HomeMy WebLinkAbout20101467.tiff A ppa,,dix G
S TCVMD IGA
Study Area
Report
Dry Creek RUA
August 1st, 2009
II
• 2010-1467
Contents
• 1.0 INTRODUCTION 8
1.1 INTENT OF TCVMD IGA STUDY AREA 8
1.2 REGIONAL CONTEXT 8
1.2.2 Existing Municipality Comprehensive Plans for the Regional Area• 9
1.2.3 Existing Zoning: 9
2.0 ECONOMICS 9
2.0.1 Market and Economic Conditions 9
2.0.2 Trade Area Definition 10
2.0.3 Population Growth 10
2.0.4 Population and Household Projections 11
2.0.5 Household Composition 11
2.0.6 Market Capture Rate 11
2.1 Employment Trends 12
2.1.1 Diverse Base 12
2.1.2 Colorado Green Jobs Forecast 13
2.1.3 RE&EE Compared to Oil and Gas 13
• 2.1.4 Concentration of RE&EE 13
2.1.5 Vestas, A Major New Employer 13
2.1.6 Ascent Solar Expands 14
2.1.7 Growth to the North and East 14
2.1.8 Included in the DRCOG Growth Boundary 14
2.1.9 Employment Gap 14
2.2 Housing Trends 15
2.2.1 Job Growth Drives Housing 15
2.2.2 Housing Market 15
2.2.3 Existing Home Prices 16
2.2.4 Foreclosures Down 16
2.2.5 Housing Demand 16
2.2.6 Local Market 17
2.2.7 Competitive Environment 17
2.3 Commercial Trends 17
2.3.1 Commercial Truisms 17
• 2.3.2 Overview 17
2.3.3 1-25 Corridor 18
2.3.4 SH 7 Corridor 19
2.3.5 U.S 85 Corridor 19
2.4 Office 20
2.4.1 Overview 20
2.5 Industrial 20
2.5.1 Overview 20
2.5.2 Railroad Access 21
2.5.3 Two for One 21
2.5.4 Manufacturing is a Bright Spot 21
2.5.5 What Does this Mean? 21
2.6 Mixed-Use 21
2.6.1 Transit Oriented Development 21
2.7 Summary 22
3.0 NATURAL RESOURCES 22
3.1 Regional Context 22
3.2 Climate 23
3.3 Land Uses 23 ,
3.4 Agricultural Lands 24
3.5 Prime Farmland 24
4.0 DRAINAGES 24
4.1 Drainage Basins and Streams 24
4.2 Big Dry Creek 24
4.3 South Platte River 25
4.4 Irrigation Ditches 26
4.5 Unnamed/Unstudied Tributaries 26
4.6 FEMA Floodplain Maps and Studies 27
4.7 Identified Flood Hazard Risks 27
4.8 Groundwater Resources 27
5.0 WETLANDS AND WATER BODIES 28
5.1 South Platte River and Adjacent Floodplain 28
5.2 Big Dry Creek and Adjacent Floodplain 29
5.4 Brighton and Brantner Ditches 29 5.5 Farms Ponds, Irrigation Ponds and Depressions 30 ,
5.6 Gravel Ponds 30
• 5.7 Overall Condition of Rivers, Creeks and Wetlands 30
6.0 HABITAT 31
6.1 Habitat Types and Quality 31
6.2 Grasslands 31
6.4 Cropland 32
6.5 Riparian Areas 32
6.5 Lone Trees, Windrows and Farm Structures 32
7.0 VEGETATION 33
7.1 Plant Communities and Ground Cover 33
7.2 Grassland 33
7.3 Cropland 34
7.4 Riparian and Wetland Areas 34
7.5 Weeds 35
7.6 Lone Trees, Windrows, and Farm Structures 36
8.0 WILDLIFE SPECIES 36
8.1 Mammals 36
8.2 Raptors (Birds of Prey) 36
8.3 Water Birds and Upland Fowl (Game Birds) 37
8.4 Small Birds 37
8.5 Reptiles and Amphibians 38
8.6 Aquatic Organisms 38
8.7 State Listed Threatened and Endangered Species and Species of Special Concern39
8.9 Federally Listed Threatened and Endangered Species 41
9.0 SOILS AND GEOLOGY 42
10.0 RESOURCE EXTRACTION 45
10.1 Oil & Gas Production 45
10.2 Oil & Natural Gas Pipelines 46
10.3 Oil & Gas Wells, Batteries and Pits 46
10.4 Coal Resources 47
10.4 Metallic Mineral (Uranium) Resources 47
10.5 Gravel Mining/Water Storage Projects 47
10.5 Groundwater Quality 48
• 10.6 Methane in Domestic Wells 49
10.7 Oil and Gas Production 50
10.8 Air Quality 50
10.9 Hazardous/Industrial Waste 51
10.10 Solid Waste 51
10.11 Underground Storage Tanks 52
10.12 Agricultural Issues 52
11.0 TRANSPORTATION 52
11.1 Existing Roadway and Traffic Conditions 52
11.2 Area Roadways 52
11.3 Existing Traffic Counts 55
11.4 Mass Transportation 55
12.0 INFRASTRUCTURE 55
12.1 Water and Sewer Infrastructure 55
12.2 Potable and Irrigation Water 56
12.2.1 Existing Potable and Irrigation Systems 56
12.2.2 Existing Treatment, Storage and Distribution 57
12.3 Sanitary Sewer 57 a
12.4 Power 58
12.5 Gas 58
12.6 Phone, Cable, and Communications 58
13.0 COMMUNITY SERVICES 59
13.1 Study Area Service Providers 59
13.2 Weld County Public Works 59
13.4 Brighton Fire Protection District 61
13.5 Fort Lupton Weld 8 School District 61
13.6 Brighton 27J School District 61
13.7 High Plains Library District 62
BIBLIOGRAPHY 63
TABLES
Table 1: Population Trends 11
Table 2: Projected Growth Trends 12
Table 3: Trade Area SFD Home Supply and Demand 12
Table 4: Weld County SFD Home Supply and Demand 15
Table 5: Denver Metropolitan Area SFD Home Supply and Demand 15
• Table 6: Household Income for the Trade Area, Weld County, and the Denver Metro Area 16
Table 7: Larkridge Retail Uses 18
Table 8: Upland Grassland Plant Community 33
Table 9: Riparian Grassland Community 34
Table 10: Riparian Tree and Shrub Community 34
Table 11: Wetland Plant Community 35
Table 12: Wetland Plant Community 35
Table 13: State-listed Threatened and Endangered Species and Species of Special Concern 39
Table 14: State Listed Species of Special Concern 39
Table 15: Federally Listed Threatened and Endangered Species 41
Table 16: Soil Percentages in the TCVMD IGA Study Area 42
Table 17: Permitted Aggregate Mines within Study Area 48
Table 18: Domestic Well Water Quality Data 50
Table 19: Service Provider Summary 59
Table 20: Fort Lupton District Summary 61
Table 21: Brighton 27J Schools 62
Table 22: High Plains Library Service Summary 63
EXHIBITS
Exhibit 1: TCVMD IGA Boundary
Exhibit 2: Regional Context
Exhibit 3: Projected Urban Growth 2006-2035
• Exhibit 4: Regional Municipality Comprehensive Plans
Exhibit 5: Regional Existing Zoning
Exhibit 6: Regional Economic Context
Exhibit 7: Regional Employment Map 2006
Exhibit 8: Regional Environmental Context
Exhibit 9: Farmland Classification
Exhibit 10: Regional Watershed Map
Exhibit 11: Site Drainage
Exhibit 12: Water Table Depth
Exhibit 13: Aquatic Wetland and Riparian Areas
Exhibit 14: Habitat Categories
Exhibit 15: State Threatened Species
Exhibit 16: Soil Types
Exhibit 17: Parent Material
Exhibit 18: Regional Infrastructure
Exhibit 19: Resource Extraction
Exhibit 20: Existing Transportation
Exhibit 21: Existing Wells and Aquifers
Exhibit 22: Potable and Raw Water
Exhibit 23: Sewage Coverage Area
Exhibit 24: Existing Electric Lines
Exhibit 25: Fire Districts
Exhibit 26: School Districts
1.0 INTRODUCTION •
1.1 INTENT OF TCVMD IGA STUDY AREA
To better understand the immediate contextual impacts of the Dry Creek Regional Urbanization
Area (RUA), the baseline conditions analysis for the RUA submittal was completed for a larger
area than the RUA boundary. This area will be referred to in this report as the TCVMD IGA
Study Area or Study Area where TCVMD stands for the Todd Creek Village Metropolitan
District and IGA stands for Intergovernmental Agreement than the RUA boundary. The Study
Area, which comprises approximately 5,830 acres, was based on the IGA agreement between
TCVMD and the city of Fort Lupton[Exhibit: TCVMD IGA Study Area]. All landowners within
and adjacent to the Study Area were invited to participate in the public process conducted prior
to the RUA submittal to Weld County.
The intent of this report is to obtain an overview and in-depth understanding of existing physical,
political, and fiscal issues that could impact and/or influence the framework plans' goals and
policies that are defined for the Dry Creek RUA. The report is divided into chapters based on
specific key issues such as regional growth and demographic patterns, economic analysis, natural
features, drainage and wetlands, habitat, transportation, infrastructure, and services.
1.2 REGIONAL CONTEXT
The TCVMD IGA Study Area is located in the southwestern corner of Weld County,just north
of Adams County between Interstate 25 (1-25) and U.S. 85. Surrounding the site are the
municipalities of Thornton to the south and southwest, Brighton to the southeast, Dacono to the
northwest, Fort Lupton to the northeast, and Broomfield and Northglenn to the west[Exhibit:
Regional Context].
The area is located within a 30-minute drive of major regional economic generators such as
Denver International Airport and downtown Denver. The site is centrally located between three
major transportation corridors: 1-25, U.S. 85, and C-470. Major regional retail and employment
opportunities are abundant along these transportation corridors. Environmentally, the site is
located near the confluence of two major riparian corridors, the South Platte River and Big Dry
Creek.
1.2.1 Regional Growth Patterns:
Weld County is the fastest growing county in the Front Range and one of the fastest growing
counties in the state (Colorado Department of Local Affairs DOLA 2008). Its population is
projected to increase by 3% over the next 20 years, an increase that is related to further
expansion of the Denver Metropolitan Area into the southwestern part of Weld County.
Jurisdictions within Weld County are also experiencing rapid growth. Based on U.S. census data, 41city mayors ranked Thornton as the 14th fastest growing city in the U.S. from 2000-2006 (U.S.
Growth of Cities 2007). The Colorado Department of Local Affairs (DOLA) ranked other nearby
• cities such as Erie, Firestone, Frederick, and Brighton as having some of the largest percentage
growth in the state from 2000-2006.
The Weld County Comprehensive Plan states that "regional Urbanization Areas (RUAs) are at
the center of existing and anticipated growth along the Colorado Front Range." (Sec 22-2-130
D). Based on the increased population and development pressure in the county and cities, the
RUA process is essential to ensuring growth occurs in an attractive and functional manner. As
shown in the following exhibit, Projected Urban Growth 2006-2035, the Study Area is located
in the middle of anticipated future growth.
1.2.2 Existing Municipality Comprehensive Plans for the Regional Area:
Many of the surrounding municipalities have planned for the long-term growth in the region.
How these municipalities have proposed to accommodate this growth can be seen in their
respective comprehensive plan maps. When combined, these plans provide a general indication
of where growth is being projected over the next 20 years and what type of growth is being
proposed. As shown in the Exhibit, Surrounding Municipality Comprehensive Plans, much of
the growth in the surrounding municipalities is being clustered along existing transportation
corridors including I-25, U.S. 85, and C-470. Except for a small corner of the RUA Study Area,
which falls under the Dacono Comprehensive Plan, surrounding municipalities' comprehensive
plans are located outside the TCVMD IGA Study Area.
1.23 Existing Zoning:
• TCVMD IGA Study Area is located in unincorporated Weld County and is currently zoned
agriculture. Surrounding zoning designations are primarily agriculture, with a Planned Unit
Developments (PUD) zoning designation for the Todd Creek Communities located to the south
of Weld County in Adams County[Regional Existing Zoning].
Within the agricultural zoning designation, the minimum lot size is 80 acres. Within agricultural
zoning in Weld County, non-urban scale development can occur as a rural subdivision. Rural
subdivisions can have nine or fewer lots ranging between 2.5 and 20 acres. This type of
development would not adhere to the main elements of the RUA, specifically interconnection of
neighborhoods and a diversity of uses.
2.0 ECONOMICS
2.0.1 Market and Economic Conditions
Creating a successful land use strategy requires a keen understanding of the goals and aspirations
of its stakeholders, market realities, timing, opportunities presented by the physical environment,
nuances of the political landscape, and constraints of public and private resources. The TCVMD
IGA Study Area was evaluated based on the current and future economic trends in the
residential, commercial, and industrial market as described below.
•
2.0.2 Trade Area Definition
A Trade Area is defined as an area from which the majority of the demand for a project
originates. The boundaries of the Trade Area are often irregular because they are influenced by
conditions such as the following:
• Physical Barriers—Including highways, arterials, and significant structures influencing
driving and shopping patterns.
• Location of Probable Competition A significant inventory of potentially competitive
projects diminishing the market share available to new projects.
• Proximity to Population and/or Employment Concentrations Population and/or
employment concentrations in an area result in more new rooftops.
• Regulatory Environment The entitlement process influences a developer's interest in
delivering projects in one location over another.
• Market Conditions—The market sets sales and lease prices and directly impacts a
project's potential value.
• Drive Times, Spending and Commuting Patterns—Established patterns can impact a
project's ability to capture market share.
Generally speaking, retailers and developers evaluate the level to which an area can support
additional tenants and houses and use that calculation as the means of defining their trade area.
For the purposes of this study, the TCVMD IGA Trade Area is defined as a five-mile radius from
the center of the Study Area[Exhibit: Regional Economic Context].
2.0.3 Population Growth
The Trade Area and Weld County have experienced steady annual growth between 3% and 4.6%
during the last 20 years, outpacing the Denver Metropolitan Area, defined as the 8 county region
surrounding Denver, by almost 2 to 1. If the Trade Area experiences growth discounted to 2/3
the rate posted in 2008, there will be demand for over 12,500 new households within the Trade
Area over the next 30 years [Table I].
• '1-able I: Population Trends
Population Trends
4 500000 y..,, « .f, e
4,000,000
2 3,500,000
c 11'� k* � 1,';z MDen1er8
3000000 ,y8 pWNtl Dounly
c 200 000 }
. t x `� � .„i i= Mile Radius
O 2000000
e 2s -0e 7i a `O U
0- 1000000 :
y 500 000 { m93, `3f," in.
�
art; RV- ® N
1990 2000 2008 2013 2018 2023 2028 2033 2038
Years
Source:Metro Study Residential Survey
2008
2.0.4 Population and Household Projections
In January 2006, Weld County engaged Leland Consulting Group to perform a peer review of
the Pioneer Communities Market/Fiscal Review. Leland noted that while the Denver
Metropolitan Area is certainly moving northeast, there is competition for future growth in a
• number of areas on the outskirts of the Denver Metropolitan Area. Population and number of
household projections are at 2.8% and 2.7%, respectively, in the coming years and are consistent
with the Denver Regional Council of Government's (DRCOG) population estimates (DRCOG
2008).
2.0.5 Household Composition
Within the five-mile Trade Area, the household size is slightly larger and a bit younger and earns
about 95% of the median household income of the Denver Metropolitan Area. However, the rate
of home ownership is 8% higher in the Trade Area than in the Denver Metropolitan Area[Table
3, 4, and 51.
2.0.6 Market Capture Rate
Table I: Population Trends, reports the population and household growth from 1990-2035 of the
Trade Area as a percentage of the Denver Metropolitan Area and Weld County. Interestingly,
this projection of the five-mile Trade Area of the Denver Metropolitan Area is about half of
DRCOG's estimates for Denver Metropolitan households in southwestern Weld County in 2035.
I 2: Projected Growth I rends
Projected Growth Trends Job Losses
ao o% _ Even with a better-than-
"0% £
eD � a ' ,�_ ��i ", � �� average outlook, the
ku "` Denver Metropolitan
30.0%
I Area's economy is still
28-0% I.. , , absorbing impacts from the
i r t / y aDames B County
200% 3 owemcounty national recession. Job
`'•t ,t o5 Mile Radius _ losses between November
U 15.0% !
•
tt4 .v-41
m and December totaled
100%
9,500, nearly half of which
s.0% were positions lost in the
00% professional and business
2000 2008 2013 2018 2023 2028 2033 2038 services super-sector.
Years Across all industries, the
region's over-the-year rate
fable 3:grade Area sro Dome Supply and Demand of employment change
turned negative in
December 2008 (-0.6
5 Mile Radius Single Family Detached Home Supply and percent), but remained
Demand essentially on par with the
loco Colorado change rate 0.7
f } • percent) and ahead of the
national rate (2 percent).
100 F — Because local labor
E —�—Finished Lots markets were much
.2 —I—Completed Homes
stronger at the beginning of
id —o-Annual Closings
2008, Denver
Metropolitan's annual
average job growth rate
reached 1%, compared to a
2002 2003 2004 2005 2006 2007 2008 1.1%rate in Colorado and a
Years -0.3 percent rate
Source: Metro Study Residential Survey 2008 nationwide. (Denver Metro
EDC, February 2007)
2.1 Employment Trends
2.1.1 Diverse Base
The region's job market, while currently under strain, is expected to fare better than many
markets thanks to a diverse industry base, as is the case for the Trade Area. In the Trade Area
there are more than 1,000 employers, 85 of them employing 20 or more people and accounting
for between 7,377 and 9,176 employees [Exhibit: Regional Economic Context]. Government
jobs (Adams County, Brighton city government, Brighton 27J School District, and the U.S. Post
Office) dominate the area, followed by medical (Platte Valley Medical), retail (Wal-Mart, K-
Mart) and service industries (Halliburton, Leed Fabrication Services). These positive factors
• make the TCVMD IGA Study Area an attractive place to live and work (Denver Metro EDC
Member Services).
