HomeMy WebLinkAbout750585.tiff EN GINE ERI NG
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NELSON, HALEY, PATTERSON and QUIRK, INC.
CONSULTANTS 2021 CLUBHOUSE DRIVE GREELEY, COLORADO 80631 303: 356-4444
September 15, 1975 _."#\
Mr. Glen Billings, Chairman
County Commissioners �7.
Weld County Services Building
1500 Hospital Road
Greeley, Colorado 80631
Dear Mr. Billings: ny �
At the last Island Grove Park Commission meeting, I promised to provide you
a cost estimate for services required to complete the park plan. It became
apparent at the meeting that the plan, when revised, will serve to inform
the public of the Park Commission's future program. As an information tool,
the revised plan could be presented in a variety of ways. This letter iden-
tifies four options which could be developed to assist in future presentations.
Please review these options - - - select the option which meets your require-
ments, sign the authorization on the last page and return a copy to me.
OPTION A - SITE PLAN ONLY
Develop a site plan of the entire park bounded by 23rd Avenue, Mumper Hill
Road, 11th Avenue, and an irregular boundary north of the railroad right-of-
way. The scale of this single drawing will be approximately 1" = 200' . It
will be provided on a reproducible map as well as a single copy colored
exhibit mounted on illustration board. Prior to final drafting of the plan,
the final sketch will be presented to the Park Commission for review and
comment.
Cost Estimate: $750 to $975
OPTION B - SITE PLAN AND PERSPECTIVES
Develop the site plan in conformance with Option A, plus developing five
colored perspectives which identify key elements and activities of the
proposed plan. These perspectives will be mounted on illustration board.
Cost Estimate: Option q, - $ 750 to $ 975
Perspectives 1,016 to 1,290
$1,766 to $2,265
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750585
PR 0 1,s
OFFICES IN GREELEY, DENVER, COLORADO SPRINGS, GRAND JUNCTION. COLORADO, RIVERTON, WYOMING
Mr. Glen Billings
Page 2
September 15, 1975
OPTION C - BROCHURE
This option would result in a four-page, multi-colored brochure (see rough
idea enclosed), which could be used for broad public distribution throughout
the County. This brochure would use all of the exhibits prepared in Options
A and B, plus text would be added describing the plan, costs, financing,
organization, etc. , all in summary fashion.
To achieve greatest impact, exhibits and photos should be printed in full
color. A modified black and white with limited color could also be developed
as an option at lower coat. Both options are provided below. The cost esti-
mates are very preliminary in nature and should be further refined if the
option is selected.
Cost Estimate:* Full Color:
2,000 copies $3,250
5,000 copies 4,750
10,000 copies 5,950
Limited Color:
2,000 copies $1,550
5,000 copies 2,000
10,000 copies 2,400
*If this option is selected, also add Option B to these cost
estimates to generate full cost of this "Brochure" - Option C.
OPTION D - MODEL
A model could be developed for the park a 1" = 100' . This model would be
mounted on a board approximately 65" x 65". The size of the park requires
that the scale be quite small. At 1" m 100' , for example, mature trees would
be less than one-inch high.
The model, however, is an extremely good visual aid and typically tells the
story well to the lay public. It also requires substantial effort and is
therefore quite costly. It would not replace Option A, but instead would
simply allow for a thorough three-dimensional plan of the total park.
Cost Estimate: Up to $10,000 (actual bids from model builders
should be requested if this model
is selected)
I have not included colored slides in any of these options, since I did not
know how many you might need for your slide presentation. Any local photo-
grapher could provide these if you desire.
Mr. Glen Billings
Page 3
September 15, 1975
If you have any questions on these options, please call. Otherwise, select
the approach you desire and return a signed copy to me. Also for your infor-
mation, our preliminary analysis, discussions, meeting with the Park Commission
has cost about $500 through our meeting on Monday, September 8th. This cost
should be added to any of the basic options selected to identify the full cost
of this effort.
Upon receipt of a signed copy, I will proceed with the project.
Respectfully,
NELSON, HALEY, PATTERSON and QUIRK, INC.
ert Britzman
Project Director
RE:lm
Enclosure
CNC/NHPQ IS HEREBY AUTHORIZED TO PROCEED ONLY WITH THE OPTION(S) DESIGNATED
BELOW:
OPTION(S) SELECTED:
AUTHORIZED BY: ( f 2
DATE: 1� 1` /
•
5TA"I VS: OF COLORADO
ss.
