUniversity of Northern Colorado to co-locate andmaintain recreational facilities in order to maximize tax-payer return on investment for such facilities and avoidduplication or lack of facility and program development(see also policy ED5.1).

PR3.7 Incorporate accessibility standards and services into thedesign of all recreational facilities and parks in order toassure that all citizens may avail themselves of such pub-lic programs regardless of ability.


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Public Safety

One of the most fundamental functions expected from govern-mental regulations and services relates to the promotion of

conditions which protect public “health, safety, and welfare.” Theability to manage crime, minimize property insurance rates anddamage from hazards all contribute to aspects of public safety.

In addition to the security and well-being experienced by its res-idents, the perception of a safe community carries a powerful eco-nomic impact in the form of the community’s image to those out-side the area considering new business locations or a community inwhich to live.

City of Greeley 2020 Comprehensive PlanCHAPTER 10 • PUBL IC SAFETY

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KEY TRENDS

A series of key trends related to public safety in Greeley have beenidentified and are listed below.

• Emergency response services are being delivered in an effi-cient and coordinated manner. As the community continuesto grow, close attention must be paid to how growth anddevelopment occurs and to intergovernmental cooperation sothat the efficiency in the delivery of such vital services can bemaintained.

• Design is a valuable tool to use to deter and prevent crime, tofacilitate the provision of emergency services and to avoidfuture disasters.

• Citizen conduct and an unwillingness to take responsibilityfor one’s behavior has resulted in the need for creative pro-grams to address these problems. When combined with sup-port and prevention programs, positive results can be seen indeterring and preventing criminal behavior.

• Traffic concerns and violations have been increasing as growthoccurs.


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PROFILE

How safe residents are within their own homes, neighborhoods andcommunity is a measure of their comfort level in their surroundingsand is a good indicator of community quality of life. Zoning regu-lations, while intended to address the physical development of land,have their most basic underlying purpose in the protection of thehealth, safety and welfare of the public. In addition to emergencyresponse, public safety can and should be addressed through thedesign and development of the community, to ensure that rapidemergency response can be provided and is not hampered by inad-equate design and that smooth, safe movement of traffic providesreasonable access. On-going educational and support services alsoplay an important role in improving public safety in the community.

EMERGENCY RESPONSE

Emergency response is the most basic element of public safety.Emergency response services are provided in Greeley by the GreeleyPolice Department, UNC Police Department, Union ColonyFire/Rescue Authority, Weld County Ambulance Service and thecounty-wide emergency dispatching system. Intergovernmentalcooperation is necessary for the provision of these services.

The Greeley Police Department consists of three divisions: patrol,administration and services. The department has 110 sworn officers,85 civilians and 47 part-time personnel. Services provided by thePolice Department include parking enforcement, patrol and traffic,animal control, crisis negotiations and bomb and SWAT units. Thedepartment provides these services to protect life and property, sup-press crime, enforce laws and ordinances, apprehend and prosecuteoffenders and ensure the safe and efficient flow of traffic. The PoliceDepartment also provides services for the Aims Community Collegecampus and works closely with the UNC police force. While thedepartment has grown in size over the years, there has been limitedadditional space acquired to house the growing department. As aresult, a new police station may be needed in the near future.


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Major crimes handled by the Greeley Police Department haveincreased over the past five years, totaling 1,155 crimes in 1998.Table 10.1 below lists the types of major crimes and related data.These crime statistics include crimes committed on the AimsCommunity College campus but do not include those committedon the UNC Campus. While major crimes had a noticeable increasebetween 1995 and 1996, this increase may be partially the result ofa change in reporting procedure which occurred at that time. Thecrimes per 1,000 population data show that although the communi-ty has grown in population, the major crime rate has remained fair-ly stable.


Criminal arrests, as a whole, have been increasing over the pastfour years, from 6,512 in 1994 to 7,069 arrests in 1998. Juvenilearrests during this time increased from 1,381 to 1,495 arrests. Themajority of juvenile arrests have occurred in the categories of larce-ny, vandalism and burglary. Table 10.2 summarizes criminal arrestdata between 1994 and 1998.


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Table 10.1: Major Crimes - Greeley Police Department, 1990 - 1998

Year Homicide Forcible Robbery Aggr. Burglary Auto Arson Total Crimes perRape Assault Theft Major 1,000

crimes Population

1990 1 27 39 174 983 183 48 1,455 24

1991 2 26 36 160 724 181 33 1,162 19

1992 2 39 32 85 815 157 17 1,147 19

1993 3 19 25 86 678 172 41 1,024 16

1994 3 26 54 79 575 175 44 956 15

1995 4 22 58 141 604 204 37 1,070 16

1996 5 40 53 213 692 238 26 1,267 19

1997 3 34 38 207 608 210 29 1,131 16

1998 3 41 46 211 626 195 32 1,155 16

SOURCE: Greeley Police Department Website

Traffic accidents have also been increasing, from 3,040 in 1994 to3,316 in 1998 and the number of parking citations issued in 1998was nearly double the citations issued in 1994. Total traffic citationshave fluctuated, with peaks occurring in 1996 and again in 1998.Table 10.3 below summarizes this information.

SOURCE: Greeley Police Department Website

The UNC Police Department also tracks crime statistics, althoughin somewhat different categories than the Greeley PoliceDepartment. In general, UNC crime has dropped in recent years inthe major crime categories (homicide, rape, robbery, aggravatedassault, burglary, auto theft and arson). The majority of other crimescommitted on campus are theft, vandalism, drug offenses, liquor lawviolations, traffic accidents and noise disturbances.

The Union Colony Fire/Rescue Authority was created in 1997through an intergovernmental agreement between the City ofGreeley and the Western Hills Fire Protection District. This expand-ed the fire/rescue service area to approximately 49 square miles.


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Table 10.2: Criminal Arrests, 1994 - 1998

1994 1995 1996 1997 1998

Adults 5,131 4,510 4,255 5,370 5,574

Juveniles 1,381 1,283 1,340 1,456 1,495

TOTAL 6,512 5,793 5,595 6,826 7,069

Table 10.3:Total Accidents/Parking Citations, 1994 - 1998

1994 1995 1996 1997 1998

Total Accidents 3,040 3,215 3,095 3,249 3,316

Parking Citations 8,793 8,774 11,988 13,360 17,084

Traffic Citations 11,803 12,882 14,409 12,708 14,081

Table 10.4 shows that since 1987, there has been a 28.5% increase inpopulation protected with a corresponding 102% increase in thenumber of emergency calls. The Authority has added an AdvancedLife Support program to provide an improved level of medical care,in response to the increase in emergency medical calls. TheAuthority maintains five fire stations and an administrative head-quarters. One additional station is planned in the vicinity of 68thAvenue and West 4th Street.


Emergency medical service is provided by Weld CountyAmbulance Service and by the Advanced Life Support program ofthe Union Colony Fire/Rescue Authority. Emergency dispatch isdone by the county-wide 911 dispatching system. In 1998, therewere 60,008 emergency calls made to the 911 dispatch and 216,154police or fire incidents reported to dispatch. These figures were upover the 59,788 and 214,749 police or fire calls made in 1997.


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Table 10.4: Union Colony Fire/Rescue Authority

Year Total Emerg. Fire Fire Population AreaCalls Medical Loss Deaths (Sq.

Calls Miles

1987 2,523 1,717 $1,358,566 -0- 58,259 23.1

1988 2,539 1,699 $923,522 -0- 59,030 26.3

1989 3,233 2,376 $724,640 -0- 60,025 26.5

1990 3,177 2,272 $954,906 -0- 61,216 26.2

1991 3,348 2,403 $2,261,870 -0- 61,536 26.6

1992 3,499 2,568 $317,936 -0- 62,000 26.6

1993 4,051 2,873 $1,014,410 -0- 62,242 27.5

1994 4,009 2,859 $827,935 -0- 63,996 28.0

1995 4,784 3,289 $1,884,550 -0- 66,159 29.7

1996 5,014 3,289 $748,835 -0- 69,727 49.0

1997 5,065 3,520 $541,495 -0- 74,846 49.0

COMMUNITY DESIGN AND DEVELOPMENT

As Greeley continues to grow and occupy more land area, the effi-ciency of emergency response services is an important considerationin the design and development of the community. Land use patternsand densities can have a dramatic effect on the efficiency of responsetimes. Compact, higher density developments are generally morecost effective to protect than areas where development is less dense.Some areas of the community may pose greater hazards as develop-ment occurs, particularly near flood-prone areas or areas that havethe potential for slope instability. Planning to avoid future naturaldisasters can prevent substantial life and property loss.

There is an area of environmental design that focuses on crimeprevention through design. Strategies address the design of lighting,facade treatment, fencing and landscaping, and siting and orientationof buildings and open space. In addition to preventing crime, thesestrategies can improve the design and use of space, improve compat-ibility, reduce liability, enhance the marketability of a community orneighborhood and revitalize neighborhoods.

CITIZEN CONDUCT

The apparent disregard for the public safety of others or their prop-erty is often expressed through unlawful conduct. Conduct is acommon issue in communities that have a college or university,since many students are there for a short period of time and don’talways become a real part of the community. New programs arebeing developed in Greeley to address conduct issues for all citizensand reinforce personal responsibility for one’s actions. Much of theemphasis of these programs is on education. Several unique pro-grams are operating in Greeley to address and improve citizen con-duct. The Restorative Justice Program provides a means wherecrime victims can meet with their perpetrators in an effort to resolvethe impacts experienced as a result of a crime. This program is over-seen by an Advisory Council with representatives from JuvenileProbation and Diversion, School District No. 6, Greeley PoliceDepartment, City Attorney’s office, District Attorney’s office,Partners and Congregations Building Communities. Referrals to


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environmental design - the processof planning for the built environmentso that it is integrated with and doesnot negatively impact the naturalenvironment.

Restorative Justice Program - aprogram in which crime victims canmeet with their perpetrators in aneffort to resolve the impacts experi-enced from the crime.

the program usually come from Juvenile Probation and Diversionbut are accepted from any point in the community.

Teen Court is a quasi-sentencing and education program that pro-vides resolution of offenses through peer review for first timeoffenders. This is a cooperative effort by the City of Greeley, SchoolDistrict No. 6, Weld County Bar Association, District Attorney’sOffice and the City of Evans. Offenders are referred by the DistrictAttorney’s Office, school district or the City of Evans. In additionto handling criminal violations, Teen Court also addresses schoolinfractions. In this program, teens serve as attorneys, bailiffs andjuries, while the judge is an adult who supervises the program. Theprogram is in its first year of operation.

SUPPORT AND PREVENTION

The support of positive behavior throughout the community isinstrumental in the prevention and deterrence of crime. Educationis a key element in the prevention of crime. In addition, it is impor-tant to identify other items and actions that if left unchecked, couldeventually lead to crime in the community. These items and actionsdeal primarily with the state of the community and its neighbor-hoods. Neighborhoods or areas that are having code enforcementor maintenance issues surfacing may be early warning signs that theareas are becoming at risk for further deterioration. Abandonedvehicles, structures in disrepair or vacant structures are often seen aswelcome signs for criminal behavior, as they create the perceptionthat those living in or owning property in the neighborhood do notcare about their area. Neighborhoods and areas of the communitywhere citizens take pride in their homes and property are visible bythe level of maintenance and care given to the area.

Several programs have been established in Greeley to promotepositive behaviors and community pride and reduce criminal activ-ities. A key element is the Community Outreach Programs (COPs).COPs build essential bridges in the community using the CityPolice and Recreation Departments. These programs promote apreventative presence in Greeley and, at the same time, providerecreational alternatives for youth and assistance to parents. COPsinclude store front police stations, foot and bike patrols, neighbor-hood watches, information and referral services, Operation ID,recreational programs and the Adopt-A-Park program.


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Teen Court - a program that provides resolution of offensesthrough peer review for first timeteen offenders.

Community Outreach Programs(COPs) - an approach to customiz-ing police services to neighborhoodor community settings.

The City has also adopted a Youth Initiative that promotes posi-tive possibilities for Greeley youth. The Youth Initiative goalsinclude teaching youth to be proud of one’s name, heritage, culture,faith, community and country; to not just say “no”but to provide the“yes” to something better; to provide parents with information,encouragement and enhanced access to resources; and to provide aYouth Net - a coalition of youth service providers to improve coor-dination for programs for youth and their families. Youth Net is nowa coalition of over 70 youth service providers serving the Greeleyarea. The Youth Net Service Directory is a valuable resource guideto these service providers and includes information on the pro-grams/services provided, as well as bilingual services and access toThe Bus route.


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GOAL

In order to promote a healthy environment by mini-mizing risks to its residents and commerce, publicsafety will be addressed in a coordinated andassertive, yet practical, manner with a strong empha-sis on hazard and crime prevention.


PS1 Emergency Response

In order to protect citizens and businesses from dangeroussituations; to minimize loss of life and property from acci-dents, hazardous incidents and other threats to well-being;and to respond to emergencies in such a manner thatmaintains competitive rates for insurance and sustains acommunity-valued quality-of-life standard, the provision ofemergency services in the form of police, fire and medicalaid shall be provided in a comprehensive, coordinated andresponsive fashion commensurate with community growthand development.

PS1.1 Emergency services should continue to be dispatchedfrom a single, coordinated point to provide citizens andbusinesses with the easiest, most effective and efficientresponse to calls for assistance.