2.1.2 Colorado Green Jobs Forecast
According to their 2009 report, the American Solar Energy Society (ASES) and Management
Information Services, Inc (MIST), Colorado is well positioned to take advantage of new growth
in the renewable energy and energy efficiency industries, creating long-term opportunities in
rapidly growing fields. According to this 2009 report, in 2007 Colorado's renewable energy and
energy efficiency industries (RE&EE) generated $10.2 billion in annual revenue and provided
more than 91,000 jobs in Colorado with potential for these industries to grow six-fold by 2030
(Governor's Energy Report 2009).
Under the base case scenario—business as usual which assumes no major change in policy or
initiatives, the green job forecast is about 192,000 jobs and nearly $20 billion in revenue in
Colorado by 2030. A second scenario assumes moderate policies and initiatives and forecasts
238,000 jobs and more than $24 billion in revenue by 2030 (Governor's Energy Report 2009).
An aggressive scenario that represents the upper limit of what is technologically and
economically feasible; RE&EE would generate about 613,000 jobs and $61.5 billion in annual
revenue by 2030 and three times the jobs and three times the revenue of business as usual
(American Solar Energy Society 2009).
2.1.3 RE&EE Compared to Oil and Gas
• When comparing the economic impact of the RE&EE sector to that of the oil and gas (O&G), the
O&G sector in Colorado is more than 50% larger than the RE&EE sector. However, the RE&EE
sector generates about 70% more jobs than the O&G sector. The RE&EE sector in Colorado
generates, in total, more than 2.5 times as many jobs per dollar of revenues as does the O&G
sector in this state (American Solar Energy Society 2009).
2.1.4 Concentration of RE&EE
Colorado may soon be known for its concentration of RE&EE companies. Due in part to a shift
in the Governor's policy priorities, Colorado has become a disproportionately large player in
renewable energy technologies. Although Colorado's gross state product(GSP) accounts for
only about 1.7% of U.S. GDP, in 2007 Colorado accounted for about 6% of the U.S. wind
energy market.
2.1.5 Vestas, A Major New Employer
Despite a slowdown in orders due to the tightening of the credit market, the world's largest
wind-turbine maker, Vestas Wind Systems, is still committed to building two manufacturing
facilities near the northeastern corner of the TCVMD IGA Study Area that will employ
approximately 1,350 workers in new energy economy jobs. One of the Brighton facilities will
manufacture wind turbine blades and employ 650 workers. The second will manufacture
nacelles, the turbine housings that include the generator, transformer and gearbox. It will have
700 employees. The Danish company is building two more plants along the Front Range. Vestas
said it chose Brighton because of a large and qualified work force in the area, the city's access to
.
railroads and highways, the proximity to the Windsor plant, about 35 miles north, and the fact
that the city sold a 112-acre parcel to Vestas near both Weld County Road (WCR) 6 and the
Union Pacific Railroad.
Attracting such a major green employer is a watershed event for Brighton and the surrounding
area. The Vestas operations and the related business likely to follow will significantly shape the
northeastern Denver Metropolitan Area market. The economic development arms of Brighton
and Adams County as well as the Upstate Economic Development Council are studying the
specific benefits and impacts and anticipate releasing an in-depth analysis by the end of the year.
2.1.6 Ascent Solar Expands
As reported in the Denver Business Journal, thin-film solar panel manufacturer Ascent Solar
Technologies Inc. opened its new headquarters in Thornton, where it plans to add up to 200 jobs
during the next two years.
Ascent Solar(NASDAQ: ASTI) took an existing 120,000-square-foot(sq. ft.) building at 12300
Grant St., made renovations and expanded the building to 145,000 sq. ft. The company also built
manufacturing lines capable of producing enough panels to cumulatively generate about 30
megawatts of solar-produced electricity.
2.1.7 Growth to the North and East
The addition of Vestas and no fewer than 12 other solar, wind and alternative fuel companies to
the Denver Metropolitan Area during 2008 will cause additional clustering within the renewable
industry (Grubb & Ellis 2009). The TCVMD IGA Study Area is located within reasonable
commuting distance of an RE&EE market and is in the path of the Denver Metropolitan Area's
long-term growth pattern to the north and east.
2.1.8 Included in the DRCOG Growth Boundary
Although Weld County is not a member of DRCOG, 65 square miles (sq. mi.) of additional
growth boundary/area were allocated for future urban development in southwest Weld County in
a recent boundary update in 2008 (Weld County 2008). This is in addition to the 23 sq. mi.
already allocated to DRCOG member communities that extend into Weld County. The portion of
Southwest Weld County that falls within DRCOG's planning boundary is approximately 201 sq.
mi. in size, or 3.8% of the 5,288 sq. mi. DRCOG region. It is DRCOG's policy to increase
density within the growth boundary by setting a goal of increasing development density by 10%
per sq. mi. by 2035.
2.1.9 Employment Gap
The DRCOG 2007 wage and salary employment data show shows the Study Area has a low
concentration of jobs per capita compared to the surrounding cities of Dacono, Fort Lupton,
Brighton, Thornton, Broomfield and Erie [Exhibit: Regional Employment Map 2007], As the
Denver Metropolitan Area recovers from the current recession, there will be a strong market
demand for housing along the surrounding transportation corridors of 1-25, U.S. 85, and E-740,
because these corridors attract the majority of retail and employment opportunities. Since the
Study Area is in the natural path of development, supportive policies, and a strong strategic plan,
ensuring the provision of adequate service needs would position this TCVMD IGA Study Area
to capitalize on the upcoming regional market and employment opportunities. 411
2.2 Housing Trends
• 2.2.1 Job Growth Drives Housing
Fundamentally,job growth drives demand for new housing, and the future employment growth
around the Study Area is encouraging. Reasonably priced housing, low taxes, and positive
business climate strongly suggest that the Study Area will likely exceed state and national job
growth over the next few years.
2.2.2 Housing Market
While most national housing markets remain volatile, two recent rankings show the region's
housing market is outperforming many metro areas. A recent report by Forbes magazine ranked
the Denver Metropolitan Area the nation's sixth-best housing market. The ranking is based on
factors measuring the overall drop in prices, the deceleration (or acceleration) of home price
declines, and the amount of equity lost by homeowners (Metro Denver EDC, March 2009).
Table 4: Weld County SF1) Home Supply and Demand
Weld County Single Family Detached Home Supply and
Demand
10,000 — + _r_—�—�-- •
1,000
• m li --a—Finished Lots
100 fCompleted Homes
j ! I— —Annual Closings
10
1
2002 2003 2004 2005 2006 2007 2006
Years
Table 5: Denier Met ropolil an Area SFD Home Supple and Demand
Denver 8 County Single Family Detached Home Supply and
Demand
109000 -- '---
•
10,000 4
_ !,
m 1000 I y-Finished Lot
z1, -a-Completed Homes
100 - 1 -a-Annual Closings
10
1
2002 2003 2004 2005 2006 2007 2008
• Years
Source: Metro Study Residential Survey 2008
Fable 6: Household Income for the"t rade Area,Weld County,and the Denser itiletropolitan Area
5 Mile Radius 2008 Estimate 2013 Projection
Median Household Income $61,311 $67,992 _
Average Household Income $70,039 $78,299 _
Weld County
Median Household Income $54,180 $60,318 _
Average Household Income $65,191 $73,517
Denver 8 County Metro
Median Household Income $64,298 $69,631
Average Household Income $77,294 $84,264
2.2.3 Existing Home Prices
Prices of existing homes in the Denver Metropolitan Area declined 2.7% in January 2009 from
the previous month; a much steeper decline than the two previous months, Standard & Poor's
reported in March 2009. Still, when compared to the previous January, Denver's existing-home
prices fared better than all but one city (Dallas) of the 20 cities compared in the latest monthly
S&P/Case-Shiller Home Price Indices report. The Metropolitan Area Denver fared better in a
year-to-year comparison, which showed an existing-home price decline of 5.1% between January
2008 and January 2009. Analysts say the real-estate price "bubble" did not blow up as large in .
Denver as in other parts of the country, so that the contraction of recent months has not been as
pronounced.
2.2.4 Foreclosures Down
As reported by the Denver Metro Economic Development Council's (EDC) vice president, the
area's foreclosure trends are also improving, and the foreclosure indicator was one of two
indicators to move in both a positive monthly and annual direction in January 2009. Overall, four
of 18 economic indicators moved in a positive monthly direction, compared to three indicators in
the prior month. Consistent with the prior four months, four indicators moved in a positive
annual direction.
2.2.5 Housing Demand
Denver Metropolitan Area cities and counties issued roughly 9,400 building permits in 2008,
down 36% from approximately 14,700 permits issued in 2007 (Metro Denver Homebuilder's
Association, 2007). Despite, or rather because of, negative housing reports, it is believed the
Denver Metropolitan Area market is rapidly approaching bottom. Inventory levels for both new
and resale housing continued to decline through the end of 2008. For new housing this means
builders are not over-supplying the market in response to exceeding demand in past years to a
low interest driven environment. The quarterly Market Risk Index released by PMI Mortgage
Insurance Co. ranked Metropolitan Denver among 10 regions with the least risk of home price
declines over the next two years. The index showed a growing risk of home price declines in 369
I
of 381 metropolitan areas, so the Denver Metropolitan Area is among a small handful of regions
• with a relatively stable outlook (Metro Denver EDC Feb 2009).
2.2.6 Local Market
During the next five years, the Trade Area should experience demand for an estimated 325 new
homes. A substantial supply of residential lots exists in the Trade Area (similar to Weld County
and the Denver Metro Area) although the finished housing is not significantly over supplied. If
the absorption of new residential construction recovers to moderate health, both the lot and
housing inventory can decrease within a few years. Over the next 30 years, demand for new
home construction is projected to increases to over 425 per year.
2.2.7 Competitive Environment
Forty-two planned residential communities in the pipeline. Of those 42 developments, only six
are final platted. Of those six approved subdivisions, three are within the master planned
community of Todd Creek Village. It is probable not all of these developments will be realized
and brought to market. Generally, the TCVMD IGA Study Area benefits from many of the same
qualities as other planned residential developments in the Trade Area. If entitlements are
diligently pursued, the area could be among those who are positioned to enjoy an upturn in the
next market cycle.
2.3 Commercial Trends
A study by Madison Marquette shows the Denver Metropolitan Area is less likely to struggle
with "distressed" retail real estate than many other metropolitan areas. The study ranks 63 metro
• areas based on retail vacancy, the velocity of increases in vacancy, net absorption, the inventory
pipeline, and pre-leasing. The Denver Metropolitan Area is ranked 22nd among the 63 areas
(Denver Metro EDC, March 2009)
2.3.1 Commercial Truisms
There are a few truisms about commercial development: (1) it follows and lags behind new
rooftops, (2) it is attracted to access and visibility and, (3) it often cluster in larger regional
commercial areas directly on major arterials/highways.
The TCVMD IGA Study Area is not well suited for large-scale commercial development.
Regional scale office and retail development are likely to locate on the I-25 corridor while
industrial will continue to prefer the U.S. 85 corridor. Given that there are still development
opportunities on both I-25 and U.S. 85 which decrease the likelihood of regional commercial
development. Regional commercial development in the Study Area is not likely [Exhibit:
Regional Economic Context].
Retail Contributions made by Katy Press ofK/P Consulting& Associates
2.3.2 Overview
It is anticipated the Study Area will have its retail needs met from outside the development area.
The Study Area does not encompass established vehicular corridors, which means that retail
influences will be limited. Better located retail opportunities on the periphery of the Study Area
• will gamer the majority of the retail interest to serve the overall regional area. Both State
Highway (SH) 7 and 1-25 have the ability to deliver residents from a broader trade area making 411those sites more attractive than those north and east of the corridors.
2.3.3 1-25 Corridor
Regional retail will continue to locate along the 1-25 corridor. The ability to draw from both
sides of the interstate is necessary to support the larger trade areas needed by regional retailers.
Sporadic and lower density residential development in the area north of E-470 makes this
dynamic even more important. Ample regional retail opportunities exist along 1-25 at SH 7,
WCR 8 and SH 52 which results in regional retailers not looking inward from the interstate for
development opportunities.
Table 7: Larkridge Retail Uses
Larkridge
16701 North Washington Street
Broomfield, CO
B&B Family Center
Beadstringers
Bed,Bath&Beyond
Chick-Fil-A
Chili's Bar&Grill
Circuit City
Connect AT&T
Costea
DAVCO Liquors
Designs of the Interior
Dick's Sporting Goods
Edward Jones
Exempla Larkridge Family&Occupational Medicine
Famous Dave's BBQ
Fodor Billiards
G-3 Car Wash(future site)
Golden Jin Garden
Good Times
Gunther Toady's Diner
Ileidi's Brooklyn Deli
Ink.Stop
Hobby Nails
Kaiser Permanence(future site)
La Fogola
Larkridge Family Dentistry
Lighthouse Lighting
Office Max
PetsMart
Pier I Imports
Sears Grand
Starhucks Coffee
Subway
2.3.4 SH 7 Corridor
• SH 7 already supports the existing Larkridge Center, which is home to several large format
retailers including Home Depot and Costco [Table 7: Larkridge Retail Uses]. Larkridge is not
fully built out and has the capability of supporting significant additional retail.
In addition to Larkridge, Northlands, which is located on the northwest corner of SH 7 at I-25, is
planned for a retail development of 1.1 million sq. ft. by Alberta Development Partners LLC.
Entitlements are in place with the city of Broomfield and site work began in 2007. The project
has been tabled given the evaporation of interest in the corridor by regional retailers. Once
residential development resumes along the SH 7 corridor, it is expected that those retailers will
resume interest, although between Larkridge and Northlands, enough retail opportunity exists to
accommodate every major retailer interested in locating in the region.
Several opportunities exist along the eastern SH 7 corridor for neighborhood services (grocery
anchored). The most likely site, located at SH 7 and Quebec St. SH 7, is already a recognized
primary east/west route for commuter traffic. This corridor will remain attractive to retailers who
will want to serve the established neighborhoods south of the SH 7 as well as the future growth
potential north of SH 7.
2.3.5 U.S. 85 Corridor
The U.S. 85 corridor functions as a"large rig" truck highway that is not only used to transport
goods into and out of the Denver Metropolitan Area but to service the industries located along
• the corridor. It lacks the feel of a commuter highway, and for that reason, it may never be a
predominant means of getting residents into and out of the area. Except for Wal-Mart and Home
Depot, located near the city of Brighton, retail uses are sporadic along the corridor and fall into
the highway service category (gasoline, convenience store).
2.4.6 TCVMD IGA Study Area Retail Demand
Two tiers of retail will be supported in the Dry Creek RUA, the first being the demand for
neighborhood services within the Dry Creek RUA once there is sufficient residential maturity to
support them.
Neighborhood services are described as those generally occupying neighborhood centers:
supermarket/drug stores, banking, quick service restaurants, hair care salons, liquor, dry cleaners,
coffee shops, etc. Characteristics normally associated with neighborhood services are:
• A trade area of two miles
• Twenty to 25 acres in size (traditional grocery anchored)
• Anchor co-tenancy is the primary driving factor in this type of development
• Destination-oriented trip by the customer base
• Highly accessible to the residential base
• Traditional anchors are grocery/drug stores
Residential build-out needs to be at least 50% before demand will be deep enough to support this
• level of retail development.
Neighborhood centers are designed to provide convenience shopping for the day-to-day needs of
consumers in the immediate neighborhoods. Grocery anchors usually range between 55,000 and
123,000 sq. ft.; the ancillary retail ranges between 20,000 and 25,000 sq. ft. with four to five
pads.
The second tier of retail that could be supported in the Study Area is convenience retail.
Convenience retail is defined as basic services generally occupying stand alone retail centers (no
anchor) and comprised of quick service restaurants, hair care, dry cleaning, liquor, coffee shop,
etc. Demand for convenience retail will come before that of neighborhood services.
Characteristics normally associated with convenience retail are:
• A trade area of one to two miles.
• Three to five acres in size.
• Retailers are not necessarily destination oriented by their customer base. Tend to be
attractive to "pass by" traffic benefitting from the convenience factor.
• Individual retailers smaller in scale in the range of 1,000 to 3,000 sq. ft.
Included in the Appendix are Comprehensive Plans from the cities of Brighton, Thornton,
Broomfield and the Town of Erie [Exhibit: Surrounding Municipality Comprehensive Plans].
These communities have been planning for commercial development, and are therefore better
placed to receive future neighborhood retail centers.
411
2.4 Office
2.4.1 Overview
Through the first half of 2008, the Denver Metropolitan Area office market continued a five-year
expansion. Tenants, landlords, developers, and lenders have since placed financial decisions on
hold until the economic fog lifts, leaving the market in a state of relative inactivity (Fredrick
Ross Company, 2009). The northeast office submarket is relatively small and does not provide
many comparisons for price or type.
2.5 Industrial
2.5.1 Overview
The general economic malaise has trickled down to the local industrial market, with slightly
higher vacancy rates and continued slower activity. At the end of 2008, the overall Denver
Metropolitan Area industrial vacancy rate was 8.8%: high but better than national trends. Local
areas of strength remain centered in the small service provider sector and increasingly in the
renewable energy sector. Significant leasing activity in both solar and wind energy have boosted
activity in the research and development (R&D)/flex, and the incubator and manufacturing
sector, providing an offset to the warehousing declines resulting from decreased consumer
spending (Grubb & Ellis 2009).
2.5.2 Railroad Access
• The land most available and compatible for industrial development in the Denver Metropolitan
Area lies in the suburbs to the north and northeast. While Commerce City has long been the
home to many industrial users, the cities of Brighton and Thornton are also able to capitalize on
the Union Pacific (UP) Railroad, located east of U.S. 85. The UP line is specially cited by Vestas
in their community outreach information as a reason for locating their facilities in Windsor and
Brighton.
2.5.3 Two for One
Demand for new industrial space is derived from two primary sources: expansion of existing
industry and the relocation of new companies into the market. In addition to landing the Vestas
wind manufacturing facilities, Brighton and the Fort Lupton area are well positioned to capture
the related and ancillary operations of Vestas. It is estimated for every one new job created by
Vestas two more jobs will be created, approximating 4,000 new manufacturing jobs. Vestas'
acquisition of 112-acres in Brighton is taken an indicator that some of the site may be sold to its
vendors and suppliers.