COUNTY OF WELD
Filed vcth the Clerk of the board
of County Commission rs
MAR 7 1973
COIIIIYY CLERK AND RECORDER i
BY Deputyki
Si
It
-
Ada PLAN Fill R —
DEVELOPMENT
T>'
a
A PLAN FOR DEVELOPMENT
FOR
ISLAND GROVE PARK
GREELEY/WELD COUNTY, COLORADO
Prepared by
Nelson, Haley, Patterson and Quirk, Inc,
August 1 , 1970
Contents Page
Preliminary Remarks
Survey and Analysis 2
Definition of Objectives 9
Planning and Design 13
Cost Estimates 21
Implementation 23
Concluding Remarks 26
—
Preliminary Remarks
Island Grove Park is one of Greeley's oldest landmarks , For years the home
of the July Fourth Rodeo, the Weld County Fair, and other events , it has
developed to include a racetrack and a score of structures to accommodate
these activities .
A concern has been growing, however, as to the adequacy and placement of
these facilities , which have simply grown with the years . Several conflicts
of opinion among interested groups have arisen concerning needs , priorities ,
— and objectives for growth , In some cases , a duplication of facilities seems
to be evolving° As an effort to explore and coordinate these needs , to
better define goals and objectives , to develop plans and designs reflective
of these goals , and to examine possibilities for implementation, this report
has been undertaken.
The proposed development has been viewed as an opportunity to promote a
recreational environment that is sensitive to the needs of the people, The
findings of this study are oriented toward the provision of social , aesthetc,
and physical amenities for the enjoyment of the citizens of Greeley and Weld
County.
Survey and Analysis_
For this study, two general land areas are defined: the approximate existing
park, and a larger parcel which includes not only the present park but also a
portion of those contiguous properties to the north, east, and west
The smaller area, the existing Island Grove Park, contains around 100 acres,
some of which is owned by the City of Greeley, the remainder by Weld County.
Island Grove is the largest park within the City, and contains the County's
largest public facilities, so it is utilized for major assembly events for
both the City and Weld County . Foremost among these are the July Fourth
Rodeo and the Weld County Fair, both of which draw crowds approaching 10,000
persons . Several existing structures support these functions : a half-mile
horse track with an infield rodeo arena, grandstands , bleachers, and rodeo
chutes , three exhibit buildings, an open-sided barn, stock pens for approxi-
mately 200 animals, and other related administrative and public structures .
Several smaller events - horse shows, stage shows, and auto races - are
similarly held in these facilities .
A number of special purpose buildings are located within the park limits ,
notably certain County uses such as the driver's testing facility and the
pesticide control center. The zoo occupies three separate locations with
its animal display enclosures . An outside horse arena is provided north
of the Poudre River for the Greeley Saddle Club, and the Gun Club has con-
- structed an outdoor range and clubhouse adjacent to the river. A playground,
picnic areas, tennis courts , sandlot bailfields , a model airplane field, and
parking areas are among the outdoor facilities provided; a community swimming
pool is proposed near the south edge of the park .
2
_ With the exception of the 4-H building, the barn, the driver 's testing facility,
and the barn for the children 's zoo, the structures located within the park are
older buildings in various stages of repair Those in poorest condition are the
maintenance shops, the public restrooms , and the two frame exhibit buildings,
followed by the park administrative building, the grandstands , and the gun club-
house The remaining older structures appear to be relatively sound if not
functionally ideal
Most of the buildings, including at least one newer structure, are inadequate
in their present usage The grandstands , originally designed for racing events ,
function poorly for attractions focusing upon the infield arena The long and
shallow configuration of these stands prohibits the more intimate visual communi_
cation desirable for rodeos, stage shows , many sporting events , and other center-
oriented activities The track itself sees little function as a racetrack ; its
— _ primary current usage is that of horse excercise area for individual riders
The older frame exhibit halls are poorly utilized and have undergone several
changes of function from those originally intended A few buildings , originally
residences, have been moved onto their present park sites to provide administra-
tive and other spaces equally unsuitable to the design of the structure While
certain functions may replace others without great difficulty, as may be the
case with the offices now occupying the old County hospital , others , including
those above, must adjust to functional inconveniences. The problems with the
new barn, it is alleged, stem from improper design details that prohibit optimum
utilization of the structure as intended
From an aesthetic point of view, the park structures ofter few delights For
the most part, the buildings are ugly, poorly landscaped, and relate bad'y to
3
the site and to each other As in many parks and fairgrounds of similar
influence, the facilities just grew, without plan or purpose. The effects
of poor funding are evidenced in the unimaginative design of structures ,
the makeshift provision of spaces, and the lack of genuine goals for park
development if the most handsome structure is to be identified, it is
possibly the decaying gazebo near the grandstands ; the ugliest is the new
barn
Island Grove's natural assets, however, make a positive statement for the
park 's visual potential The huge trees and the Poudre River provide a
setting of high aesthetic value in a geographic region of light vegetation
— and scarce water The well -maintained park grounds provide additional
natural amenities that invite full exploitation in future park development.