PS1.2 Continue programs and relationships with adjacent juris-dictions and other governmental entities, such as theUniversity of Northern Colorado, to provide coordinat-ed response to emergencies, as well as mutual aidresponse to high impact events.

PS1.3 Develop a systematic method of transferring jurisdiction-al responsibility for emergency service provision uponannexation which defines for each governmental entityand affected property owners how such services will beprovided and by whom, and which accounts for any out-standing financial obligations of the entity from whichthe annexing land had been served.


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PS1.4 Assist in the development of annexation impact reportsby describing service capabilities, timing and cost foremergency services in evaluation of the annexation ofnew land into the city. Notwithstanding the conditionsunder which the Strategic Employment DevelopmentCorridor may be developed, the City should:

A) promote the development of land in a contiguous,dense manner to allow for cost effective and respon-sive emergency services (see also policies ED1.3,EN6.6, GR3.4A and LU1.1D); and,

B) support infill development before new growth inorder to achieve an effective return on the communi-ty investment in capital facilities.

PS1.5 Pursue intergovernmental agreements and contracts forservice with other jurisdictions and governmental enti-ties where duplications in emergency response service,capital improvements or equipment can be avoided,and/or where the unique capabilities of the service orequipment needed is more effectively provided through acoordinated source. Examples of such services couldinclude, but not be limited to: crime laboratory services,hazardous materials equipment, posse patrol.

PS1.6 To the extent practical, establish cross training of emer-gency service personnel in order that maximum oppor-tunity is provided to protect life and property in crisissituations.

PS1.7 Provide regular communication and training to citizensand businesses to enable appropriate initial emergencyresponse to be provided by educated lay parties in waitfor professional crisis response.

A) continue to recognize the efforts and contributions ofcitizens who respond appropriately and effectively tocrisis situations thus making the community a saferand more caring place in which to live.


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PS1.8 Continue to work closely with other City departmentsto identify locations and other capital services needed toprovide emergency response throughout the communityin an effective and responsive manner, commensuratewith growth. Such efforts would include:

A) fire station locations;

B) community outreach center sites; and,

C) fire hydrant locations and spacing.

PS1.9 Continue to work closely in the community develop-ment process to identify areas or project design whichwould hinder emergency response in the form of access,traffic flow, building design or use, or site layout (see alsopolicy CD3.4).

PS1.10 In responding to community growth and development,the following standards for emergency response shall bemaintained:

A) Fire response: fire stations should be located in such amanner as to serve a 9 square mile area with responsetime of 5 minutes or less. The area between fire sta-tions may vary depending upon the density of landuse or fire hazard potential.

i. municipal fire protection requires a balancebetween fire station, apparatus and personnel pro-tection coupled with built-in automatic fire sys-tems. Municipal codes emphasize private sectorself protection through building and site designand construction, including the use of sprinklers inindustrial, commercial, multi-family and other lim-ited residential applications;

ii. cross training of personnel will be employed toassure an effective response to a wide array ofemergencies in the most cost-effective manner.Training expectations include fire-fighting, emer-gency medical training, hazardous materialsresponse, rescue training for vehicles, and ice andwater emergencies; and,


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iii. in addition to fire suppression, prevention and res-cue services, Fire Authority personnel provideBasic and Advanced Life Support services as initialresponders to emergency situations.

B) Police response: consider variables related to, but notexclusive of, the following factors: style of policing tobe delivered, community expectations, crime pat-terns/trends, special program offerings, populationdensity and demographics, and the needs and desiresof local industry, commerce and educational institu-tions. Shifts in demographic characteristics and com-munity satisfaction with police response could causere-evaluation of police staffing levels.

i. the most visible element of police protection relieson the mobile delivery of service through itspatrol officers and beats. Capital constructionneeds are anticipated with additional growth andannexation in the form of additional personneland related vehicles and equipment should also beplanned.

ii. “Community Oriented Policing ”provides policeservices which are customized to individual neigh-borhoods. “Community Outreach Programs”(COPs) co-locate satellite offices and collaboratewith City recreation staff who provide access toeducational and recreational services, thereby pro-viding multiple opportunities to extend policeoutreach, intervention and prevention of criminaland nuisance activity. The COPs officers andRecreation staff also act as a liaison between largerneighborhoods and other City and governmentalservices.

C) Emergency medical response: Basic and AdvancedLife Support services are to be provided initiallythrough fire-fighter response at the scene of an inci-dent as described in paragraph A of this chapter.Once ambulance services arrive, the patient care andtreatment is transferred and managed at the paramedic


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level, including transport to a hospital for furthertreatment, if needed. The system of emergency med-ical services will be multi-tiered involving the Union Colony Fire Rescue Authority,Weld CountyAmbulance Service and the North Colorado MedicalCenter, each providing progressive degrees of life sup-port and medical response.

PS1.11 Through this Comprehensive Plan adopt the EmergencyOperations Plan, as administered through Union ColonyFire Rescue Authority, which describes the governmen-tal and community response to natural and communitywide disasters.

PS2 Community Design and Development

In order to maintain a safe, aesthetically pleasing and livablecommunity, elements of the built environment must bedeveloped in such a way as to increase the public percep-tion of a safe place to live, work, and play by deterringopportunities for illegitimate and undesirable activities.

PS2.1 Mixed land uses should be promoted withinNeighborhood and Community Development Districtsin order to integrate a variety of housing, commercial,employment and recreational uses, creating less time forresidents to be absent from their neighborhood and, as aresult, reducing opportunities for crime to occur (seealso policies CU4.2, LU1.6 and 5.3 and PS2.8).

PS2.2 Disallow development within flood ways and discouragedevelopment within flood plains, except for uses whichare compatible with the natural tendencies of the areasuch as open space and recreation, in order to minimizethe potential for property damage or risk to lives (seealso policies EN2.13, 6.4 and 6.5 and PR2.14).

PS2.3 Maintain adequate setbacks and site design standards rel-ative to oil and gas development to limit public access toproduction facilities and separate property improvementsfrom potential risk in the case of explosion or fire (seealso policy EN5.11).


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flood way - the channel of a river orother watercourse and the adjacentland areas that shall be reserved inorder to discharge the base floodwithout cumulatively increasing thewater surface elevation more than one(1) foot.

Emergency Operations Plan - anofficially adopted set of procedures tofollow in the event of a local emer-gency condition, such as from a signif-icant weather event or transportationdisaster, adopted in 1998.

PS2.4 Minimize citizen exposure to hazardous materials.

A) support the update to a hazardous materials truckrouting plan which would direct the movement ofhazardous materials to and through the community inan approved and safe manner (see also policies EN5.5,HS3.7 and TR2.4B).

B) encourage proper handling and disposal of householdhazardous wastes (see also policy EN5.5); and,

C) work with other community agencies to alert resi-dents to common household hazards, such as lead-based paint, radon, carbon monoxide and asbestos andprovide education on proper response to such hazards(see also policies EN5.6 and RE1.6).

PS2.5 Support development standards which define construc-tion parameters in areas with slopes and hillsides in orderto assure soil and structure stability and safety (see alsopolicy EN6.1).

PS2.6 Use site design techniques to provide clear indications ofplaces which are intended for restricted access to preventuse of areas in manners which are inappropriate orunsafe.

PS2.7 Enhance public safety through the use of signage, infor-mation kiosks, lighting and other means to inform anddirect the public to destinations in a straightforward andefficient manner (see also policy TR4.2).

A) inspect street signage on a periodic basis to assuremaintenance is adequate and signs remain legible.

PS2.8 Support development patterns which encourage interac-tion with others and, as a result enhance the probabilityfor neighbors and businesses to mutually support com-mon neighborhood interests (see also policies CD1.17,CU4.2 and 4.3 and PS2.1).

PS2.9 Through the annual Capital Improvements Plan, identifyCity infrastructure needs for funding and developmentrelated to safety in order to maintain and keep pace withgrowth and redevelopment. Such improvements would


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include, but not be limited to, such items as new fire sta-tion construction, drainage and flood plain improve-ments, sidewalk and traffic management development.

PS2.10 Maintain City standards and procedures related to theeffective method of roadway, rail and air traffic manage-ment related to emergency and weather conditions (seealso policies TR2.5 and 8.2).

PS2.11 Support traffic calming methods through street design,such as narrowing streets and providing visual referencesto help slow traffic, such as with medians and street trees,to prevent accidents (see also policies CD3.3 andTR4.7).

PS2.12 Design public features, such as bus shelters, parking lots,and bike storage areas with attention to security throughsuch means as visibility, lighting, and related measures toencourage use and minimize opportunities for criminalbehavior (see also policies CD3.2 and 3.3,TR4.3 and6.4).

A) encourage businesses and home owners to attend tosecurity issues through thoughtful site deign andimprovements.

PS2.13 Provide ample and safe sidewalks within and intercon-nected between developments to direct the movementsof those walking and limit vehicle/pedestrian conflicts(see also policy TR1.2).

PS2.14 In the development of property, prevent potential con-flicts which could arise with mature landscaping anddesign such installations to avoid obstructions in thefuture, while still maintaining appropriate site plantings.

PS3 Citizen Conduct

In order to foster a sense of community responsibility forwell-being and prevent actions related to a disregard forpublic safety of others or property, the City should supportactions which reinforce citizen responsibility for and conse-quences of personal behaviors.


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PS3.1 Support and promote the continued operation of pro-grams related to “restorative justice” which provides avenue through which victims of crime may meet withperpetrator(s) in order to provide an opportunity to con-front and resolve impacts experienced as a result of acrime.

PS3.2 Continue to work with the University of NorthernColorado,Aims Community College and local schooldistricts and other educational facilities related to expect-ed behaviors associated with a “code of conduct” to beadhered to by students.

PS3.3 Develop safe and appropriate opportunities throughwhich citizens can express differing points of view inorder to resolve differences in opinion and actions (seealso policy CU3.2).

PS3.4 Support programs such as “Teen Court” which provideconstructive and educational resolution of offenses bypeers.

PS3.5 Increase accessibility to driver’s education to new driversas well as those with repeat offenses or when the chang-ing health status and response time of the driver suggestsa refresher course would be helpful.

PS4 Support and Prevention

In order to minimize more serious response to conditionswhich impede community and individual safety, attentionshould be focused upon actions which support constructivebehaviors and deter undesirable actions.

PS4.1 Support redevelopment activities in Downtown andother existing areas to reduce the presence of vacantbuildings, minimize conditions which contribute toblight, including area disinvestment and criminal activity(see also policy RE2.9).


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PS4.2 Undertake evaluations of areas which appear to be “atrisk” in the condition of housing and buildings, evidenceof blight or crime, disinvestment and the status of publicimprovements, and formulate strategies to address suchconditions (see also policies HS4.6, LU2.15 and RE3.1,3.2 and 3.3).

PS4.3 Maintain an aggressive code enforcement program whichfocuses upon property and building maintenance toassure that properties are maintained in an acceptablecondition and in a manner which contributes to theneighborhood and the area (see also policies CD2.4,LU2.13 and RE1.5).

PS4.4 Graffiti and other property destruction should be vigi-lantly monitored and removed to maintain a positivecommunity appearance and discourage further “tag” art.

PS4.5 Continue cooperative efforts with other entities to fostera better understanding of the consequences of disagree-able behaviors, such as noise from loud parties, publicintoxication, sales of alcohol to minors, and related activ-ities through the use of a “Party Patrol” which circulateslaw enforcement personnel through areas that typicallyhave the highest impact.

PS4.6 Evaluate the merits of using a dispute resolution formatfor the resolution of a variety of neighborhood conflicts.

PS4.7 Maintain and expand the successful use of law enforce-ment officers in “Community Outreach Programs”(COPs) which provide police personnel in neighbor-hoods and close to area residents which would benefitfrom such association.

PS4.8 Support the establishment of recreational facilities andprograms, particularly for youth, which provide construc-tive leisure time outlets (see also policy PR3.2).

PS4.9 Work with school officials and parents and related partiesto create safe learning environments before, during andafter school and during special events (ED2.3).


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Redevelopment

As a community ages, it evolves in response to different community needs, choices, markets and resources. Generally,

downtown areas, adjacent neighborhoods and industrial districtswere located where there was access to transportation corridors,especially railroads, major travel routes and rivers. It was not uncom-mon to find mixed-use buildings in which shop owners lived overor behind their business. Originally, community growth was mod-erate, commensurate with resources available to manage construc-tion and the movement of goods and services.

As automobile transportation progressed, community designassumptions altered dramatically, allowing residents more freedom tomove further from the town center. Community design and infra-structure shifted to support heavier vehicular demands, parking lotsemerged, and commercial uses began to follow residential rooftopsin more dispersed areas.

Older areas of a community share an established infrastructure,elements of historic significance and design, and other characteristicswhich reflect the priorities of the original community planners.Often, older areas also contain a worn set of public improvements,older building code construction, and signs of deferred maintenance.Unchecked, such conditions worsen to the point where the area isunattractive in appearance and performance and results in disinvest-ment. Deteriorating building conditions, opportunities for crimeand falling property values make older areas more risky investments,which leads to further decline. Without incentives, or absent a pol-icy which balances community growth with preservation of olderareas, efforts to improve older commercial and residential areas seemlike “band-aid” efforts. Newer building and development code stan-dards may further complicate the ability of an older area to be rede-veloped to attract new users.