2.5.4 Manufacturing is a Bright Spot
In 2009, the Denver Metro EDC reported that 50% of all new business prospects in the Denver
Metropolitan Area are in manufacturing. Between 2006 and 2008, Adams County led the Denver
Metropolitan Area for inquiries about primary R&D manufacturing jobs. Marketing new energy
manufacturing is a key strategy of the Denver Metro EDC.
• 2.5.5 What Does this Mean?
With the new Presidential administration, renewable energy is anticipated to grow at a faster clip
than the rest of the market. Undoubtedly, the Dry Creek RUA will significantly benefit from its
proximity to new manufacturing employment. However, it is unclear whether related business
will seek to locate west of U.S. 85. The possible conflict in compatibility of land uses with the
master-planned residential community of Todd Creek Farms, with nearly 950 homes located
south of 168th Avenue, could dissuade new industrial uses locating west of Brighton.
2.6 Mixed-Use
In addition to the high visibility of I-25, the SH 7 corridor is zoned for mixed-use development
for office and retail west of 1-25 in both Erie and Broomfield. The market is more mature on SH
7 than on 168th Avenue because of the eastbound traffic from Boulder County and infrastructure
readiness. The completed Children's Hospital North Campus, as well as the McWhinney
Enterprises' acquisition of more than 900 acres for a mixed-use development on the west side 1-
25 at E-470, are forces pulling offices west of the Dry Creek RUA. The Dry Creek RUA could
meet the internally generated office demands created by a large master-planned residential
community.
2.6.1 Transit Oriented Development
The North End Station is a 127-acre mixed-use site at the northeast corner of 162nd Avenue and
• Colorado Boulevard. The North End Station is the "end of the line" for the RTD North Metro
Corridor transit system that is part of the $4.7 billion 119-mile new commuter and light rail
transit system. The site was annexed by Thornton with conceptual plans approved for 3,100+/-
multi-family homes and 600,000 sq. ft. of commercial space in the early phases (City of
Thornton). It is unclear when, or even if, the North Corridor will be completed as planned. If this
site goes forward, it will capture much of the demand for high density multi-family homes with a
"small downtown" and other Transit Oriented Development design qualities.
2.7 Summary
The degree to which the Study Area is able to capture new demand within the trade areas and
beyond is a function of the development process itself. Given the highly competitive nature of
new development, successful development within the Study Area will depend on defining a
"place" in the minds of region's residents.
This market analysis of the Dry Creek RUA provides the foundation on which to build a long-
term development strategy in southeastern Weld County. Key market observations about the
Study Area moving forward include the following:
• There is a void of jobs per capita in the Study Area compared with the expanding Denver
Metropolitan Area.
• There is an emergence of renewable energy and energy efficiency employment in the
northeastern quadrant of the Denver Metropolitan Area.
• The Denver Metropolitan is expects an early recovery in the housing market from the
current recession.
• Regional shopping and entertainment amenities are already located in the Trade Area.
• Neighborhood-scaled and convenience retail can succeed within the Dry Creek RUA .
because of internally created demands.
• Given the specifics of this site's location, between I-25 and U.S. 85 and north of SH 7,
conditions are such that a master-planned community can accommodate the region's long
term residential growth needs.
3.0 NATURAL RESOURCES
3.1 Regional Context
The TCVMD IGA Study Area encompasses approximately±5,950 acres of rolling agricultural
lands drained by irrigation ditches, creeks and a major river. Elevations range from
approximately 5,130 above sea level, west of Weld County Road 19, along East 168th Avenue to
approximately 4,010, north of Weld County Road 6, along the South Platte River. The two major
natural drainage features include Big Dry Creek and the South Platte River[Exhibit Regional
Environmental Context].
The TCVMD IGA Study Area is located along the western edge of the Flat to Rolling Plains
Ecoregion, which is a sub-region of the High Plains Ecoregion and a part of the Great Plains that
run from Canada to Mexico. In Colorado, there are approximately 25,000 square miles of High
Plains (i.e., 24% of the state), of which 13,000 sq (i.e., 53%) are the Rolling Plains. One of the
defining characteristics of the High Plains is that they are higher and drier than the surrounding
Great Plains to the east and north, and the Mid-Elevation Forests and Foothill Shrublands
Ecoregions to the west (Chapman, 2006). The natural surface features and landform of the
Rolling Plains are flat to rolling and characterized with abundant intermittent and ephemeral
streams and a few large perennial streams such as Big Dry Creek and the South Platte River
• which wind through the area.
The soil surface of the Rolling Plains is generally a thin veneer of wind deposited silty loam
(loess) derived from floodplain alluvium deposited during the Quaternary period. The underlying
bedrock in the western portion of the Ecoregion is shale, sandstone, claystone, and coal bed
formed during the Cretaceous period (Chapman, 2006).
3.2 Climate
Weld County and subsequently the Study Area are generally semi-arid with warm summers, mild
winters and an agricultural growing season of approximately 138 days. Weld County has a semi-
arid climate, which is commonly characterized by relatively low humidity, low rainfall, moderate
to high winds and a large range in daily temperatures. The annual precipitation ranges from
11.6 inches at Greeley to 13.9 inches in the northeastern part of the county, with an average
snowfall of 27 inches per year(Colorado Agricultural Statistics, 2000). Annual evaporation is
about five times larger than annual precipitation (USGS HA730-C, 1995).
Frost free days or the length of the growing season is between 140 and 180 days starting around
May 1 and ending October 31. The mean minimum and maximum temperatures in January are
16 and 46 degrees Fahrenheit. During July, the mean temperatures are 62 and 94 degrees
(Chapman, 2006).
• 3.3 Land Uses
The natural vegetation in the region is short grass prairie which typically consists of a plant
community of blue grama and buffalograss with threadleaf sedge, fringed sage,junegrass, and
western wheatgrass. Riparian areas naturally contain Plains cottonwood, peachleaf willow,
sandbar willow, snowberry and increasingly, noxious and invasive species such as Russian olive
and salt cedar (tamarisk). Wetland areas typically contain sandbar willow shrubs, Nebraska
sedge, Baltic rush, and cattail. Annual and perennial weeds, including Russian thistle
(tumbleweed), Kochia, knapweed, bindweed, toad flax, and Canada thistle are among a host of
other are weeds that are prolific especially in agricultural fields and overgrazed rangeland.
The overall land use and land cover in the region is dryland farming and irrigated cropland.
Winter wheat is the main cash crop followed by grain sorghum, corn, barley, sunflowers, and
sugar beets (grown under irrigation) (Chapman, 2006). Remnant native grassland and introduced
rangeland is mostly used for dairy, beef, and sheep cattle production, with occasional horse or
private ranchettes scattered throughout the region. Gas and oil production takes advantage of the
underlying coal beds in the Denver Basin. Suburban development in bedroom communities
surrounding Denver and Fort Collins are replacing agriculture along the I-25 Highway corridor.
The water typically used to support agriculture and maintain instream flows for wildlife and
downstream users is being diverted and used to support the growing Front Range megalopolis.
i
3.4 Agricultural Lands
According to the 2002 Census of Agriculture, Weld County is one of the top 10 counties in
market value of agricultural products sold in the U.S. Given the ideal agricultural conditions,
including soil type and proximity to an irrigation ditch, many landowners within the Study Area
may decide to farm their land well into the future. To ensure the agricultural heritage of the
region, proper steps must be taken to guarantee property owners' right to farm as stated in the
Weld County Right to Farm Statement, which is part of the Weld County Comprehensive Plan.
3.5 Prime Farmland
Only 473 acres, or 8% of the TCVMD IGA Study Area, is currently considered as farmland of
statewide and local importance (i.e., prime farmland) [Exhibit: Farmland Classification]. This
includes the Kim loam (Soil Nos. 33 and 34), Olney fine sandy loam(Soil No. 48), Otero sandy
loam(Soil No. 52), Ulm clay loam Soil No. 67), and the Wiley-Colby complex (Soil No. 83).
These soils are roughly located on or around the central high point of the Study Area.
Conversely, approximately 857 acres or 14% of the Study Area would be prime if the soils were
drained, protected from flooding, or if not frequently flooded by irrigation. These soils include
the Aquolls and Aquents (Soil No. 3) and Aquolls and Aquepts (Soil No. 4), which are located
mostly in the South Platte River floodplain, and three other pockets as described above. The
remaining soils throughout the Study Area would be considered prime farmland if irrigated.
Prime farmland has been identified by the U.S. Department of Agriculture (USDA) Natural
Resource Conservation Services (NRCS).
4.0 DRAINAGES I
In anticipation of future land development within the Fort Lupton regional planning area this
section summarizes key water resources characteristics and considerations of the TCVMD IGA
Study Area. The enclosed information will assist in identifying and prioritizing existing flood
hazard risks and potential developmental impacts to existing land uses, infrastructure and
properties within the Study Area.
4.1 Drainage Basins and Streams
As previously stated the two major natural drainage basins of the TCVMD IGA Study Area are
Big Dry Creek and the South Platte River [Exhibit: Regional Watershed Map]. Generally Big
Dry Creek flows in a northeasterly direction from Standley Lake to the South Platte River, while
the South Platte River generally drains north from the Continental Divide in the Rocky
Mountains through the Colorado plains and major metropolitan areas of Denver. The confluence
of Big Dry Creek and South Platte River lies approximately two miles north of the Study Area.
Within the Study Area, the majority of surface drainage consists of agricultural runoff, with
small portions of light industrial areas, farmsteads, residential communities, fossil-fuel
infrastructure, and electric utilities [Exhibit: Site Drainage].
4.2 Big Dry Creek
The Big Dry Creek watershed consists of two primary tributaries, the upper tributary to Standley
Lake and the lower tributary, which is the main stem that drains from Standley Lake to the South
Platte River. The main stem of Big Dry Creek drains diagonally through the Study Area. Big Dry
• Creek hydrology is significantly affected by Standley Lake and water rights from several
irrigation ditch companies' diversions.
Starting from the headwaters to Standley Lake, the lower tributary may be defined as
predominately rangeland. East-northeast of Standley Lake, Big Dry Creek traverses
Westminster, an area that is predominately urbanized except for the open space riparian corridor,
which was preserved in joint effort between Jefferson County and the city. Northeast of
Westminster, to the confluence of Big Dry Creek and South Platte River, is predominately
agricultural area.
During lower precipitation storm events, most of the surface runoff drains and is diverted to the
local irrigation ditches, but during large storm events these ditches likely become inundated and
overflow to the Creek. Irrigation ditches tend to run parallel with elevation and intercept
overland surface flows. This along with a general lack of natural drainage ways makes these
drainage ditches susceptible to flash flooding. Flash flooding will tend to inundate and then
overtop these irrigation ditches. Overtopping flow will occur in an uncontrolled manner,
potentially threatening public safety and welfare. According to the Federal Emergency
Management Agency (FEMA), flash flooding ranks first as the cause of flood-related deaths in
the U.S. Accordingly, measures to accommodate ditch overtopping during flash floods and
safely routing flows to Big Dry Creek and other drainage ways capable of handling the capacity
should be considered a high priority for future development.
• Since the creation of Standley Lake in the early 1900s, Big Dry Creek has been deprived of its
natural sediment load, which now aggregates into Standley Lake. Unlike many creeks in the
area, Big Dry Creek has not been confined or channelized by developmental activity and is still
allowed to meander relatively naturally. The combination of sediment starvation along with high
stream velocities results in significant erosion problems, generally forming vertical soil cliffs on
the outside bank of a meandering stream (Chenowith and Associates, 1995). Future land
development designs should stabilize isolated erosion problems and incorporate fluvial
geomorphic concepts that are imperative to the long-term success of any future drainage
strategies in the area.
4.3 South Platte River
At the northern boundary line of the TCVMD IGA Study Area, the South Platte River watershed
drains nearly 5,000 sq. mi. of tributary area. The watershed extends from the Continental Divide
of the Rocky Mountains to the foothills of the eastern Colorado plains, draining all of the Denver
metropolitan area. This watershed has been divided into several major drainage basins including
the Sand, Cherry, Bear and Clear creeks. In many cases, water rights diversions interlock these
drainage basins that include Big Dry, Brantner, Brighton, Fulton, Gardener's ditches, and the
Burlington Canal. In flood flow conditions these drainage diversions have a minimal impact on
the drainage basin and are commonly ignored in regional hydrology studies. The mountainous
regions generate particularly high flows in the spring due to a combination of snowmelt and
seasonal rains. These conditions contribute to a higher chance of flash flooding during that
•
season, but in most regional flood studies, peak flood events are generated from high intensity 41late summer storms.
The South Platte River has a history of flood damage on record starting in 1844 (FEMA 1995).
The most significant floods to the South Platte River occurred in 1912, 1921, 1933, 1935, 1942,
1965, 1973 and 1995. The floods of 1921 and 1973 are considered storms that exceed the 100-
year equivalent (FEMA, 1999).
A heavy rainfall over the majority of the South Platte River watershed resulted in the flood of
June 1921. The flood volume was approximated at 200,000 acre-feet(ac-fl), and the flood widths
near Brighton ranged from 0.5 to 1.5 miles.
Snowpack of up to 170 percent of normal conditions and unusually warm temperatures in the
mountains compounded with prolonged rainfall resulted in the flood of May 1973. The flood
generated a peak of 33,000 cubic feet per second (cfs) through Henderson resulting in extensive
agricultural damage due to erosion and sediment transport.
4.4 Irrigation Ditches
There are two major irrigation ditches in the TCVMD IGA Study Area: Brantner Ditch and
Brighton Ditch. Brantner Ditch is the oldest irrigation system in Water District Number Two of
the South Platte River. Construction on the ditch first began by Brantner brothers as a means of
irrigating crops in the semi-arid eastern plans in 1860. The Ditch is officially eligible to be listed
in the National Register of Historic Places. The Brantner Ditch's daily average flow is 38.77 cfs
and diverts water on the average of 181 days during the irrigation year. The yearly average
volume of diverted water is nearly 14,000 ac-fl (Simmons, 1988). The Brantner and Brighton
ditches irrigate 5,000 and 1,700 acres respectively (HRC, 2007).
While these irrigation ditches play a major role in successful agricultural activities in the area,
they provide little stormwater benefit from the minor attenuation of peak flows generated in large
storm events. In smaller more frequent storm events, the Big Dry, Brantner, Brighton, and
Lupton Bottoms ditches significantly influence the patterns of the drainage basins, commonly
absorbing the first quarter to half inch of rainfall prior to their inundation. More discussion on
irrigation inundation management and water rights and ditch diversion can be found in Appendix
B; Drainage Report.
Current physical evidence indicates that all irrigation ditches in the Study Area site have been
relocated. The nature of these relocations and the permission necessary from the ditch companies
to accomplish these relocations involves negotiation with the commissioners of the ditch
company or companies. Construction activities must not jeopardize the water rights or irrigation
capacity of the ditches during the spring season, when the ditches are used to convey irrigation
water to the reservoirs. Exact times for construction must be negotiated with the commissioners.
4.5 Unnamed/Unstudied Tributaries
Some upland farmlands have drainage paths in excess of one linear mile prior to reaching a
drainage ditch, creek, or river. Because of this, there may be drainage paths that should be
maintained to prevent localized flooding, that are not mapped floodplains. The importance of 41
each should be protected or maintained on a case-by-case basis. Much of the Study Area
• watershed consists of flat gentle slopes that allow sheet flow of surface runoff. Future
development must account for the nature of this runoff to ensure the safety of the public and
avoid localized flooding issues from upstream tributary areas.
4.6 FEMA Floodplain Maps and Studies
FEMA delineated floodplains for both Big Dry Creek and South Platte River. These floodplains
were analyzed and delineated more than 25 years ago as approximate 100-Year Flood
Boundaries (FEMA Zone A). Unnumbered A Zones are common in rural areas where
development is unlikely. Unnumbered A Zones are delineated using approximate methods and
do not have assigned base flood elevations (BFE) for local municipality use. These unnumbered
A Zones are not appropriate tools for detailed engineering analysis, of moderate use for,
conceptual land planning, and are only suitable for flood insurance determination purposes. We
recommend preparing updated floodplain modeling for the major tributaries for Big Dry Creek,
South Platte River and major tributaries draining over one sq.mi. Detailed studies are appropriate
for planning and engineering purposes and provide public safety benefits to the County and
future developments [Exhibit: Site Drainage].
4.7 Identified Flood Hazard Risks
Since the scope of this study does not include a detailed hydrology or hydraulic analysis,
flooding hazards are based on general water resource principles and may be refined with further
analysis. Flash flooding is a major concern along Big Dry Creek and South Platte River. To
minimize future flooding along Big Dry Creek, multiple on-line regional detention basins would
• be ideal flood control measures within the TCVMD IGA Study Area. Such regional detention
locations include the following: directly upstream and/or downstream of the Brantner Ditch
crossing, upstream of WCR 6, and upstream of WCR 21. Planning regional detention basins in
these locations will help alleviate flood risk caused by flash floods adjacent to Big Dry Creek.
On-line storage/wetland mitigation banks would be best suited within the mapped floodplain east
of Weld County Road 23.5 along the western side of the South Platte River. Wetland banks can
provide additional storage for attenuation of large storm events as well as provide water quality
benefits and much needed groundwater recharge. A more detailed list of resources related to
flood hazard and associated risks is presented in Appendix B; Drainage Report.
4.8 Groundwater Resources
The Arapahoe aquifer underlies the southeast portion of the study area, below that is the
Laramie-Fox Hills aquifer, which ranges across the entirety of the Study Area [Exhibit: Water
Table Depth]. Both aquifers are a part of the Denver Basin aquifer system (Robson, 1996).
According to the U.S. Geological Survey, depth to water in wells completed in the Denver Basin
aquifers general ranges from 0 to 250 feet and stores approximately 270Macre-ft of recoverable
groundwater. Wells in the Denver Basin aquifers have a long history of water-level declines, but
since 1960 these wells have shown a moderate recovery because withdrawals have decreased.
Assuming that local water districts continue to utilize surface water supplies to serve new
developments, groundwater is not likely to be a major issue for future construction.