A much larger land area was also examined in the course of this study to
develop some indication as to future growth possibilities for the park
— - The most obvious characteristics of the adjacent areas are the extensive
gravel pit operations to the west and the relatively undeveloped lands to
the north and southwest Some of the County 's most valuable gravel deposits
exist in the old beds of the Poudre, and mining is expected to continue for
several years more, eventually resulting in the creation of rather sizable
gravel pits. The lands flanking the river westward trom the existing park
are largely undeveloped due to the gravel operations and to the ma'ntenance
of other land tor agricultural purposes
The development that has occurred is often connected with the gravel opera-
tions - pit offices , concrete bitching plants, and so on - or with automo-
bile salvage businesses very few of these structures can be considered to
4
be permanent or of exceptional condition, since their span of utilization is
relatively short However, a few buildings - including one fairly new resi-
dence - have been constructed within the expanded park area
A comparatively large quantity of trees and other vegetation follows the
river. Where they have not been cleared for gravel mining, they remain
fairly dense
Pollution is a serious problem to the Island Grove site. The Poudre suffers
from the presence of impurities accumulated from upstream sources ; the flow
through the park is often more waste than water The park's proximity to
the huge feedlot operation one-half mile to the north subjects the site to
objectionable cattle odors much of the time The runoff from these feedlots
following heavy rains poses an additional pollution threat to the park and
the river, since the retention ponds to collect this waste, constructed
between the river and the feedlots, could conceivably overflow or cause
additional odor problems should the retained water stagnate. When added to
the normal pollution difficulties of the City, these problems comprise a
major obstacle to the development of maximum utilization of the park
The park 's location near the Cache la Poudre River creates two special
natural circumstances The possibility of flooding exists , but records
indicate no instances of river water invading the park The channel is
unrestrictive, and permits the steady flow of the river past the park
The second condition is the presence of a high water table under the entire
park area. The normal depth of this table varies between three and six feet ,
but has not created and is not expected to create extraordinary structural
5
_ Automobile access to the existing park is limited to two streets , 14th Avenue
trom the south and Laurel Street from the east oft of 11th Avenue Parking
accommodations within Island Grove consist of parallel spaces along the
_. streets and ict parking in the southeastern and eastern edges of the property
Accesses surround the larger area studed: Mumper Hill Road on the north, the
extension of lath Avenue on the east , 25th Avenue on the west, and smaller
sections of street to the south
This park is located in the older section of Greeley which has evolved as an
area of economic disadvantage Consequently, the residents in this part of
the City are largely those of moderate to low income, and oaten from racial
minorities Typically, then, the more affluent white citizens use Island
Grove infrequently, leaving it to the predominantly Chicano residents of
nearby neighborhoods Ordinarily, only during special events is it visited
by large numbers ot white residents
Several groups are interested in development of the park Because of its
dual ownership characteristics , the park is of concern to both the City of
Greeley and Weld County Other interested parties include School District
No 6, Aims College, the University of Northern Colorado, the Rodeo Committee ,
the Weld County Fair Committee, and the 4-H Club These agencies and organ-
izations have indicated their needs and have registered their vewpo'nts
concerning the park during the course ot this research Among the facilities ,
existing or desired, that were proposed for the improved park are the following:
Softball Field
Sandlot Baseball Fields
Racetrack , Grandstands , Stables , and Paddock ( for Par mutual Racing)
ZoologiCai Garden
6
Stadium for Football , Baseball , Other Sports
Carnival Grounds
4-H Building
Barns and Stock Pens
Swimming Pool
Playgrounds
Picnic Areas
Tractor Pulling Contest Area
Hose Show Rings
Rodeo Arena
Camping Areas
Agricultural Exhibit Buildings
Basketball Court
Garden Show Facilities
Dog Show Area
Horse Exercise Building
Gun Clubhouse, Indoor Range, Outdoor Range
Fine Arts Display Space
Administrative Areas
Parking Areas
Tennis Courts
Nature Trails
Bridle Paths
Boat Show Area
Stage
Ice Skating Rink
Public Restrooms
Model Airplane Flying Field