City of Greeley 2020 Comprehensive PlanCHAPTER 11 • REDEVELOPMENT

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Downtown areas and existing parts of a community often formu-late a first impression of the community. How well a communitymanages its growth and achieves a return on its infrastructure invest-ment, which must be maintained whether or not there are viableusers to support, is reflected in the condition of its older areas.Unfortunately, it is often not until serious area decline is evidentbefore restorative efforts are made.


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KEY TRENDS

A series of key trends related to redevelopment in Greeley have beenidentified and are listed below.

• The Downtown is currently in decline, with the loss of com-mercial space and increasing vacancies. Increasing the stabilityand vitality of the downtown will take a cooperative and cre-ative effort of a number of entities, including the City ofGreeley, Downtown Development Authority (DDA), GreeleyUrban Renewal Authority (GURA) and property and busi-ness owner groups.

• Some older neighborhoods are in a state of decline. If theseareas are not made strong and healthy again as vital compo-nents of the community, they may become at-risk with publicsafety issues.

• Current codes and standards often serve as disincentives forthe adaptive reuse of existing older structures, making it morecost effective to demolish them in favor of new construction.


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PROFILE

As communities grow and expand, it is usually the older parts of thecommunity that suffer from neglect and disrepair. These areas aretypically found in and around Downtown. In the interest of facili-tating new development, the resulting effect on a community’sdowntown is often overlooked until the downtown experiencesserious decline. There are opportunities to reduce urban sprawl byprioritizing Downtown redevelopment over new developmentoccurring in outlying areas and to retain and enhance the uniquecharm and character of Downtown and older neighborhoods ofGreeley.

DOWNTOWN

Downtown Greeley is the heart of the community, around whichthe city has grown over the past 100 years. Recent conversions ofretail space to office use and discussions about the potential conver-sion of the pedestrian plaza to vehicular traffic are signs that the areais not healthy. Issues facing property and business owners and devel-opers are often more complex in Downtown than in newly devel-oping areas and require good cooperation and collaboration of allinvolved. The economic base in Downtown is limited, as are theincomes of residents in the immediate area. On a positive note, theretail spaces in Downtown are smaller, so they tend to attract small-er businesses which can help retain the area’s character. The archi-tecture in Downtown offers a unique charm and character notfound anywhere else in the community. The City of Greeley has putsignificant investment into Downtown and this investment needs tobe maintained. Encouraging and facilitating more housing inDowntown is one way to strengthen and revitalize the area.

The Downtown Development Authority (DDA) is a driving forcebehind revitalization efforts for Downtown. The DDA was createdby a special vote of Greeley citizens in 1998. It is responsible formaintaining and improving the economic viability of the area with-in the 55 block area of the DDA boundaries, which are centeredaround Downtown Greeley. The DDA is currently working on aplan for Downtown which will address future services to offer in the


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redevelopment - development activ-ities intended to enhance the existingsocial, economic, physical and envi-ronmental nature of a community andwhich may include restoration or re-use of existing buildings and struc-tures, as well as construction of newbuildings and structures in developedareas.

Downtown DevelopmentAuthority (DDA) - The organiza-tion responsible for maintaining andimproving the economical viability ofa 55-block area around downtownGreeley.

area, as well as design standards and guidelines and will work toregain the area’s vitality. However, a cooperative effort will be nec-essary to “bring back” Downtown Greeley.

OLDER NEIGHBORHOODS

The older neighborhoods are home to Greeley’s historic landmarks.Adaptive reuse of older structures is generally preferred over demo-lition so that future generations of Greeley residents can see how andwhere early residents lived. In some instances, the goals of redevel-opment may be at odds with the goals of historic preservation.Redevelopment goals may mean removal of existing structures tofacilitate new development, while historic preservation interests seekadaptive reuse of older structures.

These older neighborhoods in Greeley are generally located inand around Downtown. The areas have a traditional grid street sys-tem, detached sidewalks and tree lawns - an element of a develop-ment trend (new urbanism or neo-traditional development) whichis seeing a resurgence nationwide. The Greeley Historic Register’s30 landmarks are located in the city’s older neighborhoods. Manyof the older neighborhoods are desirable places to live because oftheir unique “sense of place,” mature landscaping and variations inarchitectural styles. There is also a wide variety of housing types,which tends to bring people of various backgrounds and socio-eco-nomic status together within neighborhoods, creating a morevibrant place to live.

The Greeley Urban Renewal Authority (GURA) has played asignificant role in redevelopment in the older neighborhoods ofGreeley. GURA began operation in 1974 and acts as an agent forthe City to implement Community Development Block Grant(CDBG) funded activities. GURA boundaries take in NorthGreeley, Downtown, Sunrise Park area, 14th Avenue area and the5th Street area. Affordable housing has been a priority of GURA inthe Urban Renewal area and it has facilitated the development of anumber of affordable housing projects through property acquisitionand resale. In addition to the CDBG Program, GURA operates asmall Downtown revolving loan program for building rehabilitation,


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new urbanism/neo-traditionaldevelopment - a form of develop-ment which is characterized by theintegration of housing, shops, workplaces, parks and civic facilities intocommunities that are walkable,served by transit and are designedaround a central public place such asa school, park, church, meeting hallor other civic use.

a weatherization fund and uses tax increment financing to fundredevelopment activities within a Downtown target area. GURAhas also funded neighborhood improvements such as housing reha-bilitation, sidewalks and clean-up activities, property acquisition andhome buyer assistance.

As neighborhoods age, there are other areas where redevelopmentmay become necessary in the near future. These areas include NorthGreeley, the Hillside area and the West 10th Street commercial area.A neighborhood plan has been done for the Northeast GreeleyNeighborhood. This area is bounded by the Cache la Poudre River,8th Avenue, 10th Street and 23rd Avenue. The plan provides direc-tion for the future development of the neighborhood. Other neigh-borhoods could benefit from a neighborhood planning effort toguide the future of their own area within the community.

REDEVELOPMENT STANDARDS

While adaptive reuse may be the preferred alternative in workingwith older structures, building and fire codes often work as disin-centives, making it difficult and impractical to adapt an older struc-ture for new use. These codes are oriented toward new constructionand often don’t take into account some of the adaptations needed toput an older structure into a new use. Flexibility in such codes isneeded, as long as life safety is not compromised. In addition tobuilding and fire codes, site requirements for such things as parkingand landscaping should be evaluated, to identify items that work todiscourage redevelopment where it is desired.


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neighborhood plan - a plan for thefuture development or redevelopmentof a land area which includes lots orareas which are adjacent to oneanother and have a community ofshared interest.

Northeast Greeley NeighborhoodPlan - a neighborhood plan for thearea roughly bounded by the Cache laPoudre River, 8th Avenue, 10th Streetand 23rd Avenue and adopted in1995.

adaptive reuse - the development ofa new use for an older building or fora building originally designed for aspecific or special purpose.


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GOAL

Established areas of the community must be regular-ly assessed for at risk conditions, and actions taken torestore and prevent neighborhood decline, in order tomaximize the taxpayer return on existing infrastruc-ture investment, to curb criminal activity opportuni-ty in distressed areas, to enhance the value of suchareas to landowners and the community and to pro-tect historic structures, thereby enhancing the com-munity image and inclination for community invest-ment.


RE 1 Redevelopment Standards

In order to sustain attractive and complementary neighbor-hood design; preserve and protect historic, cultural, archi-tectural and geographic structures and features which are ofhistoric importance; encourage reinvestment in older areas;and develop distinct neighborhoods, steps should be takento provide the means with which infill projects may bepermitted in such a way as to maintain and improve theimage and design of the community and neighborhood.

RE1.1 Identify the unique qualities of each older neighborhoodthat defines its “sense of place” in the community. Takemeasures to maintain and promote those attributes indesign elements, infill projects and related developmentactivities.

RE1.2 Investigate amendment of municipal building and firecodes to encourage the rehabilitation and re-use of olderstructures. (see also policies CU1.5 and RE2.2).

A) establish a financial resource whereby older buildingsmay be improved to reach building and fire codestandards through low interest-rate loans or similarincentives.


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rehabilitation - the upgrading of anarea which is in a dilapidated or sub-standard condition for human habita-tion or use.

RE1.3 Investigate options to “scrape-offs” and demolition andreplacement of older structures in order to maintainneighborhood identity.

RE1.4 Recognize the need for older neighborhoods to evolveto meet contemporary markets and reuse, and seekmethods to encourage redevelopment within a contextof change that balances existing structures with renewalneeds.

RE1.5 Initiate and maintain active code enforcement to protectarea improvements and residents and address signs ofneglect (see also policies CD2.4, LU2.13 and PS4.3).

RE1.6 Identify any particular areas of concern for older struc-tures and neighborhoods including presence of lead-based paint, asbestos, and other hazardous materials andformulate a strategy to educate the public about theeffects of such hazards and its appropriate treatment (seealso policies EN5.6, HS3.7.A and PS2.4).

RE1.7 When considering requests for annexation and zoningfor commercial uses in suburban areas, weigh the poten-tial impacts to existing commercial areas.

RE1.8 Require redevelopment or infill projects to utilize sitedesign and building architecture which is sympathetic tothe surrounding area in order to maintain the characterand form of the neighborhood (see also policies CD1.6and CU1.9A).

RE1.9 Adjust the City fee and tax structures to provide greaterincentive for reinvestment in older, existing areas of thecommunity through infill and redevelopment activity(see also policies CD1.12, GR3.6 and TR2.10B).


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RE2 Downtown

In order to maintain the historic genesis of the communityas an essential “town center” and focal point; to preservethe community’s sense of history and culture; to achieve areturn on the investment of public infrastructure into thearea; and, to provide a viable alternative to new develop-ment in suburban locations, reinvestment in Downtownand its adjacent neighborhoods should be stimulated byfacilitating the rebirth of the Central Business District as aregional multi-use activity area and preserving and promot-ing the cultural aspects of Downtown.

RE2.1 Encourage historic preservation Downtown through theuse of financial, building, and related incentives for reha-bilitation and restoration of landmark structures andfacilities (see also policies CD1.7 and CU1.2, 1.5 and1.6).

RE2.2 Identify the major obstacles to the rehabilitation andreuse of Downtown buildings and develop strategies toaddress such limitations (see also policy CU1.5).

RE2.3 Adopt Downtown architectural and design standards toguide redevelopment efforts in the rehabilitation,replacement and reuse of existing structures to assurecompatibility with the existing character of the urbancenter.

RE2.4 Through this Plan re-adopt the Lincoln Park MasterPlan and develop a schedule and resources for its imple-mentation (see also policy PR1.1C).

RE2.5 Reinforce the use of Downtown as a unique communitygathering place for the celebration of important commu-nity events such as, but not limited to,Arts Picnic, Cincode Mayo, Farmers’ Market, the Independence DayStampede Parade, Northern Lights, NeighborhoodNights and Das Greeley Oktoberfest (see also policyCU2.1).

RE2.6 Maintain Downtown as a “municipal campus” with a fullrange of governmental, entertainment, educational, pub-lic safety, recreational, library and civic services.


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Central Business District - thecentrally-located business area withina community which is often referredto as the “downtown”.

Lincoln Park Master Plan - theplan for the future development andimprovements for Lincoln Park inDowntown, adopted in 1990.

RE2.7 Prepare and promote a transportation system forDowntown which provides a unique, pedestrian-friendlyarea while meeting the mobility and transportation needsof the Central Business District and the community.

RE2.8 Reinforce linkages between Downtown and other keyactivity centers through such means as design, transporta-tion shuttle services and land uses. Examples of keyactivity centers to link with Downtown include:

A) UNC;

B) Island Grove;

C) North Greeley;

D) E. 8th Street Corridor;

E) Greeley/Weld County Airport; and,

F) UNC Jackson Field/Minor League Baseball Club.

RE2.9 Aggressively pursue new business opportunities inDowntown to reduce vacancy rates, achieve a moreeffective return on the City infrastructure investment andestablish the area as a vibrant, stimulating and essentialcomponent of the City (see also policy PS4.1).

RE2.10 Support the versatility and appeal of Downtown by pro-moting unique mixed-use opportunities, including resi-dential lofts above stores, and maintaining first floorcommercial space for retail and service needs.

RE2.11 Support the viability of adjacent neighborhoods by pro-moting housing rehabilitation, infill and neighborhoodimprovement projects. Identify and address obstacles tosuch redevelopment efforts.

RE2.12 Increase the stability of Downtown by promoting ablend of home ownership and multi-family uses andincreasing the overall housing density in this urban neighborhood.


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RE3 Older Neighborhoods

In order to maintain and protect the character of existingneighborhoods, retain the viability of such areas with a fullcomplement of housing, neighborhood commercial, recre-ational, school and related activities, limit urban sprawl bysustaining healthy housing and neighborhood serviceswithin existing community areas, efforts must be undertak-en to address conditions which contribute to distress, disin-vestment and blight in older areas of the community.

RE3.1 Identify conditions which, when present in a neighbor-hood, evidence distress or deterioration. Such conditionscould include, but not be limited to, such features as ageand condition of structures, presence or condition ofneighborhood infrastructure, condition of property, realestate sales information, economic status of the area,vacancy of commercial and multi-family structures,crime activity and related indicators (see also policiesHS4.6, LU2.15, PS4.2 and RE3.2 and 3.3).