•
Figure /: Denver Basin Formation shows the typical cross section of the Denver Basin aquifer 111system. This figure was obtained from the Ground Water Atlas of the United States, Segment 2,
Figure 81.
5.0 WETLANDS AND WATER BODIES
The evaluation of wetlands and water bodies was based on a combination of desktop analyses
and direct observations of water resources during the winter. Data sources reviewed include:
• Aerial photography, professional judgment
• NRCS Soils data
• U.S. Fish and Wildlife Service (USFWS) National Wetland Inventory (NWI) mapping
• U.S. Geological Survey (USGS) 7.5 Minute Topographic Quadrangle Mapping
• USFWS Classification of Wetlands and Deepwater Habitats of the United States
• U.S. Army Corps of Engineers (USACE) 1987 Federal Manual for Identifying and
Delineating Jurisdictional Wetlands considered especially for those parts of the Study
Area that cannot be seen from public roads)
Wetlands and aquatic/open water habitat are present within some of the riparian areas that occur
in the TCVMD IGA Study Area [Exhibit: Aquatic, Wetland, and Riparian Areas]. Further, more
detailed evaluation, on-the-ground delineation, field proofing, and surveying to accurately
distinguish between what is aquatic, wetland, and riparian habitat is therefore recommended
during the growing season when all three major wetland indicators (vegetation, soils, and
hydrology) can be assessed in detail. Verification of the jurisdictional status waters of the U.S.
and/or wetlands on a parcel-by-parcel, project-by-project basis by USACE is also recommended
to determine which waters and/or wetlands may or may not fall under the jurisdiction of the
Clean Water Act.
Figure I: Denser Basin Formations
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5.1 South Platte River and Adjacent Floodplain
Only a small portion of the current South Platte River channel is present in the northeastern
corner of the Study Area. Wetlands in this location are classified as Palustrine Forested
Intermittently Flooded/Temporary (PFOW), which means that the banks, sand bars, fringes, and
• adjacent low-lying terraces along the channel are likely supports a herbaceous wetland and
riparian tree and shrub ecosystem. These wetlands flood off and on throughout the year but are
generally sustained by normal low flow.
In the broader South Platte River floodplain, wetlands may be present in historical oxbows,
backwater areas, and depressions that are abutting the main channel but may be slightly higher or
lower in elevation than pool elevation of the river. These areas are classified as Palustrine
Emergent Saturated/Semipermanent/Seasonal (PEMY) and Palustrine Emergent Seasonal
(PEMC), which means these low-lying areas likely support an herbaceous wetland plant
community that gets flooded or saturated seasonally during early spring runoff. Alluvial
interflow can also support these types of wetlands if the roots of vegetation can access the local
water table and survive prolonged drought.
Wetlands that are adjacent to, abutting, or lie within the 100-year floodplain of a major river,
stream, or creek system typically fall within the jurisdiction of USACE and are considered
"Waters of the U.S." and therefore are regulated under Section 404 of the Clean Water Act
(CWA).
5.2 Big Dry Creek and Adjacent Floodplain
Although there is an occasional tree along the banks, Big Dry Creek is generally classified as a
PEMY wetland. Wetlands are usually present along the banks or the immediate over-bank areas
(wetland benches or terraces). Historical oxbows are also present in the floodplain that support
• wetland vegetation (typically cattail) and get flooded on a seasonal basis. Wetlands along Big
Dry Creek form in soils that have notable clay content and therefore are capable of retaining
moisture for longer periods once saturated.
5.4 Brighton and Brantner Ditches
The Brighton and Brantner ditches support a Palustrine Emergent Saturated/ Semipermanent/
Seasonal (PEMY wetland fringe along some portion of their length. These wetland fringes are
typically sustained by irrigation water that gets diverted from multiple natural and artificial
sources during the irrigation season, which runs from approximately April to October. These
wetland fringes are typically dominated by reed canarygrass, a well-adapted and aggressive non-
native species and are usually very weedy as a result of ditch clearing activities.
Portions of these major ditches areas also classified as Riverine Intermittent Streambed Artificial
Seasonal (R4SBKC), which means these portions are substantively the same type of water
resources as the PEMY sections but may be lacking in vegetation.
Fringe wetlands along ditches and the ditches themselves are usually jurisdictionally exempt and
can be maintained without jeopardy or violating the Clean Water Act. Maintenance sometimes
entails periodic removal of all vegetation to reduce evapotranspiration losses. This activity can
be detrimental to wildlife and increases weed populations.
5.5 Farms Ponds, Irrigation Ponds and Depressions 41There are numerous farm ponds located throughout the Study Area that are classified as
Palustrine Open Water Semipermanent (POWF), Palustrine Open Water Artificial
Semipermanent(POWKF), or Palustrine Open Water Artificial Intermittently
Exposed/Permanent (POWKZ). The largest pond located in the northwestern corner of the Study
Area has a Palustrine Emergent Saturated/ Semipermanent/ Seasonal (PEMY fringe. All of these
ponds are artificial and are typically filled during spring and summer via ditch diversions and
then drawn down during fall and winter, exposing a mud bottom. Cattail wetland marsh is the
typical plant community surrounding these features with an occasional tree or patch of willows.
Some ponds support only riparian trees (cottonwoods mostly) and no herbaceous wetland plants
because the ponds are filled for only a short time during the growing season with a small amount
of water, depending on available water rights and downstream calls.
Irrigation supply ponds are essential reservoirs for center pivot irrigation systems. There are
several large and small irrigation ponds in various locations along the Brantner and Brighton
ditches.
NWI mapping does not recognize these reservoirs, but does indicate there is a low-lying
depression located in Section 35 just north of the historic railroad grade that has been classified
as a PEMY wetland. Soils mapping indicates that soils in this area are Aquolls and Aquepts (Soil
No. 4), which are hydric, poorly drained, flooded soils associated with depressions and high
ground water caused by center pivot irrigation. Initial field investigations indicate this depression
is not a wetland, but a man-made feature that does not support persistent wetland vegetation and
is isolated in the landscape from all other bodies of water.
Artificially supplied farm ponds are not typically considered as jurisdictional unless USACE
determines that there is a significant nexus to other traditional navigable waters of the U.S, such
as Big Dry Creek or the South Platte River. Farm ponds can also be considered jurisdictional if
they intercept water from other jurisdictional waters or springs or if they are somehow
considered special aquatic sites that are biologically significant. Artificially supplied irrigation
ponds and isolated depressions would not likely be regulated by USACE, although further
investigation and verification is required during the growing season.
5.6 Gravel Ponds
Numerous gravel mining operations, ponds and facilities are present within the South Platte
River floodplain. These features are not represented on the NWI mapping and generally support
very few wetland areas because the side slopes of reclaimed ponds are too steep.
5.7 Overall Condition of Rivers, Creeks and Wetlands
The South Platte River and Big Dry Creek are in very poor condition. The banks are generally
eroded, vertical, or failing as a result of over-grazing and a lack of controlled access to the Creek.
Appurtenant wetland habitats and the side channels along these drainages are fairly monotypic
and contain cattail or reed canarygrass, if they are not completely weed infested. Vegetation in
the riparian understory along the South Platte River is completely overgrazed. Although their
jurisdictional status has not been determined, the three stock ponds located in the far 411
northwestern corner of the Study Area in Sections 21 and 28 provide the most significant and
• extensive wetland habitat in the entire Study Area.
6.0 HABITAT
The evaluation of wildlife use and habitat quality was based on a combination of desktop
analyses; direct observations of wildlife during the winter; habitat types, structure, and condition;
and current land use. Aerial photography, professional judgment, and information from USFWS
and the Colorado Division of Wildlife(CDOW) regarding documented or likely wildlife habitat,
use areas, and species were also considered for those parts of the Study Area that cannot be seen
from public roads. There have been many ecological studies conducted within the Big Dry Creek
and South Platte River watersheds. These studies address wildlife, aquatic life and habitat, water
quality and wetlands and the findings of these studies have been incorporated into this chapter.
Unless noted otherwise, the presence or absence of wildlife species has not been confirmed.
Further, more detailed evaluation of habitat, and the presence or absence of wildlife species on a
parcel-by-parcel basis is recommended during the growing season when wildlife is more active.
6.1 Habitat Types and Quality
The TCVMD IGA Study Area supports four distinct habitat types: grassland, cropland, lone
trees, windrows and farm structures, and aquatic/wetland/riparian habitat, which for planning
purposes, has functionally been combined in to one category, riparian habitat [Exhibit: Habitat
Categories]. Grasslands make up approximately 2,150 acres, or 45% of the 6,000-acre Study
• Area. This habitat includes rangelands composed of native short- and mid-grass prairie and
introduced grass species. Cropland makes up approximately 1,670 acres, or 35% of the Study
Area. This habitat includes areas that are almost constantly cultivated for an assortment of cover
or grain crops. Aquatic, wetland, and riparian habitat make up approximately 1,240 acres, or
20% of the Study Area. This habitat type encompasses perennial and intermittent rivers, streams,
creeks, ditches, lakes and ponds, and the water dependent forest, shrub, and herbaceous wetlands
located within floodplains and fringes of water bodies. Lone trees, windrows, and farm structures
make up an inconsequential percentage of the RUA, but are significant habitat structures because
they provide critical habitat components for a number of species, especially birds.
There is no discernable pattern of the grasslands and croplands. The matrix of the landscape is a
mosaic or patchwork of large and small rectangular agricultural parcels accentuated by riparian
corridors and dotted by farms ponds. Each of the habitats differs greatly in vegetative cover and
type from one patch to the next and likely from year to year. While this creates a diversity of
land cover, the intensity of the land use and constant changes affect the health, quality, and
consistency of the habitat for wildlife. Under these conditions, generalist species that do not
require specialized habitat features are best adapted to survive, and so species diversity is low.
6.2 Grasslands
Grasslands consist mainly of introduced pasture grasses intermixed with a small number of
native species. All but a few patches of grassland are generally in a poor, weedy condition as a
result of cultivation and overgrazing. Many of the grasslands are frequently mowed and hayed
• and therefore do not provide undisturbed cover habitat for small mammals or ground-nesting
birds. Grasslands adjacent to Big Dry Creek in Section 28 and the western half of Section 27
exhibit greater species richness, structural diversity (differing grass heights), more ground cover, 111
and less weed invasion than any other area in the RUA. This may be attributable to grassland
management practices of the hunting club for the purpose of increasing upland game bird habitat.
Only a few negligible remains of native shortgrass prairie are present. Those that are present
support a monoculture of saltgrass and are nearly unrecognizable because of severe overgrazing.
6.4 Cropland
Cropland, the other major habitat type that makes up approximately 35% of the RUA, lies fallow
or is being cultivated mostly for winter wheat and some corn at the time of the survey. Crop land
is generally barren or lacking in any reliable cover habitat, although the leftover grain does
provide a seasonal food source.
6.5 Riparian Areas
Riparian areas are plant communities that are connected with or affected by surface and
subsurface water of perennial or intermittent rivers, streams, lakes, ponds, ditches, or drainage
ways. Riparian areas, which may include aquatic, wetland, and upland habitats, provide a
transition area (i.e., ecotone) between upland and aquatic habitat. These areas generally exhibit
more robust vegetative growth as a result of available water.
In Colorado, riparian habitat is very limited because of the semi-desert climate. Riparian habitat
comprises less than 3% of land cover, but provides more than 80% of the total ecological value
for wildlife because of the presence of water. The presence of water creates conditions for a
greater diversity of soils, upland grasses, wetland plants, shrubs, and trees (diverse strata), and in
turn provides a greater diversity of food, cover, and species. Riparian areas support fish,
amphibians, reptiles, mammals, and birds more so than any other habitat. For this reason, the
most significant habitat type in the Study Area are the riparian areas in the floodplains of Big
Dry Creek; the South Platte River; the Thompson, Brantner, and Brighton Ditch networks; and
the semi-permanent farm ponds that adjoin them. Not only do riparian areas provide a greater
diversity of wildlife habitat of more species, they are duly significant because they function to
attenuate flooding, recharge groundwater through soil infiltration, and can reduce scour potential
of a stream channel on its banks.
While riparian habitats are the most significant habitat in the Study Area, they are also the most
degraded and abused habitat. Agricultural activities (past and present) have caused the banks of
Big Dry Creek and the South Platte to erode to a vertical condition in many locations and are
highly prone to bank failure as a result of overgrazing and uncontrolled access to the water.
Landowners subsequently dump concrete, broken-down cars, tires, riprap, and whatever solid
refuse available to stabilize eroding banks and down cutting in order to save property loss.
6.5 Lone Trees, Windrows and Farm Structures
Large individual cottonwood and Chinese elm trees provide perch, roost, and nesting habitat for
numerous bird species as well as eagles, hawks, owls and kestrels. Owls and kestrels in particular
utilize cavities carved out by northern flickers (woodpecker) or rotted out fallen tree branches.
Windrows in the area are typically composed of cedar or pine species that provide abundant
cover for the smaller birds which in turn are predators on insects and serve as prey for predatory
birds (raptors). Empty or abandoned farms structures also provide cover and nesting habitat for
owls as well as their prey.
7.0 VEGETATION
The evaluation of vegetation was based on a combination of desktop references of vegetation
that is likely or known to occur in similar areas, as well as direct observations. Aerial
photography and professional judgment were also considered for those parts of the Study Area
that cannot be seen from public roads. Further, more detailed evaluation of vegetation on a
parcel-by-parcel basis is recommended during the growing season when flowering plant parts are
present.
7.1 Plant Communities and Ground Cover
The vegetation patterns and vegetation in the Study Area are typical of most agricultural area in
southwestern Weld County. Grassland and cropland form a patchwork of randomly sized,
intermixed, and variably managed parcels scattered throughout the landscape. The patchwork is
segregated by natural river and creek corridors and floodplains that support riparian and wetland
fringes. Large and small linear irrigation canals, ditches, and spurs that run parallel with the
topography (i.e., contour ditches) support wetland vegetation and occasional trees as they deliver
water to stock ponds built in depressions or remnant drainage swales.
7.2 Grassland
Grassland in the Study Area is generally occupied by a fairly homogenous community of
• introduced upland mid-grasses that are either grazed or used for hay for livestock production
elsewhere. Mid-grass are generally incapable of being sustained by natural precipitation, and
therefore a great deal of grassland in the area appears to be sub-irrigated at some point during the
growing season. The grasslands in the western part of the Study Area, particularly in Section 28,
adjacent to Big Dry Creek, exhibited the best, non-weedy grass cover. Grassland in the central to
western portions of Section 27 exhibited fair to good cover, but better species richness. Species
noted or likely to occur in upland grasslands throughout the area include:
'Fable 8: Upland Grassland Plant Community
Common Name Scientific Name
Saltgrass Distichlis spicata
Goosegrass Eleusine indica
Bristlegrass Setaria verticillata
Crested wheatgrass Agropyron cristatum
Smooth brume Bromus enermis
Green needlegrass Nasella viradula
Slender wheatgrass Elymus trachycaulus
Western wheatgrass Pascropyrum smithii
Little bluestem Schizachyrium scoparium
(Dominant species are in bold type)
The native shortgrass prairie plant community typically includes species such as blue grama,
buffalograss, fringed sage, sandberg bluegrass, sand dropseed, needleandthread,junegrass, and
• western wheatgrass, and in the absence of fire, fourwing saltbush, rabbitbrush, pricklypear,
yucca, and an abundance of other forbs and wildflowers. Out of the entire 6,000 acres in the
Study Area, only one small inconsequential patch of shortgrass prairie was recognizable along
the Brantner Ditch,just west of WCR 19. Several areas immediately adjacent to the Big Dry
Creek near the intersections of WCR 6 and 19 and WCR 4 and 17 exhibited what appears to be
native shortgrass prairie dominated by salt grass, although other grasses in this area were
unidentifiable as a result of over grazing.
7.3 Cropland
Depending on market forces, season, and whether water rights are available to irrigate, cropland
may be bare, fallow, or under cultivation for cash crops such as winter wheat, sorghum, corn,
barley, or sunflowers. At the time of this report, winter wheat and corn appear to be the crop of
choice. Sugar beets do not appear to be a crop that is grown in the Study Area.
7.4 Riparian and Wetland Areas
The riparian plant community in the TCVMD lGA Study Area is generally concentrated in the
floodplains of the South Platte River and the Big Dry Creek. This plant community naturally
supports an overstory of Plains cottonwood, peachleaf willow, and sandbar willow and occurs
along the banks and in the gravelly sandbars of these drainages, and along the fringes of ditches
and ponds. Increasingly, noxious and invasive species such as Russian olive and salt cedar are
also present. Under controlled grazing conditions, a healthy and managed riparian plant
community supports a diversity of grasses, forbs, shrubs, and trees including, but not limited to
those listed in Tables 9 and 10.
Table 9: Riparian Grassland Cow nw niis
Common Name Scientific Name
Saltgrass Distichlis spicata
Manna grass Glyceria striata
Foxtail barley Hordeumjubatum
Switchgrass Panicum virgatum
Western wheatgrass Pascropyrum smithii
Prairie cordgrass Spartina pectinata
Alkali sacaton Sporobolus airoides
(Dominant species are in bold type)
Table 10: Riparian Tree and Shruh Conununin
Common Name Scientific Name
Hackberry Celtis reticulata
Rabbitbrush Chrysothamnus nauseosus
Chokecherry Padus virginiana
Plains cottonwood Populus deltoides
Three-leaf sumac Rhus trilobata
Golden currant Ribes aureum
Wood's rose Rosa woodsii
Sandbar willow Salk exigua
Peachleaf willow Salix amygdaloides
Western snowberry Symphoricarpos occidentalis
(Dominant species are in bold type)
Riparian areas often include a mosaic of vegetation types, with wetlands along stream and pond
• edges, in backwater areas, and old oxbows. In many instances, upland, riparian areas and
wetlands overlap or are intertwined depending on the complexity of the landform and soils. In
the Study Area, all of these conditions exist. There are wetland areas occur along the banks and
in the backwater and oxbows of the South Platte River. Along Big Dry Creek and ditches, where
soils are less gravely and better drained, wetlands generally occur along the banks or the
immediate overbank area (wet benches). Wetland margins are common around stock and
irrigation ponds. Regardless of their location, the wetland plant community in the Study Area is
generally homogeneous, consisting of a few dominant eastern plains wet meadow/marsh species
as noted in Tablell.
