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Home My WebLink About840669.tiff Patio Homes r Commercial i 7 I\IC\ \ Ranchettes 1 Racetrack \! !I ;\/( Facility Parton Parking I 'lir IIHigh Tech. �� t f, ,f ".,-, Park/Open Space -----�' ; *�fflI ItLy�fil A,,,1 / r ,i�� 7,, \ RIVAL( Stable Area Condominimums ,,/ \ 2 �J r Contonement NI i�N ' C• c.12.2 8- F-� ' =ty—'--- Future Expansion I 1___ �-- ' Cl. Training Over Flow Parking 1.2 F20►JTAGe gam". AREA OF STUDY TLo3QC LAND USE 840669 Flo 6(C 6 till//7 teed ATTACHMENT H 7 s Co 66 moat-- ,_1, a 0 42 f3f3Z5 c? �o 0 PROPOSED SERVICE ROAD N 0 } WC 28 1O 250 2 — w a H O a CC H cn w CC U U.1 - Z Z O Q: Co 119 WC 24 UERAGE WEEKDAY TRAFFIC Residential / Commercial Attachment I 4D 2c 2,5 . ? Co 66 41� . - coo (-3.2co 5 -- ,• 5O 35 PROPOSED In SERVICE ROAD 0 z IS ); WC 28- _ 5 Jr 20 I q w `t � o a it ~ w CC O w < ~ z z O U- Co 119 WC 24 PEAK A . M . TRAFFIC Residential / Commercial Attachment J 3.5 _4) • i Co 66 ao J Jac Co_ x 215 Thk --> the= 120 PROPOSED s in SERVICE ROAD c� 0 N WC 28 \, Is I -- w Q f-- c • U w C F-- z z 0 w Co H9 WC 24 PEAK P . M . TRAFFIC Residential / Commercial Attachment 5 Co 66 coo eta 370ri "O O Racetrack Facility • EA17R AA/LE PROPOSED SERVICE ROAD6 : oo c� 430 >- WC 28 3 L W H O Q cr F- (n Co W Fc- H z Z C W N o- pp Co 119 .J WC 24 -' °1O5 5 O -r- 1°9O VERAGE WEEKDAY TRAFFIC in Racetrack Facility �N Attachment L • — ,• 255--�� Co 66 ..��5 5OO 25 20c Racetrack Facility PROPOSED �---�' �, EA172AtJCc SERVICE ROAD N --'" 3000 r- o z N 1 WC28 w .4 U- o a H w II w ~ 0 L V\ Co 119 WC 24 —0 82. PEAK ENTRANCE Racetrack Facility Attachment M • a O --- 2°5 Co 66 -55 a._ 11-15 -> 25 ` 200 1120 0 Racetrack Facility PROPOSED �---� �n ENT2ANCE SERVICE ROAD o Z N >' WC 28 Zoo = a — w a o cc ~ w w Q z z0 EM a II O°J Co III W C 24— �- 2Cr 0 275 v PEAK EXIT Racetrack Facility Attachment • Co 66 -1 1 ` - L- 4 L= S E,jTP Mj4E. PROPOSED Ln — s SERVICE ROAD N a z — L >• WC 28 _t = o t' }— < F-- w cc o w F- Z z Z O CY LL :c. t.- Co 119 i I WC 24 LANE REQUIREMENTS Attachment r. REPORT OF A PRELIMINARY GEOTECHNICAL INVESTIGATION FOR COLORADO JOCKEY CLUB WELD COUNTY , COLORADO CENTURY A-E ARCHITECTS ENGINEERS AND PLANNERS SHREVEPORT , LOUISIANA PROJECT NO. 5662-84 BY EMPIRE LABORATORIES, INC. 214 NORTH HOWES STREET FORT COLLINS, COLORADO 80521 TABLE OF CONTENTS Table of Contents Letter of Transmittal ii Report 1 Appendix A A-1 Geologic Map and Test Boring Location Plan A-2 Bedrock Contour Map A-3 Groundwater Contour Map A-4 Key to Borings A-, Log of Borings A-6 Appendix B B-1 Consolidation Test Data B_2 Summary of Test Results B-C Appendix C C_1 Appendix D D_1 Soil Map D-2 Soils Descriptions D_3 1 __ Empire Laboratories, Inc. P.O. Box 429.(303)484-0359 GEOTECHNICAL ENGINEERING 8 MATERIALS TESTING 214 No.Howes • Fort Collins,Colorado 80;22 August 2, 1984 • Century A-E Architects Engineers and Planners 600 Petroleum Tower Shreveport, Louisiana 71101 Attention: Mr. Bill Ferguson Gentlemen: We are pleased to submit our Report of a Preliminary Geotechnical Investigation prepared for the proposed Colorado Jockey Club and associated development located at the interchange of Colorado Highway 66 and 1-25 , east of Longmont, Colorado. The accompanying report presents our findings in the subsurface and our recommendations based upon these findings. - -� Very truly yours, � EMPIRE LABORATORIES, I C. ; i • Q, , idiviie l ,: 7, A.:73 Neil R. Sherrod ;•''`''' `a '- _ `y: / Senior Engineering Geologist \K-_.