A) develop a scale of range and degree of concern witheach feature;

B) provide a method to rank the relative status of a geo-graphic area; and,

C) formulate a measurement tool to rank the overall atrisk condition of an area.

RE3.2 Identify community areas and specific neighborhoodswhich should be reviewed for the presence of at riskconditions (see also policies LU2.15, PS4.2 and RE3.1and 3.3).

A) include area property owners and residents in a “self-assessment” of conditions and concerns.

RE3.3 Where it is suggested that the presence of conditions ortrends warrant action to arrest conditions contributing tothe decline of an area, blighting influences must be iden-tified and vigorously removed to keep older neighbor-hoods strong and healthy (see also policies CD2.5,LU2.15, PS4.2 and RE3.1 and 3.2).A specificNeighborhood Plan should be developed to include, at aminimum:


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A) an assessment of area problems and concerns; and,

B) a strategy to strengthen area assets, preserve andimprove neighborhood identity in design and func-tion, and provide a scheme for transitional or newdevelopment which complements and strengthensarea values and conditions.

RE3.4 Explore opportunities to support the placement ofhomes, structures or neighborhood areas on the localRegister of Historic Places where appropriate and con-sistent with the City’s Preservation Plan standards (seealso policy CD1.7 and 1.9, CU1.2, EN4.7 and LU2.10).

RE3.5 Take action to support neighborhoods in the develop-ment of Character Overlay District designations to sup-port the preservation of important physical features andland uses unique or characteristic of the area.

RE3.6 Strengthen the healthy condition of neighborhoods bycorrecting and addressing issues of concern before suchconditions become a serious threat to the well-being ofan area. Actions could include such endeavors asNeighborhood Watch, the Neighborhood ImprovementGrant program, regular neighborhood meetings, andactive code enforcement attention (see also policiesCD1.5 and LU2.14).

RE3.7 Work in partnership with community organizations andthe North Greeley neighborhood and property ownersto encourage the development of the character of thearea as a “Mercado” district, including development ofarea design guidelines to support renovation and reuse.


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Character Overlay District - anoverlay district established for the pur-pose of maintaining and preserving theattributes which make up the characterof a particular and definable area with-in the city.

Transportation

Can you get there from here? No other community featuremore influences land use decisions, city design, and function

than its transportation system. With as much as twenty-five percentof its land area devoted to roadways, it can also represent both a sig-nificant community cost and design opportunity.

There are multiple factors to consider with a transportation sys-tem: Is it functional in moving people, goods and services efficient-ly through the city? Does it accommodate multi-modal users suchas pedestrians, bicyclists, and transit? Is it comprehensive and con-tinuous, providing good interconnectivity between neighborhoods,key destinations, and systems? Is it expedient without promotingspeeding and, alternately, effective at calming traffic without frustrat-ing drivers? And finally, is it attractively designed promoting a pos-itive community image?

Roadways have multiple functions with safe movement ranking asa primary objective. With so much of the community’s land areadevoted to its transportation system, however, streets need to be bothfunctional and attractive. Entryways welcome visitors and conveycommunity values and priorities and major corridors advertise notonly adjacent businesses and housing developments, but the com-munity’s quality of life standard as well. The creative design of a city’scorridors, medians, traffic lights, street signage, intersections, bicyclelanes, and sidewalks can add significantly to a positive communityimage.

The City’s roadway system must also be an effective link betweenother regional transportation systems and networks including statehighways, rail and airport facilities.

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KEY TRENDS

A series of key trends related to transportation in Greeley have beenidentified and are listed below.

• The community is still heavily reliant on the single-occupancyvehicle and unless driver behavior is altered in favor of alter-native modes of transportation, streets and roadways will con-tinue to become increasingly congested and air pollution lev-els will rise.

• While early bicycle plans were forward-thinking, only modestimprovements have been accomplished to overcome the per-ception that Greeley is unfriendly to bicyclists and pedestri-ans.

• Greeley plays a key role in regional transportation matters andhas the opportunity to take the lead through innovative ideassuch as reuse of the Union Pacific Depot as a transportationhub and by placing greater emphasis on transportationdemand management strategies.

• Transportation activities have an impact on the natural envi-ronment.

• Current street design standards give little consideration tobicyclists and pedestrians or to the aesthetic appearance ofstreets.

• As the community has grown to the west, bus service has notkept up with growth in these newer areas and bus ridershiphas been declining, yet ridership levels will play a key role inbeing able to reduce reliance on the automobile.


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There’s a thought for keeping if Icould. It’s got to be the going, not get-ting there, that’s good.

- Harry Chapin


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PROFILE

Transportation systems are vital for moving people, goods and ser-vices to and from and throughout a community in a safe and effi-cient manner. These systems allow our daily activities to occur andconsist of a network of streets and roadways; bicycle and pedestriantrails, paths and routes; rail and air networks; and mass transportation.The appearance and design of transportation systems has a significantimpact on community image, as does the amount of traffic and con-gestion experienced in a community. Transportation systems shouldbe designed to provide for all modes of transportation and be acces-sible to all segments of the population.

As communities become more congested, transportation systemsdo not work as effectively, resulting in increased air pollution anddriver frustration. Providing transportation choices and buildingmore viable communities requires change in how residents thinkabout transportation and public information is key to helpingaccomplish this change.

TRAVEL BEHAVIOR AND MODES

The principles of community design are often used to assist in thecoordination of land use and transportation planning. These basicprinciples are to balance access and mobility; reduce dependency onthe automobile; provide a multi-modal system; shorten trips; andprovide comfortable environments to encourage the use of alterna-tive modes of transportation. Alternative modes means using a dif-ferent method or type of transportation than is typically used andincludes walking, bicycling, car pooling or the use of mass transit.The City’s 1986 Comprehensive Plan advocated increasing the useof non-motorized transportation by encouraging higher land usedensities, mixing land uses and clustering commercial developments,rather than independent commercial uses being developed.However, these things have not occurred to the extent desired.There is still a heavy reliance on the use of the automobile inGreeley and Northern Colorado. In recent years, the amount ofvehicle miles traveled (VMT), or the total distance traveled by allmotor vehicles, has been increasing. In the Greeley area, the VMTin 1995 was 1,281,828 miles. Projected to the year 2020, the aver-


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The circulation routes of the city, what-ever the city’s size, become its function-al urban structure. If that structurebreaks down, the city as a functioningwhole ceases to exist.

- David Lewis

multi-modal - offering a number ofdifferent types or modes of trans-portation.

alternative mode - a differentmethod or type of transportation thanis typically used.

vehicle miles traveled - the totaldistance traveled by all motor vehi-cles.

age annual increase is expected to be a 2.9% increase in miles, whilepopulation is expected to increase at about a 2.0% annual growthrate. The number of motor vehicles registered in Weld County hasalso increased, from 166,937 vehicles in 1989 to 261,495 vehicles in1998.

The majority of trips being made in Greeley and throughout theregion are in single occupancy vehicles (SOV). In recent years,Greeley had a lower percentage of SOV’s than the NorthernColorado region. The difference is that more Greeley residents trav-el in multi-occupancy vehicles (41%) than do those in the NorthernColorado region (38%).

One way to reduce vehicle miles is through the use ofTransportation Demand Management, or TDM strategies. TDM isused to reduce traffic problems by improving the management ofvehicular trip demand. Its techniques are generally directed at com-muter trips to reduce the number of single occupancy vehicles or toshift travel to less congested time periods. The City of Greeley hashad a TDM program for several years. Part of this program includesparticipation in SMARTTrips, which develops TDM informationand educational programs about the transportation alternatives avail-able in Northern Colorado. Programs include carpool matching,van pool services, personalized bus route assistance, employer trans-portation programs, regional transit planning, air quality informationand telecommuting. A “mobility report card” is being developed tomonitor the effectiveness of these programs.

Greeley’s first bicycle plan, the Greeley Comprehensive BicyclePlan, was adopted in 1979, placing the community ahead of othersin the region in planning for bicycles. This plan addressed issuesrelated to bicycle access, safety, security and environmental qualityand was based on the premise of bicycling as an alternative mode oftransportation rather than just for recreation. The plan covered anarea of 64 square miles. In 1992, there was an update to the BicyclePlan. This update also studied development of a downtown corri-dor as a bicycle link with UNC. These early plans had great visionfor bicycling, but implementation of the plans has not occurred.There are areas still not served by bicycle paths or routes and theexisting system is fragmented and doesn’t link key commercial and


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single occupant vehicle (SOV) -a motor vehicle occupied by onlyone (1) person.

Transportation DemandManagement (TDM) - strategiesaimed at reducing the number ofvehicular trips, shortening triplengths and changing the timing oftrips from peak hours.

SMARTTrips - a program fordeveloping travel demand manage-ment information and educationalprograms about transportation alter-natives in Northern Colorado.

telecommuting or teleworking -a work arrangement for performingwork electronically, where employ-ees work at a location other thanthe primary work location, such asat home or in a subordinate office.

mobility report card - a report tomonitor the results of travel demandmanagement programs.

bike path - a path for bicycliststhat is separated from or locatedoff-street.

bike route - a route on area streetsthat is identified as a route for bicy-clists to use.

employment centers. The majority of paths are located adjacent toarterial streets, reducing the attractiveness of the ride and the degreeof safety provided to cyclists. There is no complete loop around orthroughout the community for recreational rides, although thePoudre River Trail does provide an opportunity for recreationalbicycling and a link into the regional trail system. Overall, existingbike facilities are often described as being unfriendly to the bicyclist.

The City’s 1996 Comprehensive Transportation Plan included abicycle plan for over 70 miles of various bike facilities. These facil-ities included on-street bike routes, on-street bike lanes and off-streetmulti-purpose paths and linkages with regional routes identified inthe two regional transportation plans. Of the 70 miles of bike facil-ities, about 52 miles are new improvements.

TRANSPORTATION SYSTEM

There is a strong relationship between land use and transportation ina community. Access to a particular site is usually determined by thetype and design of adjacent and connecting transportation facilitiesand services and area land uses. As access to an area is improved,there is usually greater development interest and pressure in the area.As development occurs and traffic increases as a result of the devel-opment, access for the area is then impacted, which triggers the needfor greater levels of improvement. Unless properly managed, thisland use/transportation cycle can result in even greater emphasis andreliance on the automobile, while other modes of transportation areoverlooked. Communities are now beginning to emphasize the roleand importance of designing for pedestrians and bicyclists ratherthan just the automobile.

The Greeley Comprehensive Transportation Plan was adopted in1996 as a long-range transportation plan for the City. The primaryfocus of this plan was for the year 2015, but it also addressed short-term needs. One of the key items identified in the plan was the needfor a western area north/south corridor roadway, which is known asthe Two Rivers Parkway. This road would connect U.S. Highway 85between Gilcrest and Platteville with Windsor. The road would takethe 83rd Avenue alignment in Greeley and eventually connect into


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S.R 392 in Windsor. This route could serve as a northern route toDenver International Airport and is an opportunity for future busi-ness development. A northern corridor near “O” Street was alsorecommended as an alternative to using city streets for traffic travel-ing to the north and west.

Greeley is in an ideal location from a transportation standpoint,being situated between I-76 and I-25, with access on U. S. Highways85 and 34. It plays a key role in transportation in the region.Greeley was included in two recent regional transportation plans: theNorth Front Range Regional Transportation Plan (NFRRTP) andthe Upper Front Range Transportation Planning Region (UFRT-PR) plan, both completed in 1994. The North Front Range planincludes Greeley, Fort Collins, Loveland and the areas between thesecities. The Upper Front Range plan includes Morgan County andthe remainder of Weld and Larimer Counties. Both of these plansidentify needed roadway improvements and prioritize the impor-tance of these improvements within the region. An update to theNFRRTP for the year 2020 was done in 1998. This update identi-fied high priority projects likely to be funded by 2020. Greeley’shigh priority projects are portions of Business Route 34/10th Streetand a portion of the U.S. Highway 34 Bypass west to 23rd Avenue,several rail projects, bike/ped projects and TDM strategy projects.

A regional goal of the NFRRTP is to achieve a 10% shift awayfrom single occupancy vehicles to other modes of transportation. Akey element in doing this is to increase the use of transit. A transittransfer center near campus and a multi-modal transportation centerusing the depot have been identified for future transit use. Park-and-ride facilities have also been identified at the north, south and westsides of town for regional connections with Cheyenne, Denver andFort Collins/Loveland. In order to achieve this 10% shift, a 25 foldincrease in transit usage and a 12 fold increase in transit expenditurewould need to occur.

Another project is underway to consider regional transportationissues. The North Front Range Transportation AlternativesFeasibility Study, or TAFS, will develop regional solutions to safetyproblems, traffic congestion, air quality issues and mobility problemsbetween Northern Colorado communities and metro Denver.


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North Front Range RegionalTransportation Plan - a long-range transportation plan forGreeley, Fort Collins, Loveland andthe area between these communi-ties, adopted in 1994 and updated in1998.

Upper Front RangeTransportation PlanningRegional Plan - a long-rangeregional transportation plan forMorgan County and the non-urbanized areas of Larimer and WeldCounties, adopted in 1994.