— All organizations with an interest in the park have expressed the desire that
the facility become more usable The racetrack, grandstands, exhibit halls ,
and stock pens are highly used for only a few days of the year, and the zoo
is not an especially attractive feature
It has also been pointed out that the existing facilities are inadequate to
handle the crowds on days of high activity The stock pens often can accom-
modate comfortably about half of the animals in attendance at shows and rodeos
The grandstand capacity of 7,800 persons is frequently reached; the shortage
of parking otter forces overflow cars several blocks from the park Restrooms ,
picnic areas , and playgrounds cannot accommodate heavy crowds
7
A related problem is the need for a facility that may handle large crowds for
spactator events in the Greeley/Weld County area The demand exists for a
structure that can accommodate somewhere between 10,000 and 25,000 persons for
football games , baseball , soccer or other field sports , rodeos , ice shows or
stage shows, concerts, conventions, and large exhibitions At present, only
one usable football stadium exists in Greeley to till the demands of the
University and Greeley High Schools ; there are only scant facilities to accom-
modate other spectator needs
A look at long-range needs for both City and County points out the desira-
bility of providing recreational space for an expanding population. The
development of a County Park that includes the present Island Grove complex
could take advantage of several conditions : the inclusion of an established
park area into an expanded park system, the exploitation of natural and man-
- . made amenities in the form of vegetation and bodies of water, the reasonable
acquisition and preparation of adjacent lands for park use, and the loca-
tional advantages pertaining to access and centers of population
8
Definition of Objectives
Within the basic goal of developing the usage of the park to the maximum
benefit of the public are several definite objectives These include the
creation of a flexible, intensive area in which public events are held,
the development of expansive recreational spaces that accommodate a broad
range of outdoor activities , ttex'b' l 'ty for develop ng special use areas
as interest and need evolves , the accommodation of pedestrian, vehicular,
and transit circulation systems to the optimum benefit of each , the enhance-
ment of the physical and visual environment , the provision of amenities for
all age, Income, and social groups , and the abatement of pollution, nuisance,
and despoilation
From the survey and analysis section of this report , it was indicated that
one of the more urgent needs concerned expanded faci1 't'es for public
events In addition to the horse show, rodeo, and fair activities now held
in the park, interest has been shown 'n accommodating football and baseball
games, soccer and other fie:d sports, ice and stage shows , conventions , and
large exhibitions An area 's envisioned that includes an extensive multi -
use structure that would accept these major events , and the necessary accom-
_
panying facilities such as horse and stock quarters , restrooms and concession
areas, carnival grounds, auxiliary display areas , and pubic picnic , play,
and park areas This activity center would be the taco] point at the park -
easily accessible, eas ' 5y 'dent " 'able, and ronven•ent to parking The
feature of this area would he J structure with enough flex'bhl ' ty to accom-
odate nearly any ?vent w' rh a ltrir 'm;b,ft Gr LOmfr.rt ,und :nnven'en[e to the
visitor
0
The provision of large and diversified outdoor recreational space necessarily
suggests an expansion of Island Grove Park to include adjacent lands This
objective depends upon the acquisition and development of nearby properties
into park space, taking into consideration the characteristics of these prop-
__
erties Fortunately, there is little existing development to the west and
north in an area generally following the Poudre River bed, largely due to the
present gravel mining operations and agricultural uses The combination of
these lands conceivably could more than quadruple the present park size and
add large bodies of water and wooded areas to expand the utilization of the
park.
Flexibility in providing for special uses is necessary if the park is to be
adaptable to evolving needs Among possible future demands are the develop-
ment of more extensive zoological gardens and the establishment of parimutual
horse racing as a means of subsidizing park expansion The envisioned park
could include several areas into which such uses might be expanded: possibly
the most obvious in the wooded area across the river from the present zoo
which could serve to extend that use Other lands , for example, might be
provided as campgrounds near the stock area for the use of persons exhibiting
horses or stock .