Table II: Wetland Plant Community
Common Name Scientific Name
Foxtail Alopecuris aequalis
Milkweed species Asclepias spp.
Emory's sedge Carex emoryi
Nebraska sedge Carex nebrascensis
Black-creeping sedge Carex praegracilis
Common spikerush Eleocharis palustris
Willow-herb Epilobium ciliatum
Wild licorice Glycyrrhiza lepidota
Foxtail barley Hordeum jubatum
Baltic rush Juncus balticus
Water mint Mentha arvensis
• Switchgrass
Western Panicum virgatum
wheatgrass Pascropyrum smithii
Reed canarygrass Phalaris aruninacea
Smartweed Polygonum pensylvaica
Plains cottonwood Populus deltoides
Wood's rose Rosa woodsii
Curly dock Rumex cripsus
Sandbar willow Salk exigua
Peachleaf willow Salix amygdaloides
Cattail Typha latifolia
(Dominant species are in bold type)
7.5 Weeds
Non-native annual and perennial weeds are prolific in agricultural fields, waste piles, gravel pits,
and in overgrazed or disturbed grassland and cropland throughout the TCVMD IGA Study Area.
Weeds are particularly abundant around the fringes of fields, and fence lines where machinery
access is limited. A large portion of the ground surface in many grassland areas has been
disturbed by ripping, past tilling or cultivation allowing opportunities for persistent weed
reproduction and invasion of exposed soils. Common noxious and invasive weed species noted
or likely to occur across all habitat types in the Study Area are listed in Table 12.
fable 12: Wetland Plant Community
Common Name Scientific Name
•
Russian knapweed Acroptilon repens
Common Name Scientific Name
Jointed goatgrass Aegilops cylindrica
Common burdock Arctium mints
Canada thistle Breea arvense
Downy brome(cheatgrass) Bromus tectorum
Downy brome(cheatgrass) Bromus tectorum
Hoary cress(whitetop) Cardaria draba
Thistle species Carduus spp.
Knapweed species Centaurea spp.
Poison hemlock Conium maculatum
Field bindweed Convolvulus arvensis
Houndstongue Cynoglossum ocinale
Flixweed Descurainia sophia
Russian olive Elaragnus angusti olia
Goosegrass Eleusine indica
Leafy spurge Euphorbia esula
Kochia Kochia scoparia
Perennial pepperweed Lepidium latifolium
Toadflax species Linarian spp.
Purple loosestrife Lythrum salicaria
Common mallow Malva neglecta
Scotch thistle Onopordum acanthium
Russian thistle(tumbleweed) Solsola iberica
Saltcedar Tamarix ramosissima
Puncture vine Tribulus terrestris
Common mullein Verbascum thapsuc
7.6 Lone Trees, Windrows, and Farm Structures •
Large-diameter lone trees, windrows, and vegetation in usually dry terrain around farm structures
typically consists of a few common species, including Plains cottonwood, Chinese elm, western
red cedar, Austrian pine, blue spruce, and the common lilac. These species have managed to
survive the arid climate and drought either by taking advantage of adjacent water sources, such
as ditches, or because a landowner has cared for them.
8.0 WILDLIFE SPECIES
8.1 Mammals
Wildlife in the TCVMD 1GA Study Area associated with these habitat types is typical of most
Front Range grassland areas in the High Plains Ecoregion that have long been converted to the
agricultural land uses. Generalist species such as mule and white-tailed deer, coyotes, red fox,
badger, raccoon, striped skunk, rabbit, squirrel, and deer and house mice are common mammals
that are highly adaptable to a wide range of non-specialized, relatively undeveloped but
perturbed landscapes in close proximity to human activity. These species are likely year-round
residents to the area where adequate cover, den opportunities, and food sources are present
(Fitzgerald, 1994).
8.2 Raptors (Birds of Prey)
While no raptor-specific surveys have been conducted in the TCVMD IGA Study Area, species
of raptors expected to occur year-round or in the summer include red-tailed hawk (observed),
northern harrier, Swainson's hawk, Cooper's hawk, sharp-shinned hawk, prairie falcon,
• American kestrel (observed), great homed owl, barn owl, short-eared owl, and western screech-
owl. The red-tailed hawk is common in ranchland and similar open habitats throughout the
region. All of these species are commonly associated with ranchland and similar native habitats as
well as golf courses and rural residential developments, habitats that are generally compatible with
the types of land uses observed in the Study Area. Red-tailed and Swainson's hawks and kestrels
have been observed in the skies and perched on power lines and cottonwood trees throughout the area
hunting for small mammals in the grasslands, crops, and windrows. As discussed further below, the
burrowing owl is a small ground-dwelling bird that is likely a seasonal resident where prairie dog colonies
are present.
8.3 Water Birds and Upland Fowl (Game Birds)
No water birds were directly observed. Given the number of water resources available, however,
a number of species are expected to occur in wetlands, ponds, and other open water areas in the
TCVMD IGA Study Area, including the mallard,yellow-headed blackbird, red-winged blackbird,
and Canada goose. Other ducks that may occur in the Study Area include the green-winged teal,
blue-winged teal, and cinnamon teal. The spotted sandpiper almost certainly occurs along the creek
during the winter. In the summer, the American avocet and Wilson's phalarope may be found in wet
meadows and along shorelines,mud flats, and shallow waters of the farm ponds scattered
throughout the Study Area. The Killdeer is most certainly present along shorelines and open areas
with short vegetation and bare ground, and it uses gravelly areas for nesting. The great blue herons
likely occurs along the South Platte River. It nests and breeds colonially in large trees, which are
• abundant in the area (Kingery, 1998).
The mourning dove is a widespread upland fowl species that was observed in the Study Area. Ring-
necked pheasant may utilize some of the healthier grassland habitat located in the western portion of
the Study Area where there is less human activity and disturbance of cover and nesting habitat. The
northern bobwhite may be present in farmed lands, open areas with shrubs, and open woods along
the South Platte River.
8.4 Small Birds
Agricultural areas that dominate the TCVMD IGA Study Area support the common raven,
American crow, black-billed magpie, American Robin, Brewer's blackbird, common grackle,
and European starling that nest in nearby trees and farm structures. The brown-headed cowbirds
utilize grassy areas, especially where livestock is present.
Some ground-nesting grassland songbirds, such as the western meadowlark, lark bunting, vesper
and savannah sparrows, may find sufficient habitat in unmown and ungrazed pastures, crop
stubble, or pasture margins, such along fence lines and irrigation ditches. The horned lark may
utilize open areas with very short vegetation or bare ground, but its nests are susceptible to
trampling by cattle and/or occasional/random cultivation of the soil.
Windrows and scattered trees along some of the irrigation ditches and around the ranch houses
and outbuildings likely support use by arboreal species such as the rock dove (pigeon), northern
• flicker, American robin, house sparrow, black-capped chickadee, American gold finch, house
finch, and lesser goldfinch. The mountain bluebirds nests in tree cavities and may spend the
winter at lower elevations in the area. 111
Small birds expected along Big Dry Creek and the South Platte River riparian shrubland and
forest include the belted kingfisher, eastern kingbird, western kingbird, Cassin's kingbird, house
wren, northern flicker(observed), downy woodpecker, red-naped sapsucker, loggerhead shrike,
northern shrike, northern mockingbird, great-tailed grackle, cordilleran flycatcher, willow
flycatcher, western wood-pewee, Bullock's oriole, mountain chickadee, white-breasted nuthatch,
ruby-crowned kinglet, American robin (observed), Swainson's thrush, warbling vireo,
plumbeous vireo, yellow warble, yellow-breasted chat, orange-crowned warbler, Virginia's
warbler, Wilson's warbler, MacGillivray's warbler, western tanager, pine siskin, song sparrow,
Lincoln's sparrow, fox sparrow, Cassin's sparrow, common nighthawk, and Say's phoebe. Cliff
and barn swallows are likely found near water and typically build mud nests in colonies under
bridges or around buildings. Shrubby areas near water are generally absent as a result of grazing,
which precludes the presence of a number of song birds including the Lazuli bunting and blue
grosbeak (Gillihan, 2004) and (Kingery, 1998).
8.5 Reptiles and Amphibians
The reptile and amphibian community in the area is typical of the eastern grasslands of Colorado.
The plains garter snake is common. This abundant and widespread snake is usually found near
water and could be expected along Big Dry Creek, the South Platte River, and farm ponds,
irrigation ditches, and compost piles. A larger species, the bull snake or gopher snake, could also
occur and would most likely be present in grassland pastures where rodents are available. Other
snake species, lizard species, and turtles also occur. Painted turtles and snapping turtles occur in
permanent ponds, marshes, and river backwaters.
The amphibian species likely to occur are the chorus frog, Woodhouse's toad, and tiger
salamander. The northern chorus frog is common and widespread in marshy areas along
drainages, irrigated pastures, and wetlands throughout the region. Woodhouse's toad occurs in
the floodplains of the South Platte River and its tributaries. The tiger salamander is common and
can be found in moist area around ponds and occasionally in window wells or root cellars
(Hammerson, 1999).
8.6 Aquatic Organisms
An investigation of aquatic life in Big Dry Creek and the South Platte River has not been
conducted. However, high water temperatures, nutrient loading from agriculture, and high
erosion and sediment rates are likely indicators of poor water quality, limited macro-invertebrate
production, and, under low flow conditions, low dissolved oxygen. Warm water fish common to
the eastern plains, such as the black bullhead, channel catfish, Johnny darter, Iowa darter,
Gizzard shad, longnose dace, creek chub, flathead minnow, red shiner, bigmouth shiner, sand
shiner, brook stickleback, white sucker, longnose sucker, green sunfish, plains killfish, plains
topminnow, and, undoubtedly, carp, are the most likely species to occur under these conditions
(Hanophy, 2006).
A topic of much debate in the Big Dry Creek watershed is the lack of johnny darters in the
downstream reaches of the creek. Johnny darters are bottom-dwelling fish, commonly found
along shallow stream banks or creeks. In 1996, the Colorado Division of Wildlife (CDOW
• suggested lowering the un-ionized ammonia level from 0.1 milligram per liter(mg/L) to 0.06
mg/L. Since this recommendation was made, several studies of the aquatic habitat have been
preformed, and according to the Report of the Aquatic Monitoring Program, prepared by
Aquatics Associates, "the absence of johnny darters at sites in the downstream reaches of Big
Dry Creek is most likely due to the lack of suitable habitat rather than the water quality"
(Aquatics Associates, 1998). Others address more in-depth ecological analysis, including
wetlands and threatened and endangered species.
8.7 State Listed Threatened and Endangered Species and Species of Special Concern
The CDOW Natural Diversity Information Source (NDIS) lists a number of State-listed
Threatened and Endangered Species, and Species of Special Concern for Weld County as
outlined in the Tables 13 and 14.
-fable 13: Slate-listed Threatened and Endangered Species and Species of Special Concern
Common Name Scientific Name Status Abundance
Black-footed Ferret Mustela nigripes Endangered Extirpated
*Least Tern Sterna antillarum Endangered Unknown
*Plains Sharp-tailed Grouse Tympanuchus Endangered Unknown
phasianellus jamesii
*Southwestern Willow Empidonax traillii Endangered Unknown
Flycatcher extimus
*Whooping Crane Grus americana Endangered Unknown
• Bald Eagle Holioeetas Threatened Unknown
leucocephalus
*Northern River Otter Lutra canadensis Threatened Very Rare
Piping Plover Charadrius melodus Threatened Unknown
Preble's Meadow Jumping Zapus hudsonius Threatened Uncommon
Mouse preblei
Western Burrowing Owl Athene cunicrdaria Threatened Fairly
Common
8.8 State Listed Threatened and Endangered Species
Table 14:Stale Listed Species of Special Concern
Common Name Scientific Name Status Abundance
Black-tailed Prairie Dog Cynomys ludovicianus Concern Fairly Common
Common Garter Snake Thamnophis sirtalis Concern Uncommon
Ferruginous Hawk Buteo regalis Concern Uncommon
*Greater Sandhill Crane Grus canadensis tabida Concern Unknown
Long-billed Curlew Numenius americanus Concern Rare
*Midget Faded Rattlesnake Crotalus viridis concolor Concern Sparsely Common
Mountain Plover Charadrius montanus Concern Uncommon
Northern Cricket Frog Acris crepitans Concern Unknown
Northern Leopard Frog Rana pipiens Concern Locally Common
*Northern Pocket Gopher Thomomys talpoides Concern Common
Swift Fox Vulpes vclox Concern Uncommon
*Western Snowy Plover Charadrius alcxandrinus nivosus Concern Unknown
Note:
*Any species on the table that are not discussed below are either very unlikely to occur in the Study Area based on
•
the lack of suitable habitat.
The black-tailed prairie dog is a keystone species of special concern in the prairie ecosystem.
The species is an essential food source and its burrows are unique in that they provide cover
from predators and ground nesting and breeding habitat for a diversity of plains species, including
the burrowing owl, ferruginous hawk, bald eagle, mountain plover, and swift fox, all of which federally or
state listed threatened or endangered species or species of special concern.
Burrowing Owls: The burrowing owl is primarily found in grasslands in or near prairie dog
towns. The owl migrates to Colorado around March 1 and likely utilizes prairie dog colonies
present in the Study Area until about October 31.
Ferruginous Hawks: The ferruginous hawks is a ground-nesting raptor that evolved on the
prairie, but it is known to use large trees and structures for nesting and roosting as well. This
large raptor feeds on prairie dogs, prefers large tracts of open habitat, and is sensitive to human
disturbance, but likely winter in the area.
Bald Eagle: Bald eagle habitat extends along the South Platte River wherever large trees for
perching, roosting, and nesting are present. As of January 2009, a pair of bald eagles is currently
nesting in the Study Area in an undisclosed portion of the South Platte River Riparian Corridor.
Mountain Plover: The mountain plovers inhabits prairie grasslands, arid plains, and freshly
plowed fields and often choose shortgrass prairie grazed by prairie dogs and cattle for nesting.
The bird may utilize open, unirrigated areas within the area with very short vegetation or bare
ground during the summer, and so its nests are susceptible to trampling by cattle and/or
occasional/random cultivation of the soil. These impacts may preclude the species from
occupying the Study Area.
Swift Fox: The swift fox is most abundant in undisturbed short-grass prairies of eastern
Colorado and is known to be the most "den-dependent" of all foxes. It is also known to occupy
cropland habitats and create dens along the sides of roads and near human structures. While it is
possible, it is not likely that the swift fox is present in the Study Area given the proximity of
human development and activity to its dens, intensive land use, and a lack of undisturbed native
prairie
The species that are most likely or known to occur in the Study Area are shown in Exhibit: State
Threatened Species.
Other state-listed species of special concern listed for Weld County are the common garter
snake, greater sandhill crane, long-billed curlew, northern cricket frog, and the northern leopard
frog.
Common Garter: Contrary to its name, the common garter is actually uncommon because it
only occurs along the South Platte River and its tributaries, marshes, and ponds and along the
edges of streams. This snake is restricted to aquatic, wetland and riparian habitats in the
floodplain, and is seldom found away from water.
Sandhill Crane: The greater sandhill crane, found in the northwestern Colorado and migrates
• through the San Luis Valley, is a very unlikely to be encountered on a consistent basis along the
Front Range. Similarly, the lesser sandhill crane migrates from Nebraska and may only stop over
on its way through to the San Luis Valley.
Long-Billed Curlew: The long-billed curlew is a rare shore bird typically found in the
shortgrass prairies of the eastern plains and may be an occasional transient in the area.
Specifically, it utilizes wet meadows, along shorelines, mud flats, shallow waters of the farms
ponds, and undisturbed grassland adjacent to these features which are not present in the Study
Area.
Northern Cricket Frog: The northern cricket frog primarily occurs in lowland areas along swampy,
muddy permanent and semi-permanent ponds, ditch fringes, in the sandhi]] country of Nebraska,
but it is occasionally found in this region of Colorado. This species is being replaced by the
Florida bullfrog and therefore it is very unlikely that this species occurs in the Study Area. The
northern leopard frog has disappeared from natural sites and is also being out-competed and
replaced by the Florida bullfrog. The bullfrog needs permanent water, however, so the shallow
water, and intermittently exposed and dried out ponds present in the Study Area do not provide
ideal habitat for the species.
8.9 Federally Listed Threatened and Endangered Species
The U.S. Fish and Wildlife Service lists the following federally listed threatened and endangered
• species for Weld County as outlined in the table below:
Table 15: Federally Listed Threatened and Endangered Species
Common Name Scientific Name Status
Black-footed Ferret Mustela nigripes Endangered
Colorado butterfly plant Gaura neomexicana spp.coloradensis Threatened
Least Tern(interior population) ♦ Sterna antillarum Endangered
Mexican spotted owl Strix occidentalis lucida Threatened
Pallid sturgeon ♦ Scaphirhynchus albus Endangered
Piping Plover A Charadrius melodus Threatened
Preble's Meadow Jumping Mouse Zapus hudsonius preblei Threatened
Ute ladies'-tresses orchid Spiranthes diluvialis Endangered
Whooping Crane ♦ Grus americana Endangered
Symbols:
♦ Water depletions in the South Platte River may affect the species and/or critical habitat in downstream reaches in other states.
Habitat conditions in the TCVMD IGA Study Area are unsuitable to support any of the
Federally-listed threatened and endangered species for Weld County. The black-footed ferret, a
signature of wildlife diversity in the prairie, has long been extirpated from its previous range as
prairie dog populations were eradicated to make way for agriculture. The only known
populations of the Colorado butterfly plant are located in Wyoming, and the Mexican spotted
owl inhabits riparian corridors in rocky canyons. The only other species that could occur in the
Study Area is the Preble's meadow jumping mouse and the Ute ladies'-tresses orchid. However,
there is insufficient and an insignificant amount of willow shrubs along Big Dry Creek or the
• South Platte River that would be suitable primary habitat for mouse. Transitional wetland habitat
for the Ute ladies'-tresses orchid, a plant associated with gravelly soils and a high water table,
that may have been present historically along the Big Dry Creek and the South Platte River has
essentially been eliminated as a result of gravel mining, severe trampling and over grazing,
channelization, bank instability and the implementation of bank stabilization measures using
refuse and rubble.