North Front RangeTransportation AlternativesFeasibility Study - a study fordeveloping regional solutions tosafety problems, traffic congestion,air quality and mobility issuesbetween Northern Colorado com-munities and metropolitan Denver.

TRANSPORTATION, PARKING, AND

ENVIRONMENTAL STEWARDSHIP

Transportation activities have a direct effect on environmental qual-ity. Cars idling in traffic or at drive-thru locations increase the lev-els of pollutants in the air. Individuals are making longer and morefrequent trips for work, shopping and leisure activities. Snowremoval in the winter often involves the use of chemicals and sandon streets and roadways, resulting in higher particulate levels in theair and the potential for water quality issues as snow melt carriesroadway chemicals and auto fluids into the drainage system. Thedesign of new streets and roads does not always take into considera-tion the impact on environmentally sensitive areas, or the potentialnoise levels on the community.

In order to improve, residents and businesses must become moresensitive to the natural environment and the impacts from trans-portation activities. Transportation Demand Management activitiesfocus on the use of alternative forms of transportation as one way toaccomplish this change. The use of alternative fuels and maintainingadequate levels of maintenance on motorized vehicles can alsoreduce impacts on the environment. In order to accomplish the goalof the NFRRTP to shift 10% of travel away from single occupancyvehicles, a higher value must be placed on the natural environmentcoupled with citizens willing to change current transportationbehavior. Efforts to change this behavior include several transporta-tion-related studies that are either underway or planned for keyactivity centers in the community. These studies include a transitstudy involving UNC and Aims, a downtown parking study andtransfer center studies involving UNC and the City. These projectswill look at the need for parking, as well as how to encourage theuse of other transportation modes.

The availability of convenient parking at community activity cen-ters is certainly needed, but it does continue to serve as an incentiveto drive to these locations and as a disincentive for using othermodes of transportation if parking is too readily available. The City’sDevelopment Code allows for a reduction in the amount of requiredparking through the use of shared parking in commercial, industrialand mixed-use developments and in some cases, for residential devel-


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opments. The reduction may be accomplished by techniques thatare intended to encourage the use of alternative modes of trans-portation through such things as car pooling, use of The Bus, or des-ignation of high occupancy vehicle parking spaces for vehicles con-taining three or more persons. The code also requires designatedbicycle parking for all multi-family residential and non-residentialdevelopments.

ROADWAY DESIGN

In 1997, there were 265.12 miles of streets and 23.58 miles of high-ways in Greeley, accounting for nearly 25% of the community’s landmass. While these streets and roadways function to move people andgoods throughout the community, they also often create the firstimpression of a community to those passing through or newcomersto the community. The older parts of Greeley were developed witha traditional grid-like street system, providing connectivity from oneneighborhood to another and ensuring easy access on foot or by car.The newer areas of the community have been designed using a morecurvilinear street system of dead end streets and cul-de-sacs. As aresult, it is often difficult to traverse from one neighborhood toanother without driving. This type of development has placedgreater reliance on the automobile and in many cases has discour-aged bicyclists and pedestrians.

The emphasis in street design in recent years has been on effi-ciency and safety. As a result, our street systems tend to be fairly wideto promote efficiency, with little or no consideration being given tothe appearance of the street. Wider streets tend to encourage high-er speeds, as drivers have the impression of an unimpeded route toget where they are going. Reducing street widths or creating theperception of narrower streets by using design can have the effect ofslowing traffic down. The visual narrowing of a street or road canbe done by incorporating trees along the edges of the road anddetaching or separating sidewalks from the street, or by buildingmedians in the center of the street. This type of treatment alsoimproves the appearance of a street, as well as provides shade forpedestrians in summer and gives pedestrians a comfort zone by sep-


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connectivity or interconnectivity- the ability to be linked, such asthrough transportation systems,between areas.

arating them from the moving traffic on the street. In addition, otherstreet amenities such as signage, benches and trash receptacles serveto enhance the appearance and design of streets to encourage pedes-trian usage.

A number of streets and intersections in Greeley seem to have ahigh accident rate. Accident rates take into account both the vol-ume and accident count of a location. The intersection of 10thAvenue and 23rd Street had the highest accident rate between 1993and 1998. For sheer numbers of accidents, the 35th Avenue and 10thStreet area had the highest number between 1993 and 1998. Totaltransportation-related accidents have been increasing, with 2,979accidents reported in 1990 and 3,249 accidents in 1997.

The City’s current street design standards include standards forlocal, collector and arterial streets. Local streets may be designedusing the Development Code’s Performance Options, which permita reduction in street width in exchange for constructing and main-taining a parkway adjacent to the street or a boulevard in the centerof the street. Since the inception of the Performance Options, therehas been a positive response from the development community inusing these options. There are no Performance Options for collec-tor or arterial streets and a standard design with attached sidewalks isgenerally being used for these larger streets. The resulting effect islarge expanses of pavement at intersections, particularly atarterial/arterial intersections.

As streets become more congested and safety concerns rise, par-ticularly in residential neighborhoods, some communities havebegun using traffic calming techniques. These techniques areintended to slow or “calm” traffic through an area and can includesuch design features as speed tables or speed humps, roundabouts,necking down or narrowing the street near intersections, or chicaneswhere street or road alignments are offset. These techniques can beuseful in areas of high pedestrian activity, such as near schools or inother areas where speed is a problem. Access management can alsoimprove the safety and capacity of roadways. It reduces the numberof conflict points, or by separating conflict points reduces the likeli-hood of accidents. With fewer access points, traffic can flow freer,reducing congestion delays and pollution.


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traffic calming - methods and tech-niques used to slow or “calm” trafficon streets and roadways.

chicane - a traffic-calming techniquewhere street or road alignments areoffset from one another.

The 1994 Greeley Entryway Master Plan recognized the impor-tance of identifying key entries into the community and suggesteddesign treatments for these areas. Four levels of entryways wereidentified, with the most important being the U. S. Highway 34interchange at S.R. 257; U. S. Highway 34 Bypass and U. S. Highway85; the crossings of the Cache la Poudre River at 11th and 8thAvenues; the U. S. Highway 85/8th Street intersection; U. S.Highway 34 Bypass/11th Avenue; and the U. S. Highway 85Bypass/18th Street. The Entryway Master Plan also included a kitof parts for such design features as landscaping, signage and streetfurniture, to improve the appearance of the city’s key entryways.

LEVEL OF SERVICE

Level of service (LOS) is a measurement of the quality of traffic flowon a roadway. LOS “A” means free-flowing traffic conditions, whileLOS “F” means a break-down in traffic flow. The City’s 1996Transportation Plan generally considered LOS “C” as an acceptabletarget for planning purposes during peak hours, which is during themorning drive to work or school and at the return home in theevening. At other times, many streets and intersections will operateat higher levels of service. As streets become more congested thelevel of service will drop until traffic starts using other routes ormodes of transportation, or improvements are made to the street sys-tem. Traffic impact studies are typically required for new develop-ment proposals and emphasize level of service as a result of the pro-posed development. Such studies are based primarily on vehiculartraffic and do not take into account pedestrian and bicycle activitywithin the area when a development is proposed. Non-traditionalapproaches to identifying traffic impacts are now being consideredand include such things as proximity to pedestrian crossings, schoolsand the amount of bicycle traffic. These studies are used to deter-mine if the street system can accommodate additional traffic andwhat improvements may be needed for the additional traffic.


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Greeley Entryway Master Plan -a plan for improving the appearanceof key entryways into Greeley,including landscaping, signage andstreet furniture design features,adopted in 1994.

level of service (LOS) - an indi-cator of the extent or degree of ser-vice provided by, or proposed to beprovided by a facility based on andrelated to the operational character-istics of the facility.

MASS TRANSPORTATION

If a community develops at a low rate of density, it makes it difficultto operate a transit system and to encourage bus ridership in thecommunity. Transit typically needs residential density in the rangeof 4-7 dwelling units per acre in order to be operated in a cost effec-tive manner. The design of developments also needs to be transit-oriented, meaning that development must be designed to encouragetransit use rather than discourage it. Pedestrian access, building loca-tion, parking, internal circulation and pedestrian and transit facilitiesall must be designed to be supportive of transit so that transit servicecan first be brought to the site and secondly, residents can be encour-aged to use the service.

The City of Greeley operates The Bus, which is a nine-route tran-sit system. Routes generally operate between 6:45a.m. and 6:45p.m.and serve junior and senior high schools, UNC and Aims campuses,North Colorado Medical Center, medical offices, shopping centersand major employment centers in Greeley and the adjacent com-munity of Evans. Transfer centers are currently at Hillside Mall,Bittersweet Plaza and Greeley Mall.A new demand response serviceis operated in the evenings. Paratransit is also available throughoutthe city and within 3/4 mile of fixed routes in Evans. This serviceprovides door-to-door service on a reservation basis.

Ridership on The Bus has fluctuated over the past decades. Table12.1 shows bus ridership. From a high of 560,785 passengers in1983, ridership declined steadily to a low of 281,991 riders in 1996.The number of riders has been increasing again with 307,592 pas-sengers in 1998. During the same period, the number of passengersusing the paratransit service increased from 20,610 passengers in1983 to a peak of 27,885 passengers in 1988 before declining again.The City’s Citizen Transportation Advisory Board, an appointedboard that provides advice to the Public Works Department ontransportation-related matters, has identified the need to increaseridership on The Bus as their highest priority.


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Citizen Transportation AdvisoryBoard - an appointed board of citi-zens that provides advice to theGreeley Public Works Department ontransportation-related matters.

transit-oriented design - designintended to encourage and facilitatethe use of public transit and whichmay include a mix of land uses, aswell as such things as the spacing ofcollector streets, location and nature ofsidewalks and pedestrian paths, andtransit stop location and design.



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Table 12.1: Fixed Route/Paratransit Ridership

Fixed Route:Year Fixed Route: Ridership1983 . . . . . . . . . . . . . . . . . . . . . . 560,8751984 . . . . . . . . . . . . . . . . . . . . . . 557,3091985 . . . . . . . . . . . . . . . . . . . . . . 553,0941986 . . . . . . . . . . . . . . . . . . . . . . 481,2991987 . . . . . . . . . . . . . . . . . . . . . . 419,7671988 . . . . . . . . . . . . . . . . . . . . . . 427,0481989 . . . . . . . . . . . . . . . . . . . . . . 356,1641990 . . . . . . . . . . . . . . . . . . . . . . 367,7121991 . . . . . . . . . . . . . . . . . . . . . . 382,7591992 . . . . . . . . . . . . . . . . . . . . . . 383,1761993 . . . . . . . . . . . . . . . . . . . . . . 400,3681994 . . . . . . . . . . . . . . . . . . . . . . 395,1651995 . . . . . . . . . . . . . . . . . . . . . . 347,1591996 . . . . . . . . . . . . . . . . . . . . . . 281,9911997 . . . . . . . . . . . . . . . . . . . . . . 300,2191998 . . . . . . . . . . . . . . . . . . . . . . 307,592

Paratransit:Year Paratransit: Ridership1983. . . . . . . . . . . . . . . . . . . . . . . 20,6101984. . . . . . . . . . . . . . . . . . . . . . . 22,1511985. . . . . . . . . . . . . . . . . . . . . . . 25,0201986. . . . . . . . . . . . . . . . . . . . . . . 26,5331987. . . . . . . . . . . . . . . . . . . . . . . 27,7401988. . . . . . . . . . . . . . . . . . . . . . . 27,8851989. . . . . . . . . . . . . . . . . . . . . . . 27,1281990. . . . . . . . . . . . . . . . . . . . . . . 26,5991991. . . . . . . . . . . . . . . . . . . . . . . 26,3781992. . . . . . . . . . . . . . . . . . . . . . . 26,1431993. . . . . . . . . . . . . . . . . . . . . . . 26,5121994. . . . . . . . . . . . . . . . . . . . . . . 25,1771995. . . . . . . . . . . . . . . . . . . . . . . 24,1221996. . . . . . . . . . . . . . . . . . . . . . . 22,2421997. . . . . . . . . . . . . . . . . . . . . . . 21,9681998. . . . . . . . . . . . . . . . . . . . . . . 22,007

AIR TRANSPORTATION

Air service for the area is at the Greeley/Weld County Airport,which is governed by the Greeley/Weld County Airport Authority.Located east of U. S. Highways 85 and 34, the airport provides goodaccess to major trucking routes. The airport is also close to rail cor-ridors and to Denver International Airport, making it attractive forlocal and regional business use. The Greeley/Weld County AirportMaster Plan was completed in December of 1978, and subsequentlyupdated in 1984 and 1993. This plan projected improvements need-ed for the airport, including the addition of the recently completed10,000-foot long runway. Most of the airport property is currentlyin Weld County. However, future plans are for the City of Greeleyto annex this area to help support growing infrastructure serviceswhich will be needed to accomplish Airport Master Plan goals. Inthe meantime, care should be taken to ensure that land uses that areincompatible with the operation of an airport are not allowed todevelop within proximity of the airport. In particular, residentialland uses should not be permitted near the airport or its flight pat-terns because of noise impacts that typically project beyond the air-port boundaries.