An important objective is that of providing agreeable access and circulation
systems. Separation of pedestrian and vehicular traffic; the accommodation
of conveyance or mass transit systems , the provision of toot and bridle paths ,
and convenient, adequate parking areas are requirements of a workable park
The proximity of Island Grove to a major interstate highway system provides
the potentials for excellent vehicular access; the projected parking areas
10
would provide adequate parking for even the largest events . Pedestrian
traffic would be encouraged; vehicular traffic could be restricted, part'c-
ularly during certain major events Provisions for bicycle and horse
-- circulation is envisioned as is the possibility of employing a public con-
veyance system during heavy traffic days A runway for light aircraft now
exists on the lands of the expanded site, offering the possibility of
similar usage in the future
The enrichment of the physical environment through building design, land-
scaping, and orientation is assumed as a vital part of development Through
thoughtful design of projected structures and facilities , the image of
Island Grove Park can be transformed into an element of community pride Full
advantage must be taken of natural and man-made amenities to create an environ-
ment of continuity and beauty
Complete realization of the park potentials can only be achieved when pollution
and environmental nuisances are minimized Waterways cannot be developed and
enjoyed so long as pollutants render the water unsafe; teedlot odors constitute
a major liability of the park site Unsightly salvage yards and rusting auto-
- mobile bodies flank the river and detract from the natural features . Careful
planning and design can reduce automobile noises and emissions by minimizing
traffic obstacles, separating vehicular and pedestrian traffic , and encouraging
non-vehicular circulation Relegating noise-producing activities to less popu-
lous areas is mandatory Renewed efforts must be made to combat water and air
pollution and to restore the environment to an acceptable level of purity
Possibly of primary importance is the provision or sources of enjoyment for
all ages , income levels , and social groups; maximum utilization of any park
_ l
depends upon its acceptance by all citizens within influence Its size and
its facilities indicate that island Grove is more than a neighborhood park,
and additional efforts must be made to enhance its image as a park for the
entire Greeley and Weld County area The creation of major amenities such
as those suggested in these objectives would invite all residents to visit
the park, providing opportunities for greater social interaction
The orientation of planning, design, and implementation procedures toward
this framework of objectives will assure the optimum satisfaction of basic
goals
12
Planning and Design
The development of the expanded park assumes the inclusion of properties to
the west, north, and southwest to create a park of some 550 total acres, The
character of these lands, particularly those to the west, suggests that the
gravel pit areas would produce a sizable body of water, perhaps 120 acres or
more. It is around this lake that the concepts for expanded recreational
facilities have grown. The final configuration of this body is dependent upon
the extent of profitable mining of the gravel , but it seems feasible that
beach areas , boating areas , picnic areas, and special uses can be developed
along its shoreline.
The design considerations of the lake itself would have to include the possi-
bility of providing a channel to permit the continuous flow of the river to
avoid infilling of the lake with silt, The banks would need to be graded to
a safe slope, and holes in the bottom filled, A swimming beach could be
easily created using sand sifted from the river bed. The solution of water
pollution problems is, of course, mandatory before extensive shoreline use
can be attained,
A related consideration concerns the park's location near the bed of the
Poudre River. Although a history of park flooding from the river cannot be
found for the past forty or fifty years, it would seem mandatory that a com-
prehensive flood plane study be undertaken to determine potential threats
to the site. At the request of the City, the Corps of Engineers will con-
duct such research: It is not likely, however, that these findings will
alter the concepts presented here; at most, additional grading and structural
13
considerations may be necessary during building design stages. The City of
Greeley, furthermore, is proposing in its 1971 -75 Capital Improvements Pro-
gram that the added precaution of levee construction be funded- What is most
important is that restrictions to river flow are not built into the new
channel
The design and landscaping of picnic shelters, restrooms, swimming facilities ,
and boat use areas are important in providing an aesthetic continuity that
will be developed for the entire park Structural features such as a marina
or a beach house offer opportunities to establish points of identity. Much
of the design effort will be involved in landscaping - provision of trees ,
shrubs, and ground cover, the design of walks and drives , the selection of
lighting, signage, and street furnishings,. Every effort will have to be
made to compliment the natural and man-made features of the site with the
proposed design elements
An interior circulation system is proposed that allows reasonable access to
all sections of the park Parking areas of appropriate size are provided
near activities, with limited access to this circulation path. A major sys-
tem is to be developed around the perimeter to the expanded park, utilizing
portions of existing streets and highways New interchange ramps are pro-
-- posed off the Highway 85 Bypass to permit more convenient access to the park
and extensions of A Street on the south edge of the existing park and the
road immediately north of the existing horse ring are proposed to complete
the perimeter road. Improved intersections and traffic controls are assumed
Integral with the newer expansions of the park is the older, existing section
which will contain the major public assembly facilities The creation of an
14
area capable of accommodating a variety of large events requires a reordering
of the value of existing structures and grounds The present racetrack and
grandstands are seldom used for their original purpose and handle infield-
oriented activities with some inconvenience For certain functions , such as
athletic events , it is unusable While the possibility of using the track
for parimutual racing has been offered, the political limitations of such a
facility located within the Greeley city limits exist, and track extension
across the Poudre River is necessary if quarter horse racing is to be accom-
modated For these reasons, it is proposed that the track and grandstands
be razed to provide space for a larger capacity , more flexible assembly struc-
ture..