Many of the species that are on the Federal and State threatened and endangered species list, such as
the least tern,pallid sturgeon,piping plover, southwestern willow flycatcher,plains sharp-tailed
grouse,northern river otter, and the whooping crane do not occur in populated or agricultural areas
of Weld county, or are species that occur in downstream reaches of the South Platte River that are
affected by water depletions and a lack of in-stream flows throughout the watershed.
Table 16: Soil Percentages in the TCVbiI) n:A Study Area
Soil Type I RSA%
Altvan Loam 5.7%
Aquolls and Aquents 13.2%
Bankard Sandy Loam 0.4%
Dacono Clay Loam 2.8%
Haverson Loam 2.6%
Kim Loam 2.5%
Midway-Shingle Complex 0.1%
Nunn Clay Loam 9.8%
Nunn Loam 15.9%
Olney Fine Sandy Loam 11.2%
Otero Sandy Loam 1.2%
Renohill Clay Loam 1.0%
Tassel Fine Sandy Loam 0.1%
Ulm Clay Loam 0.1%
Ustic Torriorthents 0.1%
Vona Sandy Loam 0.5%
Water 0.8%
Weld Loam 20.5%
Wiley-Colby Complex 11.8%
9.0 SOILS AND GEOLOGY
The South Platte River Valley was formed during the Pleistocene Epoch. Alluvium generally
covers the valley floor and is created mostly of reworked gravel overlain by several feet of rich
sandy silt, located in the riparian zones of the river [Exhibit: Parent Material].
The soils of the region are generally separated by watershed. The soils within the South Platte
floodplain are mostly Aquolls and Aquents, which are poorly drained, slow permeable soils. The
soils along the Big Dry Creek are mainly Weld and Olney while the higher elevations within the
area are largely Nunn soils, all of which are deep, well drained, and slow to moderate permeable
soils (NRCS, 2006). A detailed breakdown of the soils within the Study Area is provided in
Table 16: Soil Percentages in the TCVMD IGA Study Area.
The most prevalent soil types in the TCVMD IGA Study Area are Nunn loam/clay loam
(25.3%); Weld loam (20.1%); Aquolls, Aquents, and Aquepts (14.1%); Wiley-Colby complex
(11.5%); Olney fine sandy loam (11.0%); and Altvan loam (5.6%). These soils make up
approximately 87.6% or 5,277 acres out the total 6,000-acre area [Exhibit: Soil Types]. Dacono
• clay loam (2.7%), Haverson loam (2.5%), Kim loam (2.5%), Otero sandy loam (1.2%), Renohill
clay loam (0.9%), Bankard sandy loam (0.7%), and Vona sandy loam (0.5%) make up
approximately 675 acres. Midway-Shingle complex, Tassel fine sandy loam, Ulm clay loam, and
Ustic Torriorthents together account for only 0.4%, or 27.0 acres out of the entire area(USDA,
2009).
Only 473 acres or 8% of the TCVMD IGA Study Area is currently considered as farmland of
statewide and local importance (i.e., prime farmland). This includes the Kim loam (Soil Nos. 33
and 34), Olney fine sandy loam (Soil No. 48), Otero sandy loam (Soil No. 52), Ulm clay loam
Soil No. 67), and the Wiley-Colby complex (Soil No. 83). These soils are roughly located on or
around the central high point of the Study Area. Conversely, approximately 857 acres, or 14% of
the area, would be prime if the soils are drained, protected from flooding, or if not frequently
flooded by irrigation. These soils include the Aquolls and Aquents (Soil No. 3) and Aquolls and
Aquepts (Soil No. 4), which are located mostly in the South Platte River floodplain, and three
other pockets as described above. The remaining soils throughout the Study Area would be
considered prime farmland if irrigated.
9.1 Description of Major Soils in the TCVMD IGA Study Area:
• Nunn loam/clay loam (Soil Nos. 39, 40, 41, and 42) is a deep, well-drained soil formed
in mixed alluvium. Small, long, and narrow pockets of sand and gravel may be present.
• This soil type encompasses a very large portion of the southwest and northwest portion of
the Study Area.
AGRICULTURE POTENTIAL: Would be prime farmland if irrigated.
HABITAT: In the area this soil is almost entirely used for irrigated crops, but is also
suitable for tree and shrub plantings. When this soil type is used for rangeland and its
condition deteriorates, this soil type is prone to weed invasion.
URBAN DEVELOPMENT POTENTIAL: This soil has a high shrink-swell potential,
thus a higher emphasis on drainage around building foundations and roadways must be
made to ensure long-term sustainability. Those areas that are not well drained will have a
fair to low potential for urban development(USDA, 1980).
• Weld loam (Soil Nos. 78 and 79) is a deep, well-drained loamy soil formed in eolian
deposits located mostly in the central portion of Study Area.
AGRICULTURE POTENTIAL: Would be prime farmland if irrigated.
HABITAT: This soil type is good for all types of seeding and planting so long as weed
controls are implemented to ensure establishment and survival.
URBAN DEVELOPMENT POTENTIAL: This soil has a good potential for urban and
recreational development. The limiting factor is a shrink-swell potential of the subsoil as
it wets and dries, if this region is not well drained (USDA, 1980).
• Aquolls and Aquents soils (Soil No. 3) are deep, poorly drained soils that formed in
recent alluvium located on bottom-lands and floodplains of major rivers. This soil type is
•
typically a loamy or clayey surface layer to a depth of about 48 inches that is underlain
by sand and gravel.
AGRICULTURAL POTENTIAL: Would be prime if the soils are well drained and
reasonably protected against frequent storm events.
HABITAT: This soil type represents riparian areas along the South Platte River that are
subject to seasonal flooding and where the water table is at or near the surface during
spring run-off and recedes in the fall.
URBAN DEVELOPMENT POTENTIAL: These soils are predominantly found in the
floodplain and have a very low potential for urban development.
• Aquolls and Aquepts soils (Soil No. 4) are deep, poorly drained soils associated with
depressions, ditches, stream terraces, or center pivot irrigation areas that are frequently
flooded. This soil type is found near the pond in the northwestern corner of the Study
Area, immediately north of Big Dry Creek where Brantner Ditch crosses the Study Area
boundary, and immediately north of the railroad bed where the land is irrigated by a
center pivot.
AGRICULTURAL POTENTIAL: Would be prime if the soils are well drained.
HABITAT: This soil type is listed as hydric and can exhibit wetland characteristics
because of high clay content and prolonged anaerobic conditions caused by excessive
inundation. These soils often support wetland vegetation because the water table is at or
near the surface during the irrigation season (USDA, 1980).
URBAN DEVELOPMENT POTENTIAL: This soil type is prime for wetlands or
detention ponds but if well drained maybe conducive to urban development.
41
• Wiley-Colby complex (Soil Nos. 82 and 83) is also a deep, well-drained soil formed in
calcareous eolian deposits (i.e., wind-deposited soils containing measurable amounts of
calcium carbonate). This soil type is generally located along the center ridgeline of the
Study Area.
AGRICULTURAL POTENTIAL: Considered Prime Farmland
HABITAT: This soil is suitable for all irrigated and non-irrigated crops, rangeland, and
wildlife habitat. Because of its position in the landscape, this soil has moderate erosion
potential (USDA, 1980).
URBAN DEVELOPMENT POTENTIAL: This soil is well drained and prime for urban
development.
• Olney fine sandy loam (Soil Nos. 47 and 48)is a deep, well-drained soil located in
mixed outwash deposit areas along the southern Big Dry Creek floodplain.
AGRICULTURAL POTENTIAL: Considered Prime Farmland
HABITAT: This soil is suitable for all types of crops and plantings. Native rangeland
vegetation best suited for this well drained sandy soil type is sand bluestem, sand
reedgrass and blue grama.
URBAN DEVELOPMENT POTENTIAL: Given the proximity of this soil to Big Dry
Creek and irrigation ditches and its rapid permeability rate, this soil maybe best utilized
as retention basins or vegetated swales that will promote groundwater infiltration.
Because this soil highly permeable, fertilizers, sewage, and other pollutants can easily
infiltrate and contaminate groundwater (USDA, 1980), so special consideration must be
• made in these areas to minimize potential contaminates.
All of the soil types occurring in the Study Area occur on fairly level ground between 0 and 5%
slopes, and are susceptible to wind erosion if no ground cover is present. Introduced rangelands
and native grasslands that typically consist of blue grama, western wheatgrass, and needle-and-
thread provide suitable habitat for ring-necked pheasant, dove and rabbit for hunting and other
wildlife habitat development if nesting cover is left undisturbed. Remnant crops provide seasonal
food source for transient and year-round species that occupy nearby wetland and riparian habitats
(USDA, 1980).
Please refer to the Exhibit, Soil Types, for locations and soil types occurring in the area.
10.0 RESOURCE EXTRACTION
10.1 Oil & Gas Production
The TCVMD IGA Study Area is located in the Denver-Julesburg (DJ) Basin. The producing
fields within the Study Area are the Wattenberg and Spindle oil and gas fields. The majority of
production in the Spindle field originates from the Sussex formation. Wells in the portion of
Wattenberg field located within the Study Area produce from the Lower Cretaceous Dakota J
Sand (Terbest, Garrison 2002).
The primary oil and gas facilities within the TCVMD IGA Study Area may need to be addressed
• in the design and planning process are located at the intersection of WCR 4 and WCR 19 in SW4
Sec.27, SE4 Section 28 and NW4 Section 34 [Exhibit: Resource Extraction]. Historical and
active facilities that have operated at these locations have included the former Wattenberg Gas
Plant, the Surrey Compressor Station, a Class II UIC Injection Well, a centralized land treatment
facility, and Xcel Energy Compressor& QC facilities.
Ownership and approximate acreage of the parcels which comprise this complex is as follows
(Antara, 2008):
• SW Section. 27: Xcel Energy (Public Service Company of Colorado)-160 acres
• SE Section 28: EnCanalConquest 59 acres
• NW Section 34 Xcel Energy (Public Service Company of Colorado)-7 acres
Weld County Department of Public Health & Environment (WCDPHE) records indicate that Use
by Special Review permits have been issued for these facilities by the Weld County Planning
Commission. Construction/expansion of the Xcel Energy Yosemite North Station (3 Amend,
USR-778) was opposed by several local residents and landowners, and complaints continued
during construction of the facility. The complaints centered on concerns related to noise and
vibrations, as well as potential odors from the station. Acoustical surveys were conducted by
Xcel Energy at a number of nearby residences. The Use by Special Review application was
approved by the Planning Commission on December 18, 2001, and the WCDPHE file was
closed.
•
Mr. Steve Pott, Chief Gas Pipeline Safety at the Public Utilities Commission, noted in
conversation that he believed that compressor capacity will likely increase at these locations as111
pressure in the Wattenberg Field decreases. So it is probable that production, transmission and
disposal activities will continue at these facilities for a significant period.
Colorado Oil and Gas Conservation Commission (OGCC) records indicate that contamination of
soil and shallow groundwater is present at these facilities. Remediation activities are ongoing at
the active and inactive facilities located in Section 28 (northwest of the intersection of WCR 4
and WCR 19). Recent groundwater monitoring results for benzene contamination proximate to
the EnCana facility in Section 28 show that this plume does not extend beyond the boundaries of
the facility.
10.2 Oil & Natural Gas Pipelines
The major pipelines located within the TCVMD IGA Study Area are mapped on the National
Pipeline Mapping System and the Colorado Geology Survey Map[Exhibit: Regional
Infrastructure]. Many of these pipeline easements, however, are located adjacent to county
roads. Only partial records of gathering lines are maintained by the Public Utilities Commission
(PUC) as the Study Area is currently categorized as a non-urban area. Gathering lines within the
area can be moved or abandoned as development occurs, and should be addressed in more
detailed planning stages.
10.3 Oil & Gas Wells, Batteries and Pits
The current distribution of oil and gas wells located within the TCVMD IGA Study Area is
presented in Exhibit: Resource Extraction. The location of production pits are also included in
the COGIS database maintained by OGCC.
It has been the experience of Trevor Hart &Associates (THA) in working in the Todd Creek
Development, as well as other projects in Adams and Weld counties that localized contamination
of the soil and shallow groundwater by petroleum hydrocarbons may be encountered around
wellheads, and especially at battery and pit locations. If such contamination is encountered in the
Study Area, Section 34-60-124 of the Oil and Gas Conservation Act specifies that:
If the [oil and gas conservation] commission determines that mitigation of a significant adverse
environmental impact on any air, water, soil or biological resource is necessary as a result of the
conduct of oil and gas operations, the commission shall issue an order requiring the responsible
party to perform such mitigation. If the responsible party cannot be identified or refuses to
comply with such an order, the commission shall authorize the necessary expenditure from the
[oil and gas environmental response] fund.
Furthermore, Section 34-60-124(8) (b) clarifies that:
..."responsible party" does not include any landowner, whether of the surface estate, mineral
estate, or both, who does not engage in, or assume responsibility for, the conduct of oil and gas
operations". If a significant environmental impact associated with current or past production
activities is uncovered in the Study Area, liability for remediation lies with the "responsible
party" (the current or former lease operator) and not the landowner. It is also notable that in the
recent revisions to Rule 910 (Concentrations and Sampling for Soil and Ground), OGCC adopted
cleanup standards for soil and ground water that are equivalent to those established by Colorado
• Department of Public Health CDPHE for unrestricted land use.
10.4 Coal Resources
The TCVMD IGA Study Area is located within the Denver Coal Basin. Coal deposits in this
basin occur within the lower 50 to 275 feet of the Upper Cretaceous Laramie Formation
(Kirkham and Ladwig 1978). The Boulder-Weld coal field is the most 6 productive coal mining
area in the basin, Production in the field began in approximately 1863 and continued until the
Lincoln Mine closed in 1979. The Colorado Geological Survey (Cappa et al., 2002) concluded
that inadequate information was available to calculate whether a viable commercial resource
underlay state mineral parcels located in the area.
The Boulder-Weld coal field is located to the west and northwest of the Study Area. No areas of
coal mine subsidence have been mapped in the TCVMD IGA Study Area[Exhibit: Regional
Environmental Context]
Data evaluated by the Colorado Geological Survey (Wray, Koenig 2001) indicate that coal bed
methane may be recoverable in the Denver Basin from sub-bituminous coals in the Laramie and
Denver formations and that the presence of a possible coal bed methane resource could exist in
Weld County. Issues related to the presence of methane in domestic wells and degradation of
ground water quality associated with the coal beds are discussed below.
• 10.4 Metallic Mineral (Uranium) Resources
Several uranium occurrences have been discovered in north-central Weld County. These deposits
occur in beach sands within the Laramie Formation (Nelson-Moore et al, 1978/2005). No
uranium occurrences have been identified in the Study Area.
10.5 Gravel Mining/Water Storage Projects
Six permitted, aggregate mines are located at the eastern end of the in Study Area, Sections 25.
More detailed information on the mines is presented below in Table 1. No records of violations
of Clean Air Act(Minor Emission) or Clean Water Act(National Pollutant Discharge
Elimination System [NPDES]) permits associated with these mining operations were uncovered
in a review of U.S. Environmental Protection Agency (EPA) or CPDPHE databases.
A review of Colorado State Engineer records indicated that two water storage projects have been
developed or are planned following completion of mining operations in the Study Area [Exhibit:
Resource Extraction]:
• The Wattenberg Lakes project, planned by Westminster, will cover approximately 976
acres. This project will consist of several reservoirs within the project area.
• Walker Lake, which is part of the Prairie Waters Project(PWP) developed by Aurora,
covers approximately 290 acres. The transmission pipeline for the PWP extends across
the Study Area.
•
The Wattenberg Lakes project lies partially within the mapped flood plain of the South Platte,
but extends further west to the Brighton Ditch. The city of Westminster is currently negotiating
with nearby landowners to finalize the scope of this project.
The Walker Lake is located within the flood plain in the southeastern corner of the TCVMD IGA
Study Area. The pipeline carrying water from the northern well field to the Aurora water
treatment facility, however, extends from north to south across the Study Area on western side of
the Brighton Ditch [Exhibit: Regional Infrastructure]. Easements recorded in the Weld County
Clerk and Recorders office indicated that Aurora has obtained 60-foot-wide utility easements
Table 17: ['ermined Aggregate Mines eeithin Sludp Area along the route
of the
transmission
pipeline. Both of these projects involve water storage; additional uses of the reclaimed mined
areas are likely to be restricted.
Wallenberg Lakes
Wallenberg Lakes M2001008 Aggregate Industries SE'25 IN 67W NIA 42080
•WCR,Inc.
Wallenberg Lakes M2004051 Aggregate Industries SE'25-IN-67W 2/1012005 42100
WCR,Inc
Denham/tinges Pll' M1906006 Cereal]Enlelprlses SE'25-1N-6IW 2/17/1981 NIA
Wallenberg Weal M2005066 Asphalt Paving Co. SE'NW' 81110006 13500
25-1N-67W
Walker Lake
Baseline Resource M1997050 Hall Irwin Corp SE'SE' 2/12/1998 10960 4136 1N 87W
Parker Dersham M2006003 Hal Irwin Corp SW'NE' 4.9,2008 52.30
Resource 384N,87W
10.5 Groundwater Quality
Groundwater resources within the Study Area are part of the South Platte River basin system.