The airport has a significant economic impact on the communi-ty. Based on 1996 data, the airport brought over $15 million intothe community in operating and maintenance costs and visitorexpenditures for such things as food and lodging. Approximately350 jobs are associated with the airport, earning in excess of $8 mil-lion annually. Aircraft operations peaked in 1983 at 225,660 opera-tions annually before dropping off. By 1998, operations had risen to165,500. The decrease in operations that occurred between thistime was due to a reduction in student flight training because of atenant departure from the airport. Increases in local and itinerantoperations are continuing because of increased demand from busi-ness aviation and student flight activity is again increasing. The AimsCommunity College pilot education and training program is a keyuser of the airport for flight training purposes.


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Greeley/Weld County AirportMaster Plan - a plan for futuredevelopment of the Greeley WeldCounty Airport, adopted in 1978 withsubsequent amendments in 1984 and1993.

Airport Authority - the governingbody of the Greeley/Weld CountyAirport.

RAIL TRANSPORTATION

Greeley has rail lines from the Union Pacific Railroad and theBurlington Northern-Santa Fe Railroad running through the com-munity. These railroads have historically carried passengers andgoods throughout Northern Colorado and into the Denver area.The City’s location on the Union Pacific line meant passenger ser-vice for Northern Colorado until the late 1990’s, when passengerservice was discontinued. These rail lines still hold the potential forcommuter traffic in the future, as the Union Pacific line parallels U.S.Highway 85 into the Denver metropolitan area.

As rail lines in the area become abandoned, the rail beds are goodareas for the construction of bike and pedestrian trails. The Rails-to-Trails program is used by many communities as a way to putabandoned rail lines to work to expand bike and pedestrian accessand routes locally and regionally.

The Union Pacific Train Depot is situated along the Union Pacificline east of Downtown Greeley. A master plan for the depot wascompleted in 1994. This plan is based on a vision of the depot serv-ing as a transportation hub, becoming a central point for a numberof different travel modes including bus transfer (local and regional),rail and air transportation. The depot has been restored to its origi-nal condition and currently serves as home to the Greeley WeldCounty Area Chamber of Commerce and the Greeley Conventionand Visitors Bureau. The parking area around the depot houses theFarmers’ Market during the summer months.


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Greeley Depot Master Plan- a plan for the reuse of theUnion Pacific Railroad Depot,adopted in 1994.

INTERGOVERNMENTAL COOPERATION

Greeley is a vital link in the regional transportation network.Intergovernmental cooperation is a necessity for this regional net-work since streets and roadways frequently cross jurisdictionalboundaries. The North Front Range Regional Transportation Plan(NFRRTP) and the Upper Front Range Transportation PlanningRegion (UFRTPR) are based on regional and intergovernmentalcooperation, involving multiple counties and municipalities. Othertransportation-related studies are planned or underway, pairing theCity of Greeley with the University of Northern Colorado, AimsCommunity College and other jurisdictions such as Weld Countyand the City of Evans, as well as the Colorado Department ofTransportation. Future transportation planning should continue toemphasize intergovernmental cooperation and the working relation-ships already established in Greeley and the region.


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intern1


GOAL

In order to optimize the safe and pleasing move-ment of people, goods and services into andthroughout the community; to enhance the city’simage and appeal; and to support community landuses and services in an effective and efficient man-ner, the transportation system must be developed tofunction in a comprehensive, attractively designedand interconnected manner to best serve the area’spopulation.


TR1 Travel Behavior and Modes

In order to provide a transportation system that is function-al, safe and efficient and which is compatible with the nat-ural, social and economic environment, the transportationsystem must be designed to encourage the use of all modesof travel.

TR1.1 Design the transportation system to encourage the use ofall modes of travel. Such a system should:

A) address the unique needs of each mode of travel;

B) integrate all modes of travel into a comprehensivetransportation system;

C) ensure that the system provides efficient linksbetween each mode of travel; and,

D) provide networks for pedestrians and bicyclists whichare equal in priority, design and construction to thesystem provided to motorists.

TR1.2 While planning for all modes of transportation, prioritizepedestrian movements in the design and construction ofall public and private development projects (see also pol-icy PS2.13).

A) consider sidewalk installation to the following standards:


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i. detached sidewalks on both sides of arterial andmajor collector streets;

ii. detached sidewalks on both sides of the street incommercial areas;

iii. in residential areas:

~ 4 or more dwelling units/net acre: sidewalks onboth sides of street;

~ 1-3 dwelling units/net acre: detached, oversizedsidewalks on at least one side of street;

~ less than 1 dwelling unit/net acre: no sidewalksif a wide shoulder is provided on the local streetadequate for pedestrians and parking, a strategyhas been accepted to share the road and, asinstalled, would not disrupt continuity or safetyof the pedestrian system, including handicapaccess; and,

iv. in areas leading up to and across railroad tracks.

B) produce sidewalk design standards which provide safe,attractive and effective pedestrian corridors for eachtype of corridor travel which would include, but notbe limited to the following types of improvements:

i. detached sidewalks adjacent to arterial and collec-tor streets;

ii. adequate width for side-by-side pedestrian traveland opposing pedestrian traffic;

iii. special pedestrian identification at intersectionsand crosswalks, including within parking lots (seealso policy CD2.1);

iv. adequate lighting for safe travel at all hours;

v. rest points or refuge islands in street medians toallow phased crossings of collector and arterialstreets;

vi. evaluate the timing of street crossing sequencesand pedestrian signals associated with traffic lightsto encourage safe pedestrian crossing;


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vii. investigate amenities for walkers such as benches,kiosks, call boxes and similar public features whichsupport pedestrian travel; and,

viii. provide pedestrians with shortcuts and alternativesto travel along high-volume streets (see also policyPS2.13).

TR1.3 Establish and promote pedestrian and bicycle travel inschool routing plans (see also policy ED1.6G).

TR1.4 Promote pedestrian, bicycle and mass transit travel in thecommunity through educational signage and relatedefforts.

TR1.5 Develop and maintain an aggressive traffic enforcementprogram which favors and protects pedestrians and bicy-clists by addressing driver behaviors which threaten thesafety of those traveling on foot or bicycle.

TR1.6 Promote street design configurations which foster inter-connectivity between subdivisions and commercialdevelopments in order to move all modes of traffic inmore direct routes and limit extraneous travel on collec-tor and arterial streets.

A) require that all subdivisions demonstrate the ability ofresidents to get to and from their subdivision via atleast three different arterial and major collector road-ways either directly or by access through other adja-cent subdivisions or developments; and,

B) discourage the use of dead-end streets and consideralternatives to the extensive use of cul-de-sacs indevelopment of residential areas.

TR1.7 Continue implementation of a Transportation DemandManagement (TDM) program that provides incentiveswhich encourage the use of alternatives to single-occu-pant vehicle trips (see also policies ED1.6.G and 1.7Cand EN3.3). Establish and promote TDM programs that:

A) establish and promote TDM programs at employmentcenters;

B) establish and promote TDM programs at educationalfacilities;


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C) establish and promote TDM programs at recreationalfacilities; and,

D) establish and promote TDM programs at major resi-dential complexes.

TR1.8 Require all new development and redevelopment toincorporate transit-oriented design into projects (see alsopolicies TR6.4 and 6.7).

A) develop a manual of locally-approved practices whichguide development in transit-oriented design; and,

B) consider development incentives for those projectswhich promote transportation efficiency and transitopportunity through density and design elements (seealso policies CD3.3 and TR6.7).

TR1.9 Provide detached bike lanes and routes on major collec-tor and all arterial streets to separate non-commuterbicyclists from high-speed, high-volume traffic.

TR1.10 Encourage bicycle travel through the development of aneffective bikeway system by establishing standards for on-street bike lane widths which incorporate practical useand multi-modal expectations. Such standards should bedeveloped in conjunction with local commuter bicyclists.

TR1.11 Explore the use of abandoned railroad rights-of-way,drainage ways and canals for opportunities to serve alter-native modes of transportation (see also policy TR8.6).

TR1.12 All development projects should demonstrate the abilityto incorporate public transportation, bicycling andpedestrian travel into site planning and development.

TR1.13 Improve programs and management strategies designedto prevent and reduce contamination of street runoff andstorm water (see also policy EN2.6).

TR1.14 Coordinate with county, regional, state and federal agen-cies concerning air quality maintenance programs andcompliance with established and desired standards (seealso policy EN3.2).


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bike lane - an area on a street that isstriped and identified as an area forbicyclists, which is generally locatedbetween the travel lane and curb.

TR1.15 Work with county, regional and state agencies to identifymethods to minimize and mitigate noise impacts withexisting and anticipated planned traffic and transit opera-tions and capital improvements to adjacent land uses (seealso policies EN3.7 and LU2.11).

A) monitor traffic-related noise levels throughout thecommunity to establish baseline standards; and,

B) evaluate noise hot spots to ascertain mitigation ormanagement alternatives to address noise pollution.

TR2 Transportation System

In order to achieve a transportation system that supports plannedland uses and facilitates the movement of people, goods and ser-vices in an effective and desirable manner, attention must befocused on ensuring that land uses, transportation decisions, strate-gies and investments are balanced, coordinated and complementaryin achieving overall community development goals.

TR2.1 Support land use decisions which balance and distributetransportation impacts to maintain and improve currentlevels of mobility.

A) encourage a mix of complementary neighborhoodbusinesses, services and residential uses to foster shorttrips easily made by walking or bicycling and tospread traffic demand times (see also policies LU1.5and 1.7).

TR2.2 Develop a transportation system which supports plannedland uses (see also policy LU1.7).

A) monitor vehicle trips by land use type on a periodicbasis in order to measure the accuracy of transporta-tion expectations to land use type; and,

B) revise, as appropriate, transportation design standardsto match actual experience with various land usetypes.

TR2.3 Maintain a traffic system that encourages the use of arte-rial streets for crosstown and regional traffic, the use ofcollector streets to channel traffic from the neighbor-hoods to arterial streets, and discourages the use of localstreets for through traffic.


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A) continue the pattern of locating arterial streets onsection lines;

B) continue the pattern of locating collector streets atapproximately one-half mile separation within eachsection of land. Collector streets should not bedesigned as long, wide, straight streets, but developedin such a way to add interest to the traveler, safety formultiple user types, and discourage speed and pass-through traffic;

C) develop standards which control volume and speedon local streets; and,

D) develop and enforce an access control plan whichsupports efficient travel on major roadways through acombination of access management and the numberand spacing of signalized intersections. Such an accesscontrol plan should support the efficient, functionaland attractive development of land through compati-ble design measures.

TR2.4 Maintain the orderly movement of goods and servicesthroughout the community in order to support econom-ic vitality and efficiency.

A) establish and enforce appropriate truck routes to andthrough the city;

B) develop and enforce a route to and through the cityfor transport of hazardous materials (see also policiesEN5.5D and PS2.4);

C) foster the effective use of freight rail lines to the com-munity;

D) support the development of the area airport for thetransportation of air freight; and,

E) support and expand ongoing programs related tostreet maintenance.

TR2.5 Review and update City standards for emergencyresponse times and routes related to roadway, air and railtraffic management (see also policies PS1.10 and TR8.2).


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access control plan - a plan thatidentifies the location and type ofaccess for properties along a state orfederal highway.

A) advise and enforce standards related to emergencysnow removal practices; and,

B) review and update the City’s emergency preparednessstandards as they relate to surface and air transporta-tion during other crisis periods.

TR2.6 Work with other transportation agencies to developand/or update specific area transportation plans for areaswith unique traffic patterns and impacts. Areas for suchplans include:

A) Downtown;

B) UNC;

C) Aims;

D) U.S. Highway 85 Business route (8th Avenue);

E) U.S. Highway 85 Bypass route;

F) 9th Avenue Corridor;

G) So. 23rd Avenue Corridor;

H) W. 10th Street;

I) E. 8th Street Corridor (S.R. 293);

J) the 16th Street hospital area; and,

K) major employment centers.

TR2.7 Evaluate key activity centers which may have uniquelinkages to other areas of the community which shouldbe promoted, such as:

A) Aims & UNC;

B) area high school travel to Aims and UNC;

C) large employers and high density residential areas;and,

D) major medical facilities and institutional or senior residential facilities.

TR2.8 Forecast locations for emerging major roadways to servethe community; study route alternatives, roadway design,non-vehicular access and movement, and then com-mence with the reservation of rights-of-way andlandowner discussions to assure that orderly and effectivedevelopment of the roadway is achieved. Immediateattention needs to be focused on the following roadways:


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A) Two Rivers Parkway (83rd Avenue);

B) North City East/West By-pass route (S.R. 392);

C) I-25 commuter rail connection; and,

D) Intra-regional transportation linkages.

TR2.9 Develop a strategy to achieve and enhance the trans-portation system relative to serve people with specialtransportation needs (see also policies HS3.3, 3.7E and3.9).

TR2.10 Coordinate with the public and private sectors on road-way construction and maintenance.

A) review and revise, as appropriate, subdivision regula-tions relative to roadway development responsibilities:

i. revisit the potential to have all developers con-struct the equivalent of a local street to serve theirsite and have roadway fees be dedicated to theover-sizing costs for collector and arterial streets,including a policy for developers to pay the cost oftheir project’s build-out impact on major collectorand arterial streets.

B) evaluate the merits of adjusting the roadway develop-ment requirements and fee structure to credit andencourage greater infill development, thus promotingmore efficient transportation system usage, and assessfull costs to developers for the construction anddevelopment of new roads in emerging areas (see alsopolicies CD1.12, GR3.6 and RE1.9).