This multiuse structure is conceived as a covered stadium seating perhaps
10,000 to 20,000 persons , with a floor capable of adoption to a number of
surfaces - concrete, turf, soil , wood, or ice - that can accommodate nearly
any assembly activity With appropriate design it could house baseball ,
football , or soccer games , stage or ice shows , rodeos and horse shows, con-
ventions , banquets, or exhibitions The bulk of the building beneath the
seating areas could furnish offices, dressing rooms, restrooms and conces-
sions, work areas , and dividable exhibition spaces Obviously an impressive
structure, this arena would provide the focus for the park area devoted to
assembly events
Adjacent on the north would be provided a large open park space on the site
of the north end of the existing track This space would serve as carnival
grounds during the rodeo, about doubling the size of the present carnival
site It would also be used as outdoor exhibition space, and as open park
15
space for any use requiring a treeless area.:
Except for the newer, sounder structures , the existing pens and buildings
west of the track would be replaced, as feasible, with new facilities for
horse and stock quarters.. The eventual development here would double the
present stock capacity and provide an indoor horse exercise building and
show arena. The proposed new barn would be designed to convert into an
indoor ice rink providing greater utility for this space. A facility for
housing, grooming and showing dogs is proposed near the present site of the
outdoor shooting range, All of these structures would be focused toward the
new multiuse building to indicate their integration in the development.
An outdoor common area would provide the landscaped separation between the
stadium, the open park area, and the livestock buildings. In this space
would be located seating areas , pools and fountains , public restrooms, and
a flexible, landscaped area for erecting temporary exhibits This space
_ is intended to act as a node of communication for spectators to major events.
This general area and the park lands south of Laurel Street are surrounded
by an interior perimeter street which conceivably would be closed to vehic-
ular traffic during major events All automobiles would be shunted into
the surrounding parking areas which can develop a capacity of 7,300 spaces
The area bounded by the perimeter street will be devoted to pedestrians.
The possibility of providing a conveyance system from the parking lots to
the stadium on high activity days can be considered,
It is proposed that sodded areas be provided on the outside of this peri-
meter street to at least 100 feet in depth This would approximately double
16
the area of grass that is adjacent to the road, and would serve to reduce
the number of pedestrians crossing the street, It would also provide a
separation of the street and the parking areas to prevent unwanted traffic
between the two. For the most part, large trees already exist along the
proposed strip, establishing initial landscaping.
Directly west of the livestock exhibition area, a campsite is envisioned
for the use of persons showing horses or stock. Some fifty sites may be
developed, presenting another income producing potential if sites may be
rented to tourists when not otherwise demanded.,
North of the river, a large open parcel of land is proposed as the site of
a new racetrack facility if the need arises, This site is politically more
feasible if parimutual wagering is to become desirable since it is located
within the County. The location also simplifies the construction of the
quarter-mile section of straight track needed for quarter horse racing and
still accommodates the half-mile oval track. In the event that wagering
is desirable, furthermore, new grandstands, betting windows, jockey's
quarters, stables, and paddock areas would be required, even in the exist-
ing track location, Approximately 3,600 parking spaces can be provided to
serve this facility.
An expanded zoo is conceived east of the proposed racetrack in the wooded
area now a part of Island Grove Park, Since no extensive zoological garden
exists in Northern Colorado, one is envisioned to occupy this location, All
existing animal display areas would be consolidated and expanded to accom-
modate more and varied species . Additionally, visitor's areas and concessions
17
would be included- Adjacent parking areas to the east would provide some 700
spaces .