Shallow groundwater is present in unconsolidated alluvial deposits, predominantly in the South
Platte River and Big Dry Creek drainages, and unconsolidated deposits, including upland
deposits, slope wash, and dune sand deposits of Quaternary age that overlie the consolidated
bedrock of Tertiary and Cretaceous age. These unconsolidated deposits range from in thickness
from 0 to approximately 125 feet. The valley fill deposits consist of beds and lenses of clay, silt,
sand, gravel, cobbles, and boulders. The depth to the water table in 1 l of the unconsolidated
deposits within the Study Area are presented in Exhibit: Water Table Depth. Groundwater flow
within the unconsolidated deposits is toward the South Platte, but it is also influenced by the
surface and underlying bedrock topographies. The consolidated bedrock formations are also an
important source of groundwater in the Denver Basin. Numerous wells within the Study Area are
completed in the Laramie or deeper Fox Hills aquifers, predominantly for domestic and
agricultural purposes. Regional groundwater flow in the bedrock aquifers is from the southwest
to northeast. Geographic information system (GIS) mapping of water wells in the Study Area is
maintained by OGCC [Exhibit: Existing Wells and Aquifers]. No regional groundwater issues
were uncovered in a review of EPA- Region 8 or CDPHE-Water Quality Control Division
records. Baseline ground water monitoring data maintained by OGCC indicate two principal
groundwater quality issues within the Study Area: the presence of methane within domestic
• wells and the effect of oil and gas production activities on ground water quality.
10.6 Methane in Domestic Wells
OGCC records indicate that complaints related to the presence of methane have been received
for six domestic wells located within or in the vicinity of the Study Area. Information on these
wells is summarized in Table 2. The most complete information is available on the Johnson well,
located at 1179 WCR 21 (SE SE 27- 1N-67W).
A complaint was originally received by OGCC in 1994, alleging contamination of the domestic
water well from a nearby oil and gas well (UPRR 42 Pan Am K#2), which is also located in SE
Section 27. Methane gas was detected in the water well casing at a concentration of 10.08%,
which is above the lower explosive limit of 5%. Benzene, ethylbenzene, and xylenes (BTEX)
were not detected above the reported quantitation limits in a water sample collected from the
well. Toluene was detected at a concentration of 6.5 micrograms per liter(µg/L), significantly
below the state standard of 1,000 µg/I.
Isotope analysis of the methane gas, conducted by USGS, indicated that the gas sample has a
delta carbon 13 value of-68.09, which is indicative of biogenic methane. Biogenic methane
occurs in near surface environments and is the principal product of the decomposition of buried
organic material. In Weld County, many of the coal zones in the Laramie/Fox Hills formation
contain biogenic methane with a light delta carbon signature.
• USGS isotopic analysis of methane collected from the nearby oil and gas well (UPPR 42 Pan
Am K #2) indicated that this gas had a delta carbon 13 value of-47.63, which is within the range
of thermogenically sourced gas (-35.00 to -55.00). Thermogenic methane is produced by the
thermal breakdown of organic material in rocks resulting from high temperatures created by deep
burial.
Well data obtained from the State Engineers Office indicate that the Johnson Well was
completed at a depth of 720 feet. A review of the geophysical log of the nearby oil and gas well,
located in SW 26-1N-67W, indicates that the Johnson well was drilled approximately 25 feet
into the top of the main Fox Hills Sandstone. The well was subsequently completed within the
upper portion of the Fox Hills Sandstone and a shaley zone of the lower Laramie Formation. The
occurrence of biogenic gas indicates that there may be coal seams within the perforated section
of the well. Consequently, OGCC concluded that"there is no direct evidence that [the] water
well was impacted by the oil and gas operations conducted at the nearby UPPR 42 Pan Am K
#2 well."
The water quality data from other water wells, which are summarized in the OGCC database
[Table 18: Domestic Well Water Quality Data], also indicate that the methane present in these
wells is also derived from underlying coal beds. The wells are reportedly completed in the Fox
Hills formation, and BTEX compounds were not detected in the samples from the three wells
that were tested for these analytes [Table 18: Domestic Well Water Quality Data].
No records were uncovered in the OGCC files or databases of incidents where OGCC had IIIconcluded that domestic or stock water wells had been impacted by oil and gas production
operations. Nonetheless, OGCC personnel have concluded that oil and gas operations have
contributed to the presence of flammable gases and petroleum hydrocarbon constituents in a
domestic well located in Fort Lupton.
I able 18: Domestic W ell WateeryQualyiils Data
SE SE 27-1N-67W Larry Johnson 6/9/1994 10.08 NA Fox Hills Toluene 6.5 ugh'
1179 WCR 21 Delta C13 -68.D9
NW SW 23-1N-67W Eric Rinard 6120/2003 81.23 NA Not Reported Oi-047%
2252 WOE 21
NW NW 21.1N-67W John Underhill 5/31/2006 NA 48 Fox Hills BTEX-NO
8206 WCR 6
SE SE 17-IN-67W John Underhill 5/31/2006 NA 10.0 Fox Hills BTEX ND
3113 WOE 17
NW NW 21-IN-67W Greg 8 Janette 5,31/2006 NA 5.9 Fox Hils BTEX-ND
Burke
2990 WOE 17
NE SE 21.1N-67W Ruby Lefforge 8/1312007 43 03 $0 Fox Hills TDS-$09 mg/L
2617 WCR 19 Della C13 -72.61
Note'. Lower Explosive Limit 5%,Upper Explosive Limn 15%
NA-Not Analyzed
ND-Not Detected
10.7 Oil and Gas Production Ill
Records maintained by OGCC indicate that several small-scale spills and releases to the soil,
surface drainages, and groundwater, resulting from oil and gas production and gathering
operations have occurred within the Study Area. With the exception of the former Wattenberg
Gas Plant, Conquest UIC facility, and EnCana Centralized Land Treatment facility, which are
located in Section 28 and are discussed above, all of the remediation files on sites within the
RUA area, have been closed by OGCC. It is anticipated that goals and procedures will be
developed to monitor that releases are remediated by operators in accordance with OGCC rules.
10.8 Air Quality
Because the TCVMD IGA Study Area is located within the Denver-Boulder Greeley-Fort
Collins, Eight Hour Ozone Control Area, oil and gas, exploration and production facilities must
monitor and control air emissions in accordance with Regulation No. 7 of the Colorado Air
Quality Control Commission that was amended in December 2008. Implementation of this
revised regulation is anticipated to result in decreased fugitive emissions from E&P facilities.
Incidents recorded in the files of CDPHE and WCDPHE confirm that historically there have
been accidental releases to the air from oil and gas facilities in the TCVMD IGA Study Area.
The most serious incident occurred at the Xcel Energy station at the intersection of WCR 4 and
WCR19 (CDPHE Tracking No. 2005-796). Mercaptan (a natural gas odorant) was released and
migrated to Brighton. The Brighton Fire Department concluded that the release was nontoxic at 41the concentrations detected in Brighton.
• Approximately 8,000 gallons of liquefied natural gas were released from the nearby Surrey
Compressor Station in 2000 (CDPHE 2000-325, Weld Co. Incident File 520). A note to the Weld
County file, dated October 29, 2002, indicated that a representative of Duke Energy had reported
that the LNG release had vaporized and that"no soils were contaminated or removed."
10.9 Hazardous/Industrial Waste
A review was made of the Comprehensive Environmental Response, Compensation and Liability
Information System (CERCLIS). The CERCLIS database is a compilation of the hazardous
substance sites that have been identified by EPA. No active or archived CERCLIS sites were
identified within the TCVMD IGA Study Area. Additionally, no Superfund (National Priorities
List) sites were identified within the Study Area.
The Xcel Energy (Public Service Co.) Yosemite Air Blend facility, located at 934 WCR 19, is
the only active generator of hazardous waste located within the Study Area as identified by the
Resource Conservation and Recovery Act (RCRA) RCRA Info database. This facility originally
submitted a notification as a small quantity generator of hazardous waste in 1995. A revised
notification was submitted in February 2007 indicating that the facility was a Conditionally
Exempt Generator. No incidents or activities were noted during the review of the CDPHE file on
this facility that would pose a significant risk of environmental contamination to the surrounding
properties.
The former Vessels Brighton Plant (Wattenberg Gas Plant), located at 1245 WCR 19, was
• identified in the RCRA Info database as a closed facility that no longer generates waste. The
CDPHE file on this facility contained several of the reports documenting the ongoing
remediation activities at this former Vessels Plant.
10.10 Solid Waste
No permitted solid waste landfills are identified within the Study Area in either the records of the
CDPHE Solid Waste Unit or the WCDPHE. Similarly, no major incidents or complaints related
to properties within the Study Area were identified in the records of these agencies.
A complaint regarding the disposal of solid waste in a silage pit at the Jacobucci Property,
located at WCR2 and WCR15 and to the west of the Study Area, was identified in the CDPHE
records (SW/1.6/950). The compliance advisory issues for this site were closed in March 2004.
WCDPHE Incident File # 515 documented that soils on the D C Farms property, located at the
intersection of WCR 4 and WCR 17, had been contaminated as a result of a spill of diesel fuel
and drilling mud from a tanker in 1991. A memo to the file dated January 27, 1992, noted that
"[the] site had been satisfactorily cleaned up and the contaminated soil [had been] removed."
It is anticipated the small ranch and farm dump sites will be encountered within the Study Area
and that goals and policies will be developed to manage such sites. Any solid waste (such as tires
or wood or metal debris) should be segregated and recycled or disposed of in accordance with
the regulations and guidance of the CDPHE Solid Waste Unit If suspected hazardous wastes are
S
uncovered, these materials should be characterized to establish appropriate management
practices.
10.11 Underground Storage Tanks
No active petroleum underground storage tank (UST) facilities were identified within the
TCVMD IGA Study Area in the databases of the CDPHE Division of Oil and Public Safety
(OPS). It should be noted that several categories of USTs, including emergency fuel tanks and
tanks used to store fuel for farm operations, are excluded or exempted from OPS regulations.
OPS records indicate that USTs were closed by removal in the 1980s at the former Vessels
facility, located at 8885 WCR 4. OPS records also indicate that four USTs were permanently
closed at the Howard Farms, located at 8709 WCR 4. No records were found in the OPS files
that documented the closure of these tanks.
10.12 Agricultural Issues
The Rule Feedlot, located in the SW Section 26, T IN, R 67W (982 WCR 21) is the largest of 4
agricultural operation within the TCVMD IGA Study Area. No enforcement activities related to
this facility were uncovered in the records of EPA, CDPHE Environmental Agriculture Program,
or WCDPHE.
Based upon the size of the feedlot, CDPHE Animal Feeding Operations Control Regulations (5
Code of Colorado Regulations 1002-81), which were most recently amended in April 2008,
recommend best management practices (BMPs) to reduce the impact of these operations on
surface water and groundwater quality (Section 81.9). No specific closure or monitoring
requirements are contained in Regulation 81.
11.0 TRANSPORTATION
11.1 Existing Roadway and Traffic Conditions
The regional context of the proposed Study Area is shown in Exhibit: Existing Transportation.
The site is bounded by Weld County Road (WCR) 2 on the south, the Platte River on the east,
Quebec Street on the west, and vacant land on the north. The exhibit also indicates the existing
number of lanes, functional classification, and average daily traffic (ADT) volumes based on
recent traffic counts for area roadways.
11.2 Area Roadways
Major roadways in the vicinity of the site are shown in Exhibit: Existing Transportation and are
described below and include brief discussions of anticipated future roadway improvements.
• I-25 is an interstate highway with north-south continuity throughout the state. I-25 has
recently been widened from the Denver Metropolitan Area to State Highway 52 (north of
the site) to six lanes (two lanes in each direction) plus acceleration and deceleration lanes
for on- and off-ramps. It provides both regional and local travel demands throughout the
Colorado Front Range. Recent traffic counts by the Colorado Department of
Transportation (CDOT) indicate that the section of 1-25 north of State Highway 7 41currently carries about 92,000 trips per day. There is currently a direct interchange with
E-470 and full-diamond interchanges with SH 7 and Perry Street(WCR 8). A new
• interchange is proposed between SH 7 and Perry Street south of WCR 6. It was first
identified in the 1-25 Sub-Area Plan by the City and County of Broomfield (1999) and is
shown in the City and County of Broomfield Comprehensive Plan (2005), and the Town
of Erie Comprehensive Plan (2005). However, this proposed interchange is not shown on
the Draft North 1-25 EIS, (2007) and is not a federally approved interchange.
Furthermore, there is currently no funding for the construction of this interchange and a
construction date has not been identified. Because 1-25 is an interstate, an Interchange
Feasibility Study is required in order to receive approval by CDOT and the Federal
Highway Administration (FHWA) prior to construction of this proposed interchange.
• E-470 (Northwest Parkway Toll Road) is a four-lane (two lanes in each direction with
acceleration and deceleration lanes at interchanges) expressway toll facility with east-
west continuity from 1-76 on the east to US 36 on the west. East of I-76, E-470 continues
to the south and eventually loops to the west to I-25, where it continues as C-470 to the
west, eventually looping to the north to west 1-70 near Golden, Colorado. There are
currently full-diamond interchanges at E-470's intersections with Colorado Boulevard
and York Street. There is also a full-diamond interchange planned at the E-470/Quebec
Street intersection. The Parterre Development is a large mixed-use development that is
proposed by the Carlson Development Company. This proposed development surrounds
the proposed E-470/Quebec interchange. The E-470 Toll Authority has indicated that the
E-470/Quebec interchange will be development-funded and construction will not move
forward until the Parterre development moves forward. In addition, the city of Thornton
• has indicated that build-out of the Parterre development is dependent on the construction
of the E-470/Quebec interchange. The Parterre development was annexed and zoned by
Thornton in 2008. Construction on their first phases of development was proposed to
begin in 2009 and finish in 2011. Given the current business economy, construction is
currently on hold and it is not known when this development will move forward.
• U.S. 85 is a four-lane (two lanes in each direction with acceleration and deceleration
lanes at interchanges) regional highway with north-south continuity from the Denver
metropolitan area to north of the Colorado/ Wyoming state border. U.S. 85 currently has
a full diamond roundabout interchange at its intersection with State Highway 7. The SH
7/WCR 2 and SH 7/WCR 6 intersections are currently full movement intersections with
traffic signal control. The section of U.S. 85 east of the site is classified as an expressway
(EX) in the State of Colorado State Highway Access Category Assignment Schedule,
October 2007. The U.S. 85 Access Control Plan shows two future grade-separated
interchanges on U.S. 85 at WCR 2 and WCR 6. However, neither of these interchanges is
currently funded. Furthermore, there is not currently a proposed construction date for
either interchange.
• State Highway (SH) 7 is an east-west state highway with continuity between Boulder on
the west and Brighton on the east. In the vicinity of the site, this roadway has a rural two-
lane cross-section plus auxiliary lanes at major intersections. It has a posted speed limit
of 60 miles per hour east of Colorado Boulevard. The City of Thornton Transportation
• Plan, February 2006, shows SH 7 as a four-lane major arterial in their 2030 roadway plan
and a six-lane major regional arterial in their build-out roadway plan. There is currently a 111traffic signal at the Colorado Boulevard/SH 7 intersection. All other intersections
between I-25 and U.S. 85 are currently stop controlled with stop signs on the north-south
approaches.
• WCR 17 (Quebec Street) is a two-lane roadway with north-south continuity from
Riverdale Road on the south to the Adams/Weld County line at WCR 2. Quebec Street is
currently paved from Riverdale Road to just south of E-470 and from SH 7 to WCR 2.
The portions of Quebec Street between E-470 and SH 7 and WCR 17 north of WCR 2 are
not currently paved. The City of Thornton Transportation Plan, February 2006, shows
Quebec Street as a four-lane major arterial in the 2030 roadway plan and a six-lane major
arterial in the build-out roadway plan. The Dacono Transportation Plan shows WCR 17
as a two-lane minor arterial. In addition, if and when the Parterre development moves
forward, it is required to improve the portion of Quebec Street adjacent to the
development (from 152nd Avenue to south of 144th Avenue) to a four-lane arterial
roadway and, depending on the result of further traffic studies, possibly to a six-lane
arterial roadway.
• WCR 19 (Yosemite Street) is a two-lane roadway with north-south continuity from just
north of E-470 on the south to one mile north of WCR 8 on the north. Yosemite Street is
currently paved from its southern terminus to SH 7 and WCR 19 is currently paved north
of WCR 2 to WCR 8. The portions of Yosemite Street between SH 7 and WCR 2 and the
portion of WCR 19 north of WCR 8 are not currently paved. The City of Thornton
Transportation Plan, February 2006, shows Yosemite Street as a four-lane major arterial
in the 2030 roadway plan and a six-lane major arterial in the build-out roadway plan. The
Dacono Transportation Plan shows WCR 19 as a two-lane minor arterial.
• Havana Street is a two-lane paved roadway with north-south continuity from within the
Todd Creek development just south of SH 7 on the south to SH 7 on the north. The
Dacono Transportation Plan, May 2003, shows Havana Street extending to the north and
connecting to WCR 21 at WCR 2. WCR 21 is shown as two-lane minor arterial roadway
in the Dacono Transportation Plan.
• Colorado Boulevard is a two-lane paved roadway with north-south continuity from the
Denver Metropolitan Area on the south to north of Weld County on the north. Colorado
Boulevard is shown as a four-lane major arterial in the Dacono Transportation Plan and
the Thornton Transportation Plan.
• WCR 2 (168th Avenue) is a two-lane paved roadway with east-west continuity from just
east of I-25 on the west to just east of I-76 and Lochbuie on the east. The City of
Thornton Transportation Plan shows WCR 2 as a four-lane major arterial in the 2030
roadway plan and a six-lane major arterial in the build-out roadway plan.
• WCR 6 is a two-lane paved roadway with east-west continuity from just west of I-25 on
the west to just west of 1-76 on the east. WCR 6 is shown as a two-lane minor arterial in
the Dacono Transportation Plan with recommendations to reserve right-of-way for a
• four-lane arterial between WCR 13 and WCR 17.
• WCR 8 is a two-lane gravel roadway with east-west continuity from the Town of Erie
west of 1-25 on the west to just east of I-76 on the east. WCR 8 is shown as a two-lane
minor arterial east of WCR 13 and a four-lane minor arterial west of WCR 13 in the
Dacono Transportation Plan.
• WCR 4, WCR 21and WCR 23.5 are two-lane gravel roadways within the Study Area.
These roadways are not regionally significant roadways.
11.4 Existing Traffic Counts
The Exhibit: Regional Transportation illustrates recent daily traffic counts on the roadways
around the TCVMD IGA Study Area. These volumes are based on traffic counts conducted by
Counter Measures, Inc. in December, 2008, and recent traffic counts posted on the CDOT
website. A summary of the raw count data is provided in Appendix A.