TR3 Transportation, Parking and Environmental Stewardship

In order to achieve and maintain a high quality of living,transportation practices and improvements must be com-patible with the environment.

TR3.1 Minimize air pollution related to transportation activitiesby the following measures (see also policy EN3.3):

A) promote the use of alternate transportation modes;


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B) reduce auto traffic;

C) maintain acceptable traffic flow;

D) promote the use of alternative-fuel and energy-effi-cient vehicles;

E) promote car maintenance programs;

F) increase citizen awareness through community educa-tion related to the benefits of reduced vehicular use;

G) support the efforts of community groups which pro-vide transportation choices;

H) investigate alternatives to drive-in facilities that serveidling cars;

I) pave all streets, alleys and parking lots to reduce fugi-tive dust; and,

J) join with Northern Colorado communities throughthe area Metropolitan Planning Organization inachieving the objective to facilitate a reduction by10% of the number of single-occupant vehicles inNorthern Colorado by the year 2015, through thedesign and implementation of commuter programsand promotion of viable alternative transportationoptions (see also policy EN3.3).

TR3.2 Reduce ambient air temperature caused by the quantityof asphalt used in street and parking lot design in orderto reduce environmental impacts from urban heat islands(see also policy EN3.9).

A) actively pursue collection of data from national stud-ies; analyze and employ in developing pro-active stan-dards to minimize urban heat island effects.

B) adopt standards and methods of replacing traditionalasphalt for streets with proven alternatives such asconcrete, colored road coverings or hybrid materialsto reduce thermal problems.

C) develop standards which require effective and attrac-tive parking lot design with tree plantings to break uphot spots and discourage speeding and erratic drivingbehaviors.


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TR3.3 Minimize the use of non-biodegradable chemicals forsnow removal in order to lessen the impact to stormwater drainage systems (see also policy EN2.6).

TR3.4 Reduce transportation-related noise and related impactsby (see also policies EN3.7, LU2.11 and TR8.2):

A) funding improvements at railroad/street crossings,such as extended safety barrier arms used to preventtraffic from maneuvering around track barriers; work-ing with rail providers to establish quiet zones alongin-city rail lines to prevent excessive whistle blowing;

B) evaluating the reasonableness of improving someneighborhoods with sound barrier walls to minimizeroad and rail traffic related noise (see also policiesEN3.7 and LU2.11);

C) working with shopping center owners to limit park-ing lot sweeping to times when it is in least conflictwith adjacent residential uses;

D) working with developers on site design techniqueswhich buffer housing from street noise and adjacentnon-residential activity such as loading dock areas;and,

E) disallowing any residential use in an Airport OverlayZone area in which noise contours suggest audioimpacts (see also policy TR7.7).

TR3.5 When transportation facilities are located in areas of eco-logical significance, develop over- or underpass opportu-nities for the uninterrupted and safe movement ofwildlife.

TR3.6 Develop parking criteria which require adequate parkingopportunities for land use patrons and maintain the eco-nomic viability of a development while discouraging theuse of single-occupant vehicles.

TR3.7 Establish parking standards which permit joint use ofparking areas by complementary users to reduce thequantity of underutilized parking areas (see also policyLU5.4)


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Airport Overlay Zone - landswithin the Greeley/Weld CountyAirport Zoning Map, dated July 1,1984.

TR3.8 Make effective use of public on-street spaces for overflowand guest parking while minimizing impacts to neigh-borhood congestion from such street use.

TR3.9 Initiate studies of special activity centers wherein parkingissues may be of particular importance. Areas wheresuch study is warranted include:

A) Downtown;

B) Redevelopment district;

C) UNC;

D) Aims;

E) North Colorado Medical Center; and,

F) high schools.

TR3.10 Establish minimum long-term and short term off-streetparking requirements for new development which incor-porates special vehicles and purposes including car pools,van pools, bicycles, and areas for those with disabilities.

TR3.11 Development of structured parking facilities should beencouraged in areas where redevelopment is occurringinstead of clearing existing buildings and improvementswhich have reuse merit for the purpose of creating sur-face parking areas.

TR4 Roadway Design

In order to enhance community appeal, provide pleasing,safe and efficient travel corridors, limit infrastructure cost,minimize tendencies for errant traffic behaviors and sup-port environmental objectives, the City will design roadsand other transportation facilities in such a way as to con-tribute to a positive and attractive visual image and com-munity character.

TR4.1 To enhance roadway attractiveness, provide visual reliefto the traveling public, improve safety, traffic progressionand capacity, the City shall adopt median design stan-dards which will be applied to all streets designated asmajor collectors or arterials.


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A) median treatments shall be incorporated into initialstreet design and development to: facilitate driver pat-terns, safety, control access to development close tomajor intersections and increase roadway capacity;

B) median treatments should be appropriate for the landuses to which they are adjacent but, in all cases,include a landscape component which utilizes plantmaterial and anticipate maintenance aspects relative tolandscape growth;

C) a variety of tree species should be used in medians toadd visual interest and minimize loss of plantingswhich may be vulnerable to monoculture blight;

D) where appropriate, install public art in medians to addinterest and area identification;

E) add pedestrian refuge areas to medians on major col-lectors and arterial roadways to allow the safe crossingof wide, heavily traveled streets; and,

F) actively pursue alternatives to traditional dark materialand asphalt roads and streets to reduce the effectsfrom “urban heat islands” (see also policy TR3.2).

TR4.2 Review, modify and maintain a street signage programwhich provides adequate, but not excessive, signage forpublic, civic, and community points of interest and trafficregulation.

A) develop a standard for consistent signage on all streets;and,

B) establish a vigorous maintenance program to keepsigns legible and in good condition (see also policyPS2.7).

TR4.3 Develop community-wide standards for street furniture,mast arms and traffic signals, trash containers, bus bench-es and shelters, signs, street lights and related infrastruc-ture which is attractive and contributes to overall com-munity design elements (see also policies CD3.2,TR6.4and PS2.12).


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monoculture blight - diseaseand/or pests that affect the samespecies of plant materials.

A) where consistent with overall City design standards,allow Neighborhood Development Districts to estab-lish individual character elements in the design ofstreet improvements.

TR4.4 Install and maintain landscape edges along rights-of-wayfor which the City has control and responsibility, such asadjacent to drainage areas, ditches, bridges, parks andother public facilities.

TR4.5 With the design of major street and transportationimprovements, such as roadway expansion or redesign,bridge replacement, traffic calming or similar facilities,invite adjacent landowners and residents to participate inthe design development process to assure that theimprovements reflect important neighborhood considerations.

TR4.6 Use the adopted Entryway Master Plan to provide guid-ance and design themes for the treatment of majorentryways into the city. Establish a strategy for the realis-tic phasing of defined improvements and, where neces-sary, immediately secure intergovernmental agreementsto reserve the use of the right-of-way areas of suchdevelopment (see also policies CD3.1 and PR2.4D and2.11).

A) update the Entryway Master Plan as soon as reason-able to provide additional guidance, visual appeal, andconsistency in treatment of the city’s entryways andmajor street corridors.

TR4.7 Re-evaluate City standards concerning minimum streetwidths. Narrow street widths as much as reasonable toreduce impervious cover and environmental impact,lessen initial construction and long-term maintenancecosts, and slow traffic in order to limit accidents and passthrough traffic (see also policies CD3.3 and PS2.11).Revenue saved in the reduction of street width shouldbe devoted to median improvements and other aestheticenhancements.


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TR4.8 Review and revise, as feasible, design standards for inter-sections in a manner which prioritizes pedestrian com-fort and safety and alerts motorists to travelers on foot(see also policies CD2.1B and TR1.2Biii).

TR4.9 Develop a menu of pre-approved traffic calmingimprovements which can be installed with the initialconstruction of a subdivision or development to directtraffic movements appropriately and pattern driverbehavior as early as possible.

TR4.10 Work closely with adjacent jurisdictions in the designand construction of streets to assure a logical and smoothconnection between communities.

TR5 Level of Service

In order to achieve a transportation system which caneffectively and efficiently move goods, people and services;is conducive to environmental objectives; minimizes driverfrustration and errant travel behavior; and supports adja-cent land uses, level-of-service standards should be adoptedfor all arterial roadways.

TR5.1 Adopt level-of-service standards to use as a gauge tojudge performance of the transportation system.

A) standards should identify minimally acceptable move-ment conditions on arterials and the transit networkfor all forms of travel; and,

B) the standards measured should be those over whichthe City has some influence and control.

TR5.2 Evaluate the impact of zoning actions on desired level-of-service operations for adjacent roadways. Disallowzoning amendments or land uses which would negativelyimpact desired level-of-service standards to unacceptablelevels.

TR5.3 Identify areas of the community which do not accom-plish level-of-service objectives and formulate a strategyof land use considerations and transportation improve-ments which could be undertaken to improve such con-ditions.


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TR6 Mass Transportation

In order to provide mobility and access to community ser-vices, employment, educational opportunities, shopping,medical and other destinations; to improve environmentalquality by reducing the number of single-occupant vehicleson the road and related traffic congestion; to provide resi-dents who are limited in mobility due to age, income orability with support to be as self-reliant as possible, the Cityshould operate a public transportation system which is asefficient, effective and comprehensive as possible.

TR6.1 Designate the transit priority network and monitor busspeeds and operations along the network routes and,where needed, pursue measures to increase bus speedsand reliability.

TR6.2 Support development and expansion of an integrated,multi-modal, intra-city transportation system thatincludes commuter rail, buses, taxis, car pools, vanpools,bicycles, pedestrians and support facilities. Design andoperate the facilities and services to make inter-modaltransfers easy and convenient.

TR6.3 Pursue high-capacity transit service links in RegionalActivity Centers & Districts with appropriate densitieswithin the city and the region (see also policy LU1.11).

TR6.4 Identify and provide essential amenities to encouragemass transit use, such as lighting, weather protection,security, pedestrian amenities, and similar features (seealso policies CD3.2 and 3.3, PS2.12,TR1.8 and 6.7).

A) minimize the impact of transit service and facilitieson adjacent areas.

TR6.5 Encourage private and institutional participation in masstransit and car pool systems.

TR6.6 Encourage and support transit services that address theneeds of persons with disabilities, the elderly, youth, andother people with special needs, and people who dependupon public transportation for mobility (see also policyHS3.9).


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TR6.7 Integrate transit stops, stations and hubs into existingneighborhoods and business districts to make it easy forpeople to utilize the public transportation system (seealso policies CD3.2 and TR1.8 and 6.4).

TR6.8 Actively market and inform community residents con-cerning the use of the public transportation system,including the use of incentives and promotions toacquaint citizens with its function and applicability totheir mobility interests.

TR7 Air Transportation

In order to present a full range of transportation optionsand services to the community, attention must be paid tothe interface of air travel with other transportation systemsto assure all movement to and from the area is well under-stood, easily accessed, efficient, safe and effective and thatpotential land use conflicts in sensitive runway approachareas are minimal to assure the ability of the airport toreach its full transportation potential in service to the community.

TR7.1 Through this Plan, re-adopt the Greeley/Weld CountyAirport Master Plan in its design, orientation and con-struction of runways, air traffic control and related sup-port facilities as an integral part of the Greeley areatransportation system.

TR7.2 Work with the Airport Authority, the ColoradoDepartment of Highways, and Weld County governmentto assure that surface transportation to and around theairport is effective, well signed and maintained withappropriate landscaping and community entryway treat-ment.

TR7.3 Participate with the Airport Authority in the develop-ment of an Airport Infrastructure Plan to identify capitalimprovements needed to realize the full development ofthe airport as a regional air transportation facility with arelated business and industrial campus.


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TR7.4 By 2003, annex the balance of the airport property intothe City of Greeley in order to provide infrastructuresupport in the form of water and sewer service, fire andemergency response, surface transportation support andrelated services to facilitate the attractiveness and perfor-mance of the Airport as an economic center within theregion.

TR7.5 Support existing and expanding programs for pilot edu-cation and training through the Airport and AimsCommunity College, furthering the community’s imageas a leader in education and training programs and eco-nomic development objectives (see also policies EC1.4and 3.11).

TR7.6 Recognize the special corridor and arrival zone present-ed at U.S. Highway 85 and E. 8th Street. Encourage thedevelopment of compatible and complementary usesalong the E. 8th Street corridor to promote the area asan attractive entryway from the Airport to Downtown.

TR7.7 When considering land uses in the vicinity of theAirport, use the Airport Master Plan as a guide to thelocation of compatible uses in areas prone to noise andair traffic impacts. Disallow uses which carry obviousincompatibilities, such as residential uses, in such corridors.

TR8 Rail Transportation

In order to provide a means for freight to move to andthrough the community, and to provide an opportunity foruse of rail corridors to meet future passenger transportationneeds, protection of easements and care in the design of railfacilities, the land uses adjacent to such transportation facili-ties must be safe, pleasing and effective.

TR8.1 Work with area rail services to provide compatiblefreight and passenger services to and through the com-munity which are effective and work in conjunctionwith area surface transportation systems.


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TR8.2 Work with rail users to minimize delays for vehicularusers at railroad crossings.