Among the special use areas which are visualized within the park are the
regulation softball field to be located on the site of the existing salvage
yard, a community swimming pool near the 14th Avenue entrance, sandlot ball -
fields sharing the areas of the southeastern parking lot, and the outdoor
shooting range on the west shore of the lake, relocated away from its present,
more populous site Bridle paths and nature trails are proposed in several
locations, generally along the river beds
As mentioned earlier, elements of design shall be coordinated to insure that
a continuity pervades the entire park Architectural controls should be
implemented and enforced to direct the visual environment toward aesthetic
objectives Signage, landscaping, and outdoor furnishings should compliment
the natural and structural features and serve to delineate and identify the
entire facility
The two drawings that accompany this report indicate the concepts discussed
herein. The first, the small scale plan, shows the expanded site including
the existing park area on the east and the proposed acquisitions to the north
and west The second plan focuses upon the approximate existing site and its
recommended Improvements .
18
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Cost Estimates
Some indication of project costs is necessary before an exploration of
funding potentials is possible, it should be recognized, however, that
certain limitations to the accuracy of these estimates exist. The uncer-
tainties of actual land areas that may eventually be desired or obtainable,
the effects of economic changes over the period of development, the possi -
bilities of land donations , the effects of changing needs and objectives ,
and the elaborateness of building provisions may serve to invalidate these
figures
The following estimates are based upon the assumptions that all new lands
are purchased at current tair market price (mineral values not considered) ,
that plans and designs for development follow closely the concepts herein,
that roadwork exterior to the park shall be State, County or City funded,
that gravel pit areas shall be graded to usable configurations as an effect
of legislation governing these operations , that the cost of combating pollu-
tion are not included in park development expenses and that all architectural
and landscape design is accomplished by process +onals
Item Estimate
Land Acquisition 453 Acres $3,000 00 $1 ,359,000 00
Building Demolition 800,000 C F 06 48,000 .00
Tree Removal ,
Clearing & Grubbing 35 Acres 19,500-00
Roads and Walks 120,600 S v 3 50 423,000.00
Bridges 3 Automobile
2 Pedestrian 550,000 00
2 '
Item Estimate
Structures and Related Grounds
- Multiuse Building 340,000 S.F. $ 20.00 $6,800,000.00
Barn 26,000 S.F. 14.00 484,000.00
+ Ice Equipment
Stock Pens 34,500 S.F. 8.00 276,000.00
Horse Ring 39,000 S. F. 14.00 546,000.00
Dog Area 3,200 S.F. 8.00 28,600.00
+ Arena
Zoo Buildings 12,000 S.F. 14.00 168,000.00
Camp Grounds 3,500 S.F. 14.00 61 ,000.00
+ Spaces
Marina 800 S.F. 14.00 18,700.00
+ Docks
Beach House 800 S. F. 18.00 14,400.00
Picnic Shelters 12,000 S. F. 6.00 72,000.00
Gun Clubhouse 800 S.F. 14.00 16,200.00
+ Range
Softball Field and Stands 32,000.00
Racetrack, Stands,
_ Stables, etc 1 ,800,000.00
Restrooms 800 S.F. 18.00 14,400.00
Parking Lots 300,000 S.Y. .50 150,000.00
Fences 9,000 L. F. 3.60 32,400.00
Landscaping
Trees, Shrubs 400 Trees
800 Shrubs 15,600.00
_ Lawn Seeding 40 Acres 8.40 33,600.00
Signage, Furnishings ,
Receptacles, etc. 16,000.00
Utilities 116,000.00
_ Lighting 650 Poles 250.00 162,500.00
Subtotals $13,256,900.00
Contingencies - 10% 1 ,325,700.00
Architectural , engineering and legal fees - 10% 1 ,325,700.00
TOTAL PROJECT COST $15,908,300.00
22
Implementation
It is not presumed that an expenditure of nearly sixteen million dollars is
an immediate possibility Neither would it be necessarily advantageous ; ten
or more years may elapse before owners of the affected expans on lands can
realize their expected investments In some instances , moreover, their opera-
tions are necessary to prepare the park for the purposes envisioned 'n this
report Development must be staged, but actions to acquire or reserve the
needed properties must begin immediately
Several potential sources of revenue are included in the proposed development
The most obvious is the multiuse building which would enjoy a high degree of
utilization Attractions that produce gate receipts - shows , exhibitions ,
rodeos , and so on - should be sought Daily rental of the structure for con-
ventions and banquets ofters another possibility The University, Aims College,
and local high schools could be approached with the idea of participating in
the construction of this stadium rather than pursuing their separate ways in
providing small , scattered sports fields When the multiple possibilities of
use for a large, covered, very tlexible facility are contemplated, its feasi-
bility appears to be most favorable
A related source of cash ,s parking tees During exceptional events a nom-
inal charge could be assessed for parking within the park lots This �s
common practice in large cities and produces a significant amount of money
Other possibilities, with varying degrees of feasibility, include admission
charges to the zoo, boat fees , charges for swimming, the renta of land or
buildings for special uses such as the gun club or the saddle club, rental
— 3
of the softball field, fees for use of the campgrounds, lease of racetrack
facilities, and a percentage of the carnival take
A portion of the needed money could be raised through the sale of bonds.