-11-':2:-.Es-::H:••::::,/ Reviewed by: L. Cqea% .y Chester C. Smith, P.E. President z,008 dc kPe` AV cc: Rees a Company - Mr. Jim Rees • so RAro 4, Branch Offices 4; N i./ P.O.Box 1135 P.O.Box 1744 P.O. Box 10076 :odp• ? Longmont,Colorado 80502 Greeley,Colorado 80632 Cheyenne.Wyoming 82003 .y (303)776-3921 (303)351-0460 (307)6329224 Member of Consulting Engineers Council II REPORT OF A PRELIMINARY GEOTECHNICAL INVESTIGATION SCOPE This report presents the results of a preliminary geotechnical evaluation prepared for the proposed Colorado Jockey Club race track and associated facilities located on both sides of 1-25 south of Colorado Highway 66, northeast of Longmont, Colorado. The investigation included test borings and laboratory testing of samples obtained from these borings. The objectives of this study were (1 ) to determine the geologic characteristics at the site, and (2) to determine the subsurface conditions at the site relative to the proposed construction. SITE EXPLORATION The field exploration, carried out on July 20, 23 , and 24, 1984, consisted of drilling, logging, and sampling thirty-five (35) test borings. Originally forty (40) borings were planned for the site; however, due to inaccessibility to portions of the site to our drilling equipment and due to heavy crop growth and wet areas only thirty-five (35) test borings were drilled. The locations of the test borings drilled and those that were inaccessible are shown on the Geologic Map and Test Boring Location Plan included in Appendix A of this report. Boring logs prepared from the field logs are included in Appendix A. These logs show soils encountered, location of sampling, and groundwater at the time of the investigation. A summary of the test results is included in Appendix B. The borings were advanced with a four-inch diameter, continuous- type, power-flight auger drill. During the drilling operations, a geotechnical engineer from Empire Laboratories, Inc. was present and r made continuous observations of the soils encountered. A visual evaluation of the site was made by an engineering geologist of Empire Laboratories, Inc. on July 20, 1984. SITE LOCATION AND DESCRIPTION The proposed site is located east and west of 1-25 south of the Colorado Highway 66 interchange, northeast of Longmont, Colorado. More particularly, the site is described as a tract of land situate in the Southwest 1 /4 of Section 26, the East 1 /2 of Section 27 and the Northwest 1 /4 of Section 35, Township 3 North, Range 68 Nest of the Sixth P.M. , Weld County, Colorado. The majority of the site consists of irrigated farm land, most of which is planted in alfalfa, corn, and beans. The northern portion ot the property on both sides of the interstate is currently fallow. P. concrete-lined irrigation ditch traverses the eastern and central portions of the property and flows northeastward. A second irrigation ditch traverses the northeast corner of the west portion of the site. Several irrigation laterals traverse the property as well. Foster Reservoir borders the west edge of the west portion of the property. A large wet area is located adjacent to Foster Reservoir in the northern portion of the site. The inlet to Foster Reservoir forms the west border of the property. A concrete drop structure and a narrow channel approximately twenty (20) to twenty-five (25) feet deep form the inlet. The property is relatively flat to gently rolling, and major drainage in the area is to the southeast toward St. Vrain Creek , which is located south of the project area. An existing farm and associated outbuildings lie in the southwest portion of the property, an abandoned farm is located in the northeast corner of the 1-25 Frontage Road, and Weld County Road 28 runs east-west through the central portion of the site. Several gas wells and underground gas pipe lines are located in the eastern portion of the site. Large cottonwood trees line Foster Reservoir and the banks of the irrigation ditches. Two ponds are located along the south edge of the property--one adjacent to the existing farmhouse and one in the southeast corner of the site. These -2- ponds are formed by earth dams. The south edge of the property slopes steeply toward the St. Vrain Creek and is dissected by numerous small gullies. A large stockpile of soil was noted at the northeast corner of the northwest portion of the property west of 1-25. LABORATORY TESTS AND EVALUATION Samples obtained from the test borings were subjected to testing in the laboratory to provide a sound basis for evaluating the physical