11.5 Mass Transportation
The Study Area is currently not well served by mass transit. There are no regular bus routes
running near the area and Weld County Transportation System has only limited resources to
provide on-call transportation services to elderly, disabled, low income persons, and the general
public. Services are provided to health care facilities, Weld County internal programs, social
services, and shopping and recreation.
• As part of the regional FasTracks Initiative, a light rail station has been scoped to be located near
the intersection of Colorado Boulevard and SH 7. This light-rail station location could make
transit more viable in the future.
12.0 INFRASTRUCTURE
12.1 Water and Sewer Infrastructure
In the project area, three primary groundwater resources currently exist. Productive aquifer
systems include the Arapahoe and Laramie-Fox Hills aquifers of the Denver Basin bedrock
formations and alluvial deposits associated with the South Platte River and its tributaries.
The Denver Basin aquifers underlie an area of approximately 7,000 sq. mi. in Colorado which
extends from Greeley south to near Colorado Springs and from the Front Range east to Limon.
Four primary aquifer systems exist within the Denver Basin. In order of increasing depth, these
include the Dawson aquifer, the Denver aquifer, the Arapahoe aquifer, and the Laramie-Fox
Hills aquifer. The Laramie Shale separates the Arapahoe aquifer from the Laramie-Fox Hills
aquifer. These bedrock formations dip slightly to the east within the Study Area (Robson and
Banta, 1995). Only the Arapahoe and Laramie-Fox Hills aquifers are present beneath the Study
Area boundaries.
The Arapahoe Formation is the only bedrock unit that outcrops within the Study Area. It consists
of interbedded conglomerates, sandstones, siltstones, and shale. Both groundwater recharge and
• discharge probably occur in the Arapahoe aquifer within the Study Area. The South Platte
alluvial system is considered a point of groundwater discharge, although groundwater recharge
probably occurs in the tributary alluvial systems and at locations where the aquifer system
outcrops at the surface. The Arapahoe aquifer is only partially saturated beneath portions of the
Study Area. Approximately four registered wells within the Study Area produce from the
Arapahoe aquifer.
The Laramie Shale outcrops north and west of the Study Area, and the Fox Hills Sandstone
outcrops west of the Laramie Shale. The Fox-Hills Sandstone is located beneath the Laramie
Shale. Together these units comprise the Laramie-Fox Hills aquifer. The Laramie-Fox-Hills
aquifer consists of fine to very fine grained sandstones and siltstones ranging from 0 to 300 feet
in thickness (Robson and Banta, 1995). Approximately 42 registered wells within the Study Area
from the Laramie-Fox Hills aquifer.
Alluvial deposits associated with the South Plate River and Big Dry Creek are present beneath
much of the Study Area. Portions of the alluvial deposits are saturated and portions are
unsaturated. Based on a 1979 USGS geologic map of the project area, the depth to the water
table in the alluvial deposits varies from less than 5 feet to more than 20 feet where the alluvium
is saturated. Reported well yields from the alluvial aquifer system are as high as 1,000 gallons
per minute. Approximately 50 alluvial water supply wells occur within the Study Area. In
addition, approximately five water supply wells within the Study Area produce from undefined
sources [Exhibit: Existing Wells and Aquifers].
12.2 Potable and Irrigation Water
12.2.1 Existing Potable and Irrigation Systems
The TCVMD has the ability and capacity to provide potable and irrigation water on a voluntary
basis within the TCVMD Study Area as future demand increases. The TCMVD water system is
comprised of two systems: a potable system and a non-potable irrigation system. The source of
the potable water system is the South Platte River, which is treated prior to distribution. The
sources of irrigation water are various rights through the Brantner Ditch and other delivery
systems. This water is pumped into the irrigation system untreated. The two water systems are
separate but have parallel distribution pipelines and separate taps to each user.
The area known as Wattenberg resides within the TCVMD Study Area and is to the east of the
actual Dry Creek RUA boundary. This area consists of a small cluster of homes that are served
by the Wattenberg Improvement Association, a private utility company. The existing homes
within Wattenberg are not part of the Dry Creek RUA boundary. The other homes outside of the
Wattenberg area, but within the Dry Creek RUA boundary, are on private wells.
Also within the Planning Influence Area and the Dry Creek RUA is the Mountain View Water
User Association. This private water company consists of approximately 128 homes scattered in
and around the Dry Creek RUA boundary. These homes are served by an existing system of
wells, tanks, and small distribution lines. As with Wattenberg, the existing homes within the
Mountain View Water User Association are not part of the Dry Creek RUA.
I
Should any of the existing residents or associations within the Dry Creek RUA wish to be served
• by TCVMD and are willing to fund any required infrastructure and fees, the system could be
expanded to include them.
12.2.2 Existing Treatment, Storage and Distribution
The existing TCVMD reverse osmosis (RO) water treatment plant is located on East 153`d
Avenue along Todd Creek. The existing capacity at the TCVMD RO water treatment plant is
1,200 single-family equivalencies (SFE) and fully accommodates its current customer base of
1,178 potable water SFEs. TCVMD also has an existing water storage tank and a network of
potable and irrigation distribution pipelines.
The TCVMD is well positioned to provide future potable and irrigation water in the Study Area.
An additional RO treatment plant will provide capacity for the future demand of increasing
development in the Study Area. In addition, the potable water storage and raw water storage
reservoirs will also require expansions and/or improvements to accommodate the future demand
of this area[Exhibit: Potable and Raw Water].
12.3 Sanitary Sewer
TCVMD evaluated all surrounding wastewater service providers including the City of Brighton,
Metro Wastewater Reclamation District, City of Thornton, St. Vrain Sanitation District, and City
of Fort Lupton, amongst others. In addition to obtaining an agreement from one of these services
providers, the local 208 planning agency must approve the proposed wastewater services and
• improvements. Ultimately, TCVMD reached an agreement with Fort Lupton to provide
wastewater treatment for the proposed development within the Study Area. Fort Lupton's 208
planning agency is the North Front Range Water Quality Planning Association (NFRWQPA).
NFRWQPA reviews and approves all wastewater service within its jurisdiction. Per NFRWQPA
regulations, the developments in the Study Area must be within Fort Lupton's approved 208
Boundary. Consequently, Fort Lupton expanded its 208 Boundary to include the Study Area
[Exhibit: Sewage Coverage Area].
In addition to amending the 208 Boundary, an Intergovernmental Agreement (IGA) between the
Todd Creek Farms Metropolitan District (the former name of TCVMD) and Fort Lupton was
executed. The IGA stipulates that Fort Lupton will accept and treat sewage from up to 14,000
SFEs and one million square feet of commercial space. This IGA ensures that the development
within the Study Area will have sufficient sanitary sewer service. The IGA was executed and
ratified by the TCVMD and the City of Ft. Lupton in 2007.
Fort Lupton's existing wastewater treatment plant (WWTP) is located at the northwestern corner
of the Highway 52 and US Highway U.S. 85 interchange. The rate capacity of the Fort Lupton
WWTP is 2.25 million gallons per day and it currently services approximately 2,900 SFEs. Its
current available capacity cannot accommodate the sewage from the proposed development
within the Study Area without an expansion. If development occurs in the Study Area, further
analysis is recommended to determine the most feasible solution to connect and increase the
capacity of the existing Fort Lupton WWTP.
The existing Wattenberg homes and all other residents within the Study Area are on private 111septic systems. Should these residents wish to be served by the TCVMD and are willing to fund
any required infrastructure and fees, the sewer system could be expanded to include them.
12.4 Power
United Power currently provides power to the existing homes and businesses located within the
Study Area. United Power's main power supply comes from the Brighton Substation that is
located within the Study Area boundary on WCR 21, just south of WCR 6. Currently, United
Power has the ability to service 80 to 90% of the future population within the Study Area from
the existing substation. Based on United Power's future expansion plans for this substation, it
will ultimately have enough power to service the needs for the entire Study Area boundary.
United Power indicated that the majority of their existing power lines are overhead lines that will
be able to be relocated and buried to accommodate new development. However, there are two
existing overhead transmission lines within the limits that feed the Brighton Substation. The
approximate location of these transmission lines are shown on Exhibit: Existing Electric Lines.
United Power indicated that these transmission lines are owned by others and would be difficult
to relocate. Future land plans should try to accommodate these existing power transmission lines.
Upfront coordination will be required with the utility providers if it is determined that a
developer wants to relocate these existing transmission lines.
12.5 Gas
Xcel Energy currently provides natural gas to some of the existing homes and businesses located .
within the Study Area. Xcel Energy has provided a map that indicates the approximate location
of their existing regional gas lines within the Study Area boundaries and these are noted in
Exhibit: Regional Infrastructure. Xcel understands that some of their existing lines will need to
be relocated with future development and developers should contact Xcel during the upfront
planning stages of any new development.
Xcel Energy acknowledged that the Study Area is within its service area and it is willing to serve
the future developments within this Study Area. Xcel will need to analyze its existing
infrastructure as new developments come on line to determine whether expansion of their
facilities is required. Any service to future development, at a minimum, would require a tap from
the transmission line, a regulator station contained within an easement, and new distribution
lines.
12.6 Phone, Cable, and Communications
There are two companies, Qwest Communications and Comcast, which currently provide phone,
cable, and communication services to the existing homes and businesses located within the Study
Area.
Qwest Communications' existing infrastructure within the Study Area is currently above ground,
on the overhead power lines. Qwest does not currently have any major fiber optic lines that run
in the Study Area. Qwest indicated that they have the ability to service the future population
within the limits of the Study Area. Qwest will examine its existing infrastructure and any4111
improvements/upgrades needed to service future developments on an individual project basis.
. Developers within the Study Area should contact Qwest early in the planning process to
understand the costs that may be associated with servicing its infrastructure.
Comcast currently does not have complete infrastructure running through the boundary of the
Study Area due to the rural nature of the existing area. Comcast currently services the
Wattenberg area and areas along WCR 2 and WCR 17. Comcast does not have any fiber optic
lines within the Study Area. Comcast indicated that it would be able to provide service to the
future population in the Study Area. Comcast will require meetings with future developers
during the planning stages to determine the costs that may be associated with providing service
to the future site.
13.0 COMMUNITY SERVICES
13.1 Study Area Service Providers
The TCVMD IGA Study Area is intended to provide a decision-making tool regarding the future
development in an area of growth. Key factors for this analysis are developing a quality
community, providing regional services, and maintaining fiscal integrity.
The following table gives a general overview of current per capita costs and an "order of
magnitude" estimate of additional service costs to fund at the current levels of service. Each
Service provider's budgeting methods and accountability benchmarks vary widely. Table 19 lists
each Service Provider, and how each is funded.
• Table 19: Service Provider Summary
Per Capita Build Est.Funding
Pop. or Student Out Needs(2009
Service Provider Served 2009 Budget Allocation Pop. dollars)
Weld County Public Works 258.640 $42.726.488 $165 41,580 $6,868,881
Weld County Sheriff 258.640 $29.213,402 $113 41,580 $4,696,463
Weld County Social Service 258,640 $24.724,150 $96 41.580 S3.974.753
Brighton Fire Protection District 34,000 $7,841.895 $231 41.580 $9,590.176
Weld 8 Ft.Lupton School District 2.430 $18.240,010 $7,507 4.780 $35.883.460
Brighton 27J School District 13.111 $85,968,827 $6,557 2,717 $17,815,369
High Plains Library District 215.128 $27793,389 $129 41,580 $5,371,720
Leland Consulting Group noted in their peer review of Pioneer Development's Market Fiscal
Review in 2006, a "per capita"methodology for determining the fiscal impacts for any
development is appropriate for this level of planning.
13.2 Weld County Public Works
• Mill Levy Allocation: 1.613
The Traffic Division estimates road repairs, on average, are $30,000 per mile over the
•
lifetime of a street. Annual maintenance costs are $5,000 per mile. When estimates of
miles of county-maintained streets in the Study Area are available, further analysis can be 111prepared.
Weld County Sheriff
• Square Miles Covered: 3,9983 square miles
• Area Population: 258,640; 52,775 in unincorporated areas. Twenty-two municipalities
have their own services, but Weld County still services those residents when they travel
on county roads.
• Use of Law Enforcement Services ILEAsI Beebe Draw and Pioneer Communities.
Neither community is very active due to a slowdown in growth and revenue collection.
• Call Volume: In 2008, there were 38,822 calls for service and 7,608 of those were crime
reports (as defined involving an actual crime case).
• Shifts: There is one officer per beat per shift, working 10 hour shifts. Each works four or
five days per week, with the fifth day used for training once a month. During the day
shifts Monday through Friday there are three Traffic Deputies, 10 Investigators, and three
Community Resource Officers. The Department adjusts to accommodate call loads and
crime patterns.
• Day, Afternoon, and Overnight:
- Day: Four beat officers from morning until 5 p.m.
- Afternoon: Four more officers from 4 p.m. until 2 a.m. (one hour overlaps with
day shift).
- Overnight: Four more officers from 10 p.m. until 2 a.m. are the heaviest call
times. There are eight officers on duty during that time.
• Types of Calls: Majority of calls are property crimes, such as vandalism, damage to
property, or theft. The second most common is assault, mostly domestic violence. The
third most common type of calls is drug-related/gangs.
• Homeland Security Funding: The county has received more than $90,000 from the
federal government that is earmarked for homeland security.
• Unique Features:
o Two Interstates: 1-25 and I-76
o Two Highways: U.S. 85 and US 34
o Kodak, Owens Illinois, oil, gas and agriculture interests
• Strategic Plan and Growth Impacts: Consideration of the implications of growth is
ongoing. It was said the new jail would alleviate overcrowded conditions, although it is
already experiencing overcapacity. The county spends about $1M annually on outside
housing. That expenditure does not include overtime pay incurred for housing inmates in
the booking area, gymnasium and other areas not designed to house inmates. 13.3 Weld
County Social Services
• Mill Levy Allocation: 1.266
• As consumer costs for fuel, utilities and food rise, and homeowner's face mortgage
foreclosure situations, more Weld County residents are in need of assistance. Food
Assistance, Medicare, and LEAP are experiencing increased caseloads. According to the
Budget and Accounting Manager, the impacts of a master-planned community with
estimated home prices between $200,000 and $500,000 are not in proportion to Weld
41
County. The need for social services is higher in areas experiencing near poverty
conditions. Support for domestic violence will likely need increased support because of
• the increase in population in southwestern Weld County.
13.4 Brighton Fire Protection District
• Mill Levy: 11.795
• Paid Full Time Employees: 58
• Volunteers: 16
• Fire Rating Score: The Greater Brighton Fire Protection District is governed by a
standard for the organization and deployment of fire suppression operations, emergency
medical operations, and special operations to the public by career and volunteer fire
fighters. The Fire Suppression Rating Schedule (FSRS) measures numerous standards for
the fire-fighting capabilities of a community. The most basic standard is for four people
arriving at a fire scene within five minutes 90% of the time. FSRS also lists a number of
items a community should have to fight fires effectively and assigns credit points for each
item. Using those credit points and various formulas, a score is calculated on a scale of
1 to 10, with one providing the highest level of effectiveness. Currently, Brighton Fire
earns a score of 4 and seeks to maintain the same score while growing with the region.
The TCVMD is the recognized water provider by FSRS, which improves the fire rating
and homeowner insurance rates in the Study Area.
• In addition to Brighton Fire Protection District, the Study Area is also served by
Mountain View Fire District and Fort Lupton Fire District[Exhibit: Fire Districts].
13.5 Fort Lupton Weld 8 School District
• • Mill Levy: 25.426
• Roughly two-thirds of Study Area is located in this school district[Exhibit: School
Districts]. In 2006, the voters approved a mill levy override for about $144,000
additional annual funding. While at the same time, the District experienced a slight
decline in overall enrolment in the last few years.
•
I able 20: Fort Lupton District Summao
1012008
Facilities Enrollment Faculty
District Wide Licensed Staff 15
Twombly Elementary (PS-5) 631 46
Butler Elementary(PS-5) 648 50
Middle School (6-8) 498 43
High School (9-12) 653 58
Total 2,430 212 Licensed Staff
126 Classified Staff
13.6 Brighton 27J School District
• Mill Levy: 26.275
• The remaining one-third of the Study Area is served by the 27J School District[Exhibit:
• School Districts]. State financing is at odds with cooperative service agreements with the
two school districts. In 2008, 27J bond election failed, causing the district to evaluate all
means available to maximize school capacity.
Table 21: Brighton 27J Schools
School Name Enrollment
Henderson Elementary 385
North Elementary 370
Northeast Elementary 601
Pennock K-5 Elementary 812
Second Creek K-6 Elementary 631 _
South Elementary 563_
Southeast Elementary 623
Thimmig K-6 Elementary 669
Turnberry K-6 Elementary 562
West Ridge K-6 Elementary 630
Overland Trail Middle School 658
Prairie View Middle School 797
Vikan Middle School 538
Brighton High School 1485
Prairie View High School 1318
Brighton Heritage Academy 219
Belle Creek Charter 681
Bromley East Charter 809
Brighton Collegiate High
Charter 225 .
Landmark Academy 535
District Total 13,111
13.7 High Plains Library District
• Service Area: Serves over 200,000 residents of Weld County and parts of neighboring
counties, and covers a geographic area of almost 4,000 sq. mi.
• Mill Levy: 3.249
• Current Assumptions:
o Facilities are more than 5 miles apart
o Public should be able to get to a facility within a 15 minute drive time
• Changing Assumptions: The High Plains District is looking at what guidelines best
meet the changing societal expectations for ease of access. For example, the District is
looking at providing mobile services, deposit collections, easy access to item pick-up to
smaller population pockets and determining a need for facilities based on usage and
public comment.
• Capital Improvements: In 2009, the Library District spent capital improvements of$3.9
million include the purchase of a new building for office space. $3.5 million is authorized
for expenditures for potential future space contingent upon approval of the Library Board
of Trustees.
Table 22: Iligh Plains I.ibrart Sen ice Summary
• Program
Library Attendance/ Total
Visits! Circulation/ 1,000 Expenditures!
Capita Capita Served Capita
5.46 7.97 193.20 $39.59
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