Both types of bonds may be applicable, revenue bonds could be issued to
help finance revenue producing facilities such as the multiuse stadium, and
general obligation bonds could be employed for other improvements The
former type would require an indication ot expected returns from the lease
or rental of the facility, since such income is the source of repayment
funds General obligation bonds are repayed through an assessment to a
special improvement district receiving the benefit of the improvement - in
this case, a County recreational district Although a tax increase is only
levied in the case ot general obligation bonds , both types require an
affirmative vote of the residents
It is assumed, ot course, that present supporters of the park will continue
to fund the facility, and hopefully will even increase their contributions
But the magnitude of this proposal suggests that outside sources of money
are needed Federal and State loans and grants may provide some assistance,
so a few possibilities are noted:
Colorado Game, Fish and Parks Grant This is a fifty-fifty matching
grant for recreational facilities
HUD Urban Beautification Grant A matching grant for the development
of parks, among other projects , that includes landscaping, walks, minor
recreation, decorative paving, and outdoor lighting, benches and exhi _
bition fay i liti es
24
HUD Open_Space Grant A fifty percent grant to preserve open space land
having park, recreation, conservation, scenic, and historic value [t
can be used to clear developed land Matching funds also may be available
to help communities develop lands acquired under the Open Space Program,
including landscaping, basic water and sanitary facilities , walks, and
small shelters
HUD Public Facilities Loans Loans up to 100 percent of the project cost
with up to forty years to finance fo✓ all types of public works construc-
tion
HUD Neighborhood Facilities Grant Grants up to two-thirds of the cost
of multi-purpose neighborhood centers offering concerted community ,
health, recreational , or social services
HUD Preservation Grant A fifty percent grant to restore and preserve
areas of historic value
Procurement of one or more of these programs would be an obvious asset to
the development of Island Grove, and every possibility should be examined
It should be recognized, of course, that all government programs , partic-
ularly Federal programs , constitute a burden of effort and are subject to
malapprop✓iations , but their potentials for assistance cannot be ignored
Communication with appropriate State and Federal officials should become
an early activity
Undoubtedly, a combination of fees, bonds , loans , and grants will be needed
if the project is to become reality A financial program that identifies
priorities and procedures must be designed to evolve with the project to
insure compatability with the goals
25
_ Concluding Remarks
These proposals are not particularly modest, but if growth projections are
accurate, neither are they exceptionally ambitious The facilities pre-
sented here are needed to serve the present population; with a fourfold
regional growth predicted within twenty years , they scarcely seem adequate
It should be expected, in fact, that this project will precede others of
similar size and intent within the County The threats to project reali -
zation - inaction, apathy, and misdirected interests should be combated
Above all , the traditional inclination to think small must be suppressed.
Opportunity for realizing Island Grove redevelopment will never be better
The needed lands are virtually undeveloped, reception of the proposals by
affected landowners seems favorable, the need for a consolidated assembly
facility is very real Recent actions by the Planning Commission involving
adjacent properties indicate that concern for park improvement is being
activated Costs are not likely to decrease; according to present trends ,
about five percent must be tacked on to building costs each year, and even
more for land The potentials of providing for Northern Colorado an excep-
- tional assembly facility, an extensive zoo, and a highly developed water
recreation area exist in Island Grove as in no other location
The most important ingredient to success is commitment Many obstacles will
have to be overcome, but if the project is not only accepted but demanded,
realization is a certainty it is impossible for the potentials of Greeley
and Weld County to be developed beyond the ambitions of the people; hopefully,
these ambitions Include the objectives of the new Island Grove Park
26
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