properties of the soils encountered. Moisture contents, dry unit weights, unconfined compressive strengths, swelling potentials, and the Atterberg limits were determined. A summary of the test results is included in Appendix B. Consolidation and swell-consolidation characteristics were also determined, and curves showing these data are included in Appendix B. SOIL AND GROUNDWATER CONDITIONS The soil profile at the site consists of strata of materials arranged in different combinations. In order of increasing depths, they are as follows: (1 ) Silty Topsoil and Fill Material: The majority of the site is overlain by a six (6) inch layer of silty topsoil. The topsoil has been penetrated by root growth and organic matter and should not be used as a bearing soil or as a fill and/or backfill material. A one-half (1 /2) to one (1 ) foot layer of fill material was encountered at the surface in Borings 23, 24, 30 , and 31 , drilled through existing roads. The fill consists of gravel surfacing and should not be used as a bearing soil. (2) Silty Clay: A layer of silty clay underlies the topsoil and/or fill and extends to the depths explored and/or the bedrock below. The silty clay is moderately to highly plastic, contains minor amounts of sand, and exhibits low to moderate bearing characteristics in its dry to moist in situ condition. When wetted, the drier portion of the clay stratum exhibits slight to moderate swell potential; and upon loading , consolidation occurs. (3) Sandstone-Siltstone-Claystone Bedrock: The bedrock was encountered in all but Boring 24 at depths two and one-half (2-1 /2) to twenty-four (24) feet below the surface and extends to greater depths. No bedrock was encountered in Boring 4 to a depth of twenty-five (25) feet below the surface. The upper one-half (1 /2) to two (2) foot of the bedrock is highly weathered; however, the underlying siltstone interbedded with minor amounts of claystone and sandstone is firm to dense and exhibits very high bearing characteristics. When wetted, the siltstone-claystone portion exhibits low to moderate swell potential. (4) Groundwater: At the time of the investigation, free groundwater was encountered in Borings 1 , 4, 6, 11 , 12 , 13 , 16 through 23, 25 , and 27 through 40 to depths three (3) to seventeen (17) feet below the surface. No free groundwater was encountered in the remaining test borings to the depths explored. Water levels in this area are subject to change due to seasonal variations and irrigation demands on and adjacent to the site. In addition, perched water may develop on top of the bedrock in areas where groundwater is not already encountered above the bedrock. Surface water from precipitation or irrigation may percolate through the upper subsoils and become trapped on the relatively impervious bedrock, thus forming a perched groundwater condition. -4- RECOMMENDATIONS AND DISCUSSION It is our understanding that the proposed Colorado Jockey Club facility located east of 1-25 is to consist of a race track, a grand stand , a training track and associated stables, barns, and support facilities. West of 1-25 will be high-tech and commercial areas, a park, and single- and multifamily residential housing. Geology The proposed jockey club development is located within the Colorado Piedmont section of the Great Plains physiographic province. The Colorado Piedmont, formed during Late Tertiary and Early Quaternary time (approximately sixty-five million (65 ,000,000) years ago) , is a broad, erosional trench which separates the Southern Rocky Mountains from the High Plains. Structurally, the site lies along the western flank of the Denver Basin. During the Late Mesozoic and Early Cenozoic Periods (approximately seventy million (70,000,000) years ago) , intense tectonic activity occurred , causing the uplifting of the Front Range and the associated downwarping of the Denver Basin to the east. Relatively flat uplands and broad valleys characterize the present-day topography of the Colorado Piedmont in this region. The site is underlain by the Cretaceous Pierre Formation. The Pierre shale is overlain by alluvial and residual clays of Pleistocene and/or Recent Age. Bedrock outcrops of the Pierre formation consisting of siltstones and sandstones were noted adjacent to the southeast corner of the site in an existing road cut and in silage pits located south of the property on the east side of 1-25. The bedrock consists of the upper unit of the Pierre Formation. The regional dip of the bedrock in this area is slight and in an easterly direction. Seismic activity in the area is anticipated to be low; therefore, from a structural standpoint, the property should be relatively stable. The bedrock encountered is not extremely dense, and it is our opinion that excavation of this material for utilities, basements, etc. , could be accomplished by conventional heavy-duty construction equipment. The bedrock varies at the site anywhere from one-half (1 /2) to greater than twenty-five (25) feet below the surface. A depth to bedrock map is included in Appendix A. The site lies within the drainage basin of the St. Vrain Creek but lies well above the flood plain of the stream and should not be subject to flooding by the St. Vrain Creek. Due to the relatively gently-sloping nature of the property, geologic hazards due to mass movement, such as landslides, mudflows, etc. , are not anticipated over the majority of the site. However, the possibility exists for sloughing in the deep inlet channel to Foster Reservoir. It is recommended that construction not he placed within fifty (50) feet of the edge of this deep channel. Erosional problems are not anticipated over the majority of the site; however, erosion is anticipated along the south edge of the site where the property drops sharply to the south toward the St. Vrain Creek. Development should be carefully planned to minimize runoff over the edge of the slope. Seepage was noted below the existing dams forming the two ponds at the site. A detailed study of the two dams is beyond the scope of this report, and the existing structures should be evaluated to ensure their stability if they are to remain on the site. A large wet area or area of shallow groundwater was encountered adjacent to the Foster Reservoir Dam. This area will have to be properly drained prior to construction, or the area should be filled such that the maximum seasonal groundwater will be a minimum of three (3) feet above proposed roadways and buildings. Scattered areas of shallow groundwater was encountered in other portions of the site. A depth to groundwater contour map is included in Appendix A. Finished subgrade below building and paved areas should be placed a minimum of three (3) feet above existing groundwater. In our opinion, geologic conditions necessary for the formation of economic minerals such as sand, gravel, quarry rock , coal , and limestone are not present at the site to economic depths. Therefore, the site should not considered an economic source for any of the above-mentioned minerals. Gravel deposits are located in the St. Vrain Valley south of the site. The project area lies well above this valley and is underlain by clays and bedrock. -6- Site Grading and Utilities Specifications pertaining to site grading are included below and in Appendix C of this report. It is recommended that the upper six (6) inches of topsoil below building, filled and paved areas be stripped and stockpiled for reuse in planted areas. All debris, lumber, concrete, etc. from existing buildings to be razed at the site along with all brush, shrubs, trees, etc. should be removed, and the existing excavations should be inspected by the geotechnical prior to backfilling. The upper six (6) inches of the natural subgrade below building , filled and paved areas should be scarified and recompacted two percent (2%) wet of optimum moisture to at least ninety-five percent (95%) of Standard Proctor Density ASTM D 698-78. In wet areas and areas of saturated soils, subdrains may be required to properly dry the subgrade, or the subgrade should be stabilized by use of geotextiles or granular pit run or by other suitable means. All finished subgrade below building and filled areas should be placed a minimum of three (3) feet above existing groundwater and/or the bedrock stratum. Fill should consist of the on-site soils or imported material approved by the geotechnical engineer. Fill should be placed in uniform six (6) to eight (8) inch lifts. Each successive lift of fill placed on hillsides should be benched slightly into the existing slope. All fill should be compacted two percent (2%) wet of optimum moisture to at least ninety-five percent (95%) of Standard Proctor Density ASTM D 698-78. For stability, cut and fill slopes should be designed on grades no steeper than 2:1 . Bedrock encountered at the site may be used as fill material. Heavy-duty construction equipment equivalent to a D-8 tractor may be needed to excavate the bedrock, and bedrock used as fill should be broken into pieces less than six (6) inches in diameter. Proper placement of the bedrock as fill may be difficult, and a disc or other mixing equipment may be needed to obtain uniform moisture and proper compaction. Where possible, the bedrock should he used in open and planted areas or in the lower portion of fill below paved and building areas. In computing earthwork quantities, an estimated shrinkage factor of eighteen percent (18%) to twenty-three percent (23%) may be used for the on-site clays compacted to the above-recommended density. A shrinkage factor of fifteen percent (15%) to twenty percent (20%) may be used for the bedrock used as compacted fill. Utility trenches dug four (4) feet or more into the upper clay soils should be excavated on slopes no steeper than 1 : 1 . The bedrock may be excavated on vertical slopes. Excavation of the bedrock may require the use of heavy-duty construction equipment. Where utilities are excavated below groundwater , dewatering will be needed during placement of pipe and backfilling for proper construction. All piping should be adequately bedded for proper load distribution. Backfill placed in utility trenches in open and planted areas should be compacted in uniform lifts at optimum moisture to at least ninety percent (90%) of Standard Proctor Density ASTM D 698-78 the full depth of the trench. The upper four (4) feet of backfill placed in utility trenches under roadways and paved areas should he compacted at or near optimum moisture to at least ninety-five percent (95%) of Standard Proctor Density ASTM D 698-78, and the lower portion of these trenches should be compacted to at least ninety percent (90%) of Standard Proctor Density ASTM D 698-78. Addition of moisture to and/or drying of the subsoils may be needed for proper compaction. Proper placement of the bedrock as backfill may be difficult, as is discussed above. Stripping, grubbing, subgrade preparation, and fill and backfill placement should be accomplished under continuous observation of the geotechnical engineer. Field density tests should be taken daily in the compacted subgrade, fill , and backfill under the direction of the geotechnical engineer. Foundations In view of the anticipated loads transmitted by the proposed construction and the soil conditions encountered at the site, it is recommended that the structures be supported by conventional-type -8- spread footings and/or grade beams. All footings and/or grade beams should be founded on the original, undisturbed soil or on a structural fill extended to the undisturbed soil, and all exterior footings should be placed a minimum of thirty (30) inches below finished grade for frost protection. The structural fill should be constructed in accordance with the recommendations discussed in the "Site Grading and Utilities" section of this report. The structural integrity of the fill as well as the identification and undisturbed nature of the soil should he verified by the geotechnical engineer prior to placement of any foundation concrete. Based on preliminary test results, footings and/or grade beams founded on the upper clay soil may be designed for a maximum allowable bearing capacity one thousand (1000) to three thousand (3000) pounds per square foot (dead load plus maximum live load) . To counteract swelling pressures which will develop if the subsoils become wetted, all footings should be designed for a minimum dead load between two hundred fifty (250) to one thousand (1000) pounds per square foot. Based on the preliminary data, footings founded on the bedrock stratum may be designed for a maximum allowable bearing capacity between three thousand (3000) and five thousand (5000) pounds per square foot. To counteract swelling pressures which develop if the siltstone-claystone portion of the bedrock becomes wetted, footings founded on the bedrock should be designed for a minimum dead load between two hundred fifty (250) and one thousand five hundred (1500) pounds per square foot. A feasible foundation alternate for heavily loaded structures or structures founded on or within several feet of the bedrock stratum would be a drilled pier foundation system. Using this type of foundation system, the structure is supported by piers drilled into the bedrock stratum and structural grade beams spanning the piers. The piers are supported by the bedrock stratum, partially through end bearing and partially through skin friction. It is recommended that all piers be straight-shaft and that they be drilled a minimum of three (3) feet into the firm bedrock stratum. Based on preliminary test results, piers founded at the above level may be designed for a maximum allowable end bearing pressures between seventeen thousand five hundred (17,500) to forty thousand (40,000) pounds per square foot. It is estimated that a skin friction between one thousand seven hundred fifty (1750) to four thousand (4000) pounds per square foot will be developed for that portion of the pier embedded more than three (3) feet into the firm bedrock stratum. To counteract swelling pressures which will develop if the subsoils become wetted, all piers should be designed for a minimum dead load between three thousand (3000) to seven thousand five hundred (7500) pounds per square foot. Where this minimum dead load requirement cannot be satisfied , it is recommended that skin friction from additional embedment into the firm bedrock be used to resist uplift. All piers should be reinforced their full length to resist tensile stresses created by swelling pressures acting on the pier. In addition, all piers should have minimum five (5) foot lengths. It is suggested that all grade beams have a minimum four (4) inch void between the bottom of the beam and the soil below. Where bedrock is encountered below groundwater, temporary casing of the drill holes may be required. It is strongly recommended that the geotechnical engineer be present during the drilling operations to (1 ) identify the firm bedrock stratum, (2) assure that proper penetration is obtained into the sound bedrock stratum, (3) ascertain that all drill holes are thoroughly cleaned and dewatered prior to placement of any foundation concrete, (4) check all drill holes to assure that they are plumb and of the proper diameter, and (5) insure proper placement of concrete and reinforcement. Basements, Drainage Systems, and Slabs on Grade Basement and garden-level construction is feasible at the site, provided the lower basement and/or garden level is placed a minimum of three (3) feet above maximum seasonal groundwater elevations. In areas of relative shallow groundwater, consideration should be given to slab-on-grade and/or crawl-space construction. All slabs on grade and finished lower crawl-space elevations should be placed three (3) feet above existing groundwater. In addition, water levels may be lowered by area subdrains or placement of embankment material , and this should -10- he taken into account in grading and overall planning at the site. Areas of relatively shallow groundwater are shown on the Geologic Map and Test Boring Location Plan included in Appendix A of this report. Where lower levels of structures are placed within three (3) feet of existing groundwater, then complete dewatering systems will be required around the lower portions of the structures. In addition, to intercept potential perched water, perimeter drains will be required for all structures placed within three (3) feet of the existing bedrock stratum. Subgrade below slabs on grade should he prepared in accordance with the recommendations discussed in the "Site Grading and Utilities" section of this report. Due to the expansive nature of the majority of the subsoils encountered, slabs on grade should he designed as floating slabs structurally independent of bearing members. GENERAL COMMENTS It should be noted that this was a preliminary investigation and that the bearing capacities recommended in this report are based on preliminary tests. Due to variations in soil and groundwater conditions and swelling pressures encountered at the site, it is recommended that additional test borings be made prior to construction. Samples obtained from the borings should be tested in the laboratory to provide a basis for evaluating subsurface conditions. -11- APPENDIX A. 9 µ1 J r 4 \� oj cc y 4 0 i-- -li I _ rl 0 I 7 IP 1 I � 3 Y klvjn t • ill I Kt ! I — _crla � It - B v_ -4, : T ET Inc - / � - // Ir• , I, I ( ) 0 cc -rth, \k_-___-9- 4i v\ U A. a - / x � ; 1 Q A \ ' '- it `'N a r> d 4 a rt----AJJZSC aJ\ j I ,tI „ ill %i v, --z VT Ni _ ,,r, H l la \72 IL d i �I lilli � � 1P i ,nI R[-won z a 0 a+ • L.Elitr—Hl \-4---vilicr I_ , 1<z",_ _ ,T„ - of J i I V% 7 (I ity I g, ( , 1 xi\ cl id ul et/ \ ' i \\. _i,,\\‘ \ r ,,•:`,, 1I ��i ,01-1 ill � __ -- //pp//////L JWMP N --Ai vi-� A 4 !i �� ii,/ , - � �� _ --o 111L HS r A 0 2I - Ili 1ii ,, 't,i vl if Plvori i' e 1 ii 6,14N • 9 J-I ul p r_ -,1 / ',/ 7 \\ el — _ __/ ,4 / • ( d \ ( Q i f r �' \\° , '�1. 'K`�'• • `\ \ N. \ A � N \ ti > .:-cf N• \ or 1111 - 1-7‘ );.sN V___( Cl— Xs1 KEY TO BORING LOGS TOPSOIL GRAVEL"'111 ` •Pre SOW lied FILL ,•�.•�: SAND & GRAVEL SILT iI SILTY SAND& GRAVEL ,..4 i el CLAYEY SILT :/"o COBBLES SANDY SILT o. SAND,GRAVEL& COBBLES SIPA CLAY = a WEATHERED BEDROCK rjg SILTY CLAY SILTSTONE BEDROCK Pa SANDY CLAY CLAYSTONE BEDROCK SAND SANDSTONE BEDROCK 1././. 'CI SILTY SAND IMO �• '• MIN LIMESTONE CLAYEY SAND • x,�:gag GRANITE SANDY SILTY CLAY I I SHELBY TUBE SAMPLE STANDARD PENETRATION DRIVE SAMPLER WATEFR'TABLE 24 HOURS AFTER DRILLING TO 7 DAYS C HOLE CAVED 5/12 Indicates that 5 blows of a 140 pound hammer falling 30 inches was required to penetrate 12 inches. A-5 LOG OF BORINGS r.1-..-VAToO io.I 1.10.1, 00.3 It,.4 24/12 7 49604/ / k / 10/12 22112 �/ // / ' / / 4955 4940 / 17/12 6/12Pli O 0/7 9= 11 /12 ' /�/ • %/ / -- / / 26/1 / 4950 7/17 / 4935 � 1;1f19 , /// / 50/4 �_ -- 11/12 // 6/1' / 4945 =_ /21 / 4930 50/3 -- /� - -_-_ /// 4940 15/177/ 4925 50/6 a' // 4935 6/1 - // 4920 / 11/124'/ 4915 Pau: Elevations for florings 1 through 75 were __ interpolated from a topographic map prepared by land Mark Engineering, ltd April 1984 A-6 EMPIRE LABORATORIES, INC. l LOG OF BORINGS FtFvATDO kla.5 _1__ kla-7 1.1O.8 4950 "-Ivy,- 21/12 j 4945 .17777 17/12 V 18/12 4/ / 79 0 50/6 --- II- 6/12 L_, / ' 4940 / - - `).777 18/1201; -- 22/12 / i 50/8 j- -_ 14/12 / 4935 50/4 :17---=5/12 / -_ 1 _____e_ 4/12/ __ 12/12 /// / 50/5 "In. 4930 / / / / //7 // ;</i 3/12 4925 50/5 i= / 4 8/12 , 4920 / / 50/2 4915 A-7 EMPIRE LABORATORIES, INC. — LOG OF BORINGS CL�vA�lof1 140.1 l0 1-b. 11 L-10.12 • 4940 ?112 3/ 4 11/12 935 / 17/12 r -- / 4 d 9/1? // / 1211? y 4930 / 9 •/ / / 50/3 = 50/11 4925 — — 25/1? 017 4-- 4920 50/4 • 20/12V/ 6/12 j ,� n/12 (/ 2/12 . / 4915 / v / / / V / 3/12 / / f 4910 3/12 _ / —— / 50/3 -- 4905 50/6 4900 A-8 EMPIRE LABORATORIES, INC. LOG OF BORINGS N err pR1U.ED ..14vATIO1J I-u. I3 I40.14 • 1-0. 16 10.11 , 9/12 " 4940 11/1 ' 4935 — — 7/12 _ -- -- /// II,✓J, 4930 19/12 -- O 50/3 ;7777: / 22/12 /, 7/12 f f 4925 / / / 2/12 2/12 73/ // —/:// s/ — 4920 -- — — -- 2/12 2 ',,,,,--7-.7—, .a at_-` —— J4/12 -^ 4915 / 5012 3 2/12 / i 4910 3/12 17 4905 59/2 4900 A-9 EMPIRE LABORATORIES, INC. - 1-.1O1 -' if3aN zc . `' LOG OF BORINGS HI- Lrv '- v4Tf OFJ JIo- IQi 1-1..(' 1-1..2i 1-101t - 4930 27/12 V./. 4925 3/12 0 13/12 aVf 4920 /// `1"1/12 _ a 4915 50/5 4/12 /v 11/12 ..,� /7/12 4910 3/12 � =[�� jy/ . '4 50/6 I_ - 5/12 //,1 ✓/ 7/ - / 3/12 / -- -, 4905 / - -- 2/12 3/ /� 50/Q �_- ' //' 4900 _;f1:4 --- 50/11 50/2 4395 A-10 EMPIRE LAP-^RATORIES, INC. LOG OF BORINGS •( VATI 1 Oa Z3 Wen 14- 0.25 4910 4905 22/12 i i I V 12/12 r/ 4900 -- 50/4 t 41/12 )7-7 f 4395 _- / - 9/12 50/2 /, 30/12 ' ' 4890 6/12 / 11 50/2 4835 50/6 _ 27/12 -- - - 4830 _ -_ _ 'r r 50/10 "�� 50/3 4375 • A-11 EMPIRE LABORATORIES, INC. -1 LOG OF BORINGS V th.Z�o 00.21 Ijo.ZB I-1.o.2 ) � __ 14/12 21/12 / // 24/12 � 24/12 f+ ' // � / 5/12 fir' 5/12, / /(1 5 / /5/12 11/12 5 / 30/12 4-- 50/2 '_77/12 rte_ 1/12 / 10 /� -- -- / /. v /// 15 43/1? � 50/9 _" 5013 am- 50/9 A-12 EMPIRE LABORATORIES, INC LOG OF BORINGS _do. c> }40.31 L. 33 {-10.3. 0 4-.-__. 7/...(7., .:74.7., l0/12 19112 4� - - 9/12 10/12r/ V _ / 2/12 � _ //� -- 4/12 // - 7/12 / 4/12 -C 5 f / � 1/ 1'� f l v 40/12 . 34/1? =' ?f1/1 2 -- ---: --- 2/12 , 15 50Lli 4 50/5 --4-- 50/5 50/7 �- • A-13 EMPIRE LABORATORIES, INC. LOG 2 0F BORINGS A 1-I0.37 00-?J8 1.10.Y) 140.40 0 /.r.r ✓.,. r'V -.✓..-- AV 7/17 // 14/12 % 14/12 ^'l 14/12 2 12_A 4/12 '1/ •� 6/12 / 5 / / 3/12 3 2/12 )/I 0 e V 15/12 _ _ f 4/12 / /_ 4/17 i//_ 10 4 — 15 3/12 / 8/12 50/4 - 42/12 e== 20 50/5 16/12 j /� 25 50/11 . A-14 EMPIRE LABORATORIES, INC APPENDIX B. SWELL - CONSOLIDATION TEST PRO. 5662 .870 -- BORING NO.:3 DEPTH: 3.0 .850 DRY DENSITY: 86.8 PCF MOISTURE: 22.0 .830 .810 ~^ - 0 .790 - --T S A o .770 --� .750 -- r .730 710 - .630 - 0. 1 0.25 0.5 1.0 5 10 APPLIED PRESSURE - TSF 8 .0 -- 4 .0 - in .0 • O -4 .0 8 .0 WATER ADDED -12 .0 -16.0 ` 0. 1 0. 25 0.5 1.0 5 10 APPLIED PRESSURE - TSF EMPIRE LRBORATORIES IN B-2 CONSOLIDATION TEST PRO. 56 2 .600 T - BORING NO. : 16 • DEPTH: ?.0 .580 DRY DENSITY:99.5 PCF MOISTURE: 19.0 X .550 .540 o .520 _ _ Q a o .500 .480 - - .460 • .440 .420 - 0. 1 0.25 0.5 1.0 5 10 APPLIED PRESSURE - TSF 16 .0 8 .0 1.J r o _8.0 Q J -16 .0 C1 -24 .0 -32 .0 0. 1 0. 25 0.5 1.0 5 10 APPLIED PRESSURE - TSF EMPIRE LABORATORIES INC . B-3 CONSOLIDNTION TEST PRO. 5662 ,b00 - - 1 BORING NO. :33 76© DEPTH: 3,0 DRY DENSITY: 9l ,4 PCF MOISTURE: 2I .3% ,720 ,680 H .640 .600 .560 .520 .480 .440 0. 1 0.25 0.5 1.0 5 10 APPLIED PRESSURE - TSF [6 .0 _ 1 J 8 .0 l,J t1i 0 .0 �C—•.� -• - _---- -8 .0 ca -16 .0 0 CO -24 .0 , -32 .0 - - - 0. 1 0. 25 0.5 1.0 5 10 APPLIED PRESSURE - TSF EMPIRE LABORRTOr.' INC . CONSOLIDATION TEST PRO. 5662 .650 BORING NO. :3? -DEPTH: 3.C1 .630 DRY DENSITY: 100.9 PCF. MOISTURE: 20, 1% .610 .590 _ 0 .570 s .550 530 .510 .490 - .470 0. 1 0.25 0.5 1.0 5 10 APPLIED PRESSURE - TSF 8 .0 4 .0 w o -4 .0 ;. s -8 .0 -12 .0 -16.0 _ 0. 1 0. 25 0.5 1.0 10 APPLIED PRESSURE - TSF EMPIRE LABORATORIES INC . B-5 — _ N N NCV CV CV CV► ; r-- . r- C`•) r- r- Vs. r I- N N N N N CV LOr- .--• r r" r- Ca.m N LO N. C) O O O r- O r- O n I!) tD in N r IC) If) r r r- IC) r N r r 1 ' • >U Ng dT • d C •0 0 Cr • uOU •n a' lD ro Q 1 0 h.. I 7 m Ol • O'a r T u U x r• - ce- N cr. N • V•_+ CD • C._° • co 1— _J _D c U = 2 w C a - I.. 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CO O, CO .f V3 I•-• in O in N CO LI) CO tD 1- Ol N +C) 'O— C1 CO N N- LID co r-- L47 co O'1 r- N LI) CO Ol CD C 2 r•- .-- r- r- N N r .-- co N N N N r ea d d' k.o O Cr J II) O O O • LI) O O O • LC) O O O • L1) O O O • • •C .- d' L1-) CC .- r-- d- In CO r-- d" CO C .- .--• LI) 0 i LL61 3 1 I 1 I I 1 I I I I I 1 I 1 1 I I 1 I I _ LI) C) O C) C) LI) O O O O LI) O O O O LI-) O CD 0 O O Q, _13C'_ O CO d N- cr C7 CO Cr N V O in r` CO Cr O CO d I` •7 01 — -- 0 CA C) •- 6 C) CD M CO C) M CO B3-13 i oc r r r N r— N N N N N N d r- _ m_o \ \ \ \ \ \ \ \ \ \ \ \ \ \ -O. a at C CO t0 O aatr Cr) D actr 10 a N g • >U 2 u= cc J c .. O 0 ^ n~U NQD _ a 10 UI a ay CO o u oa t7 Cr Ti X O a-0e i ° t0 a — • o « V _ E