A) distribute rail schedules to emergency providers, suchas fire, so that alternate routes can be taken quickly toreach urgent situations (see also policies PS 2.10 andTR2.5);

B) install adequate safety arms at railroad crossings tolimit conflicts with vehicular traffic (see also policyTR3.4); and,

C) periodically assess the road/railroad crossings andeliminate crossings whenever practical.

TR8.3 At high-use rail and street crossings, utilize “best man-agement practices” technology, such as the use of con-crete or rubberized railroad crossings to move trafficeffectively and comfortably over rail lines.

A) extend pedestrian crossings over railroad tracks in thesafest manner.

TR8.4 Continue support of the Union Pacific Train Depot as astructure of local historic significance, relating the role ofrail transportation in the settlement of the area (see alsopolicy CU1.6).

A) re-adopt the Depot Master Plan;

B) reserve the depot for future use as a transportationhub station;

C) create an attractive and safe pedestrian access pointacross adjacent rail and major roadways to reach thedepot; and,

D) improve the quality of the private development onboth sides of the railroad tracks, especially nearDowntown.

TR8.5 Inform the community as to rail use and related hazards.

TR8.6 Where rail lines are no longer needed, explore thepotential for reuse of the rail right-of-way for anotherpublic transportation purpose, such as with the Rails-to-Trails program concept (see also policy TR1.11).


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A) retain rights-of-way to accommodate potential futuretransportation corridors, such as light rail capability.

TR8.7 Position the City to be an integral part of any northernColorado commuter rail study or service. Pursue com-muter rail possibilities as an integrated part of the overalltransportation system.

TR8.8 When establishing land uses adjacent to railroad tracks,consideration should be given to safety issues, particularlyas it relates to noise and attractive nuisance concernswith small children.

A) establish minimum design standards for land usesadjacent to rail lines to assure compatibility betweenuses.

TR9 Intergovernmental Cooperation

In order to reduce conflict and duplication of service, andto maximize the potential for greater public benefitthrough shared resources, strong cooperative effortsbetween governmental entities should be developed.

TR9.1 Pursue the development of intergovernmental agree-ments with area governmental institutions to assure max-imum return on the public dollar invested in transporta-tion infrastructure. Entities involved in such agreementsshould include the following, at a minimum:

A) Weld County;

B) Colorado Department of Transportation;

C) The North Front Range Transportation and AirQuality Planning Council (Metropolitan PlanningOrganization or MPO);

D) City of Evans;

E) Town of Windsor; and,

F) school districts.


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TR9.2 Incorporate the system of private carriers into the overalltransportation system to assure a comprehensive networkis in place to meet residents’ needs. Such a system wouldinclude consideration of the following:

A) taxi cabs;

B) park-and-ride facilities;

C) shuttles; and,

D) private buses.

TR9.3 Seek out opportunities to accommodate and employfuturistic transportation modes which might include:

A) robotic vehicles;

B) highway sensors; and,

C) Global Positioning Systems (GPS).


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Community Indicators

The Greeley Community Trends Report, first published in Spring1999, established a “snap shot” of the community’s status, as well astrends and potential results that would be likely to occur if such pat-terns of development were sustained. Key trends were identified asessential community values or “indicators” of Greeley’s well-being.In order to track and assess these trends, a series of goals have beenselected to monitor the overall progress and health of Greeley on aperiodic basis. These goals are intended to help:

• Understand population trends in Greeley and the impact on thecommunity.

• Describe the economic standard of living in the community.

• Understand prevailing employment trends.

• Assess if Greeley’s educational institutions are training a laborforce that is attractive to prospective employers in high wageindustries.

• Identify the level of commuting to and from Greeley and mea-sure the impacts of commuting and changes in the number oftrips per household, both inter-city and intra-city.

• Measure housing affordability for renters and homeowners.

• Identify how the housing stock has changed over time anddetermine if the diversity of housing types being built addressthe current and future needs of the population.

• Identify the status of environmental quality in the community.

From these goals, 45 community indicators were developed andare proposed to be used to determine to what extent the goals list-ed above are being met. These indicators serve as a “report card” forthe community and will help determine the success of the imple-mentation of the Comprehensive Plan. This information will alsoprove useful for future economic development efforts, as the indica-tors measure elements that are considered important quality of lifemeasures for businesses looking at communities in which to relocateor to expand.

City of Greeley 2020 Comprehensive PlanCOMMUNITY INDICATORS • APPENDIX B

AP P E N D I X B-1

The indicators fall into eight categories: economic vitality; hous-ing; education; transportation; land use/zoning; culture and recre-ation; community health and social well-being; and environmentalquality. An indication of the desired direction the indicator trendshould be taking is also shown as up, down or stable. Monitoring ofthe community indicators should be done on at least an annual basisand should coincide with the collection of data and publication ofthe Trends Report. Further information on the Indicators ofProgress can be found in the final report “City of Greeley, ColoradoIndicators of Progress” prepared by Dr. Alexander Vias of theUniversity of Northern Colorado, which is available in the City ofGreeley Planning Office.

1. Economic Vitality

A.Sectoral diversification: Gibbs-Martin Index based on employ-ment structure in Weld County (diversity in employment sec-tors means that a community can better withstand a recession)- up

B. Employment concentration: percentage of all workersemployed by five largest non-governmental employers in thecity (this indicator relates to diversification in employers sothat the loss of a major employer does not have such a nega-tive impact on the economy) - down

C.Local job growth: ratio of working age population growth toemployment growth in Weld County (this is an indication ofa locally-based economy) - up

D.Unemployment: unemployment rate in Greeley - stable withan unemployment rate of 4 - 5%

E. Growth in real average wage: average wage paid to WeldCounty employees as related to inflation (this indicator mea-sures whether wages are keeping pace with the cost of living)- up

F. Distribution and quality of employment growth: SpearmanRank Correlation Coefficient comparing sectoral wage levelsversus sectoral employment growth in Weld County (thisindicator shows whether growth is taking place in a sectorthat pays high wages) - up


AP P E N D I X B-2

G.Local consumer spending: ratio of total personal incomegrowth to total retail sales growth in Weld County (this is ameasure of whether residents are spending their income inGreeley or elsewhere) - down

2. Housing

A.Housing costs, renters: percentage of average monthly wageused to pay average rent (rent payments should be equivalentto no more than 30% of gross monthly income) - down

B. Housing costs, homeowners: monthly mortgage payment as apercentage of monthly income (house payments should beequivalent to no more than 30% of gross monthly income) -down

C.Housing availability for renters: multi-family unit vacancyrates - stable with a vacancy rate of 4 - 5%

D.Demand for low-income subsidized housing: percentage offamilies living in or waiting for Section Eight housing com-pared to the number of families in Greeley - down

3. Education

A.High school dropout rate for area school districts: high schooldropout rate - down

B. Quality of K-12 schooling: percentage of students at or abovestate standards in reading (story and information average),writing (content and mechanics average) and mathematics(tests given in grades 5, 7, 9 and 12) - up

C.Pupil/teacher ratio: pupil/teacher ratio - down

D.Distribution of a quality education: coefficient of variation tomeasure the distribution and variability of unsatisfactory testscores for fourth graders in reading and writing - down

E. Workforce preparedness, vo-tech level: vocational schoolenrollments per 1,000 high school students - up

F. Workforce preparedness: number of applied Associate Degreesawarded at Aims Community College - up


AP P E N D I X B-3

4. Transportation

A.Mass transit usage: number of mass transit rides per capita inthe City of Greeley over a year -up

B. Private vehicle usage: vehicle miles traveled per capita in theCity of Greeley - down

C.Road congestion and safety: number of accidents per vehiclemile traveled on Greeley’s streets and roadways - down

D.Bicycle friendliness: miles of officially-designated or con-structed bike lanes and paths per capita in Greeley - up

5. Land Use/Zoning

A.New housing density: progress toward an average net densityof 6 dwelling units per acre - up

B. Pedestrian orientation: percentage of new housing units builtwithin a convenient distance (1/4 mile) of neighborhoodcommercial centers (existing or approved centers) - up

C.Land availability for development: percentage of land that isundeveloped but zoned for each of Greeley’s land use types:residential, commercial and industrial within the MRESA -up

D.Infill: percentage of new housing and commercial uses locatedin areas with City services - up

E. Distribution of housing types: percentage of new housingunits constructed that are multi-family units compared to thetotal number of new housing units - up

6. Culture and Recreation

A.Park space: acres of developed parkland per 1,000 residents inGreeley - up

B. Park accessibility: percentage of city population within 1/4mile of a developed park - up

C.Cultural event participation: number of visits at the UnionColony Civic Center per capita - up

D.Quality of the public library: number of library items loanedout per capita - up


AP P E N D I X B-4

7. Community Health and Social Well-Being

A.Community activism: percentage of registered voters whovoted in the most recent major election - up

B. Volunteerism: number of hours donated by volunteers to localschool district - up

C.Major crimes: reported number of major crimes per 1,000residents - down

D.Juvenile crimes: number of juveniles arrested in Greeley per1,000 residents - down

E. Distribution of major crimes: Moran’s I statistic measuring thedistribution of crime within the City of Greeley (this indica-tor measures the spatial distribution and variability of majorcrimes based on individual reporting districts) - down

F. Domestic violence: number of domestic violence arrests inthe city per 1,000 residents - down

G.Violent crime in the schools: number of suspensions resultingfrom major crime incidents per 1,000 students (includingphysical and other assaults, sexual harassment and weapons-related suspensions) - down

H. Poverty: medicaid participants: percentage of Weld Countyfamilies participating in the Medicaid Program - down

I. Teenage pregnancy: number of children born to girls aged 10-17 per 1,000 girls of that age group - down

8. Environmental Quality

A.Water usage: potable water usage per capita (average numberof gallons of water used by each resident daily) - down

B. Waste recycling: weight of materials recycled per capita - up

C.Air Quality, odors: number of odor complaints logged withthe City - down

D.Air Quality, pollutants: annual PM10 (particulates under 10microns in size) levels for City of Greeley - down

E. Stream water quality: quality of water in the streams runningthrough Greeley - up

F. Open space: amount of open space per capita - up


AP P E N D I X B-5

Listing of Common Acronyms Found in Implementation Strategies

AQNRCAir Quality & Natural Resources Commission

ARTAdministrative Review Team

CDBGCommunity Development Block Grant

CDOTColorado Department of Transportation

CIPCapital Improvements Plan

CMLColorado Municipal League

CMOCity Manager’s Office

COPsCommunity Outreach Program

CSAPColorado Student Assessment Program

CSUColorado State University

CVBConvention & Visitors Bureau

DDADowntown Development Authority

City of Greeley 2020 Comprehensive PlanACRONYMS • APPENDIX C

AP P E N D I X C-1

DOWDivision of Wildlife

EDAPEconomic Development Action Partnership

ESLEnglish-as-a-Second-Language

FEMAFederal Emergency Management Administration

GURAGreeley Urban Renewal Authority

HDC(High Plains) Housing Development Corporation

HESNHousing and Emergency Services Network

HOMEno acronym; name of federal Housing program

HUD(U.S. Department of) Housing and Urban Development

IGAIntergovernmental Agreement

MOAMemorandum of Agreement

MPO (NFRAQ &TPC)Metropolitan Planning Organization (North Front Range Air Quality & Transportation Planning Council)


AP P E N D I X C-2

MRESAMid-Range Expected Service Area

NCMCNorth Colorado Medical Center

NIPNeighborhood Improvement Program

SOPStandard Operating Procedure

TDM Transportation Demand Management

UCFRAUnion Colony Fire Rescue Authority

UNCUniversity of Northern Colorado

URCUtility Review Committee

USEPAUnited States Environmental Protection Agency

UWWCUnited Way of Weld County


AP P E N D I X C-3

City of Greeley 2020 Comprehensive PlanSUMMARY OF CITY STUDIES AND MASTER PLANS • APPENDIX D

Following is a list of plans that have been previously adopted as elements of the City ComprehensivePlan and the year of their adoption. These plans are re-adopted by reference through the adoption ofthe City of Greeley 2020 Comprehensive Plan.

Cache la Poudre River Trail Master Plan, 1995Capital Improvements Plan, 2001- 2005City of Greeley Bicycle Plan, 1979City of Greeley Bicycle Plan Update and Downtown Corridor Study, 1992City of Greeley Conceptual Trails Plan, 2002Comprehensive Storm Drainage Master Plan, 1998, revised 1999Comprehensive Transportation Plan, 1996Emergency Management Response Plan, 1998Greeley Depot Master Plan, 1994Greeley Entryway Master Plan, 1994Greeley/Weld County Airport Master Plan, adopted in December of 1978, with

subsequent updates in 1984, 1993 and 2003Historic Preservation Plan, 1996 and subsequently amendedIsland Grove Regional Park Master Plan, 1992Jesus Rodarte Cultural Center 10-Year Master Plan, 1992Josephine Jones Park Master Plan, 1993Lincoln Park Master Plan, 1990Master Plan for Parks, Trails, Open Space and Recreational Facilities for Youth, 1995Natural Resources and Wildlife Master Plan, 1993Northeast Greeley Neighborhood Plan, 1995Northern Colorado Community Separator Study, 1998Northern Colorado Regional Planning Study, 1995 and Intergovernmental Agreement, 1997Open Space System Plan, 1998Parks and Recreation Master Plan, 1991 and amended in 1995Water Master Plan, 2003

APPENDIX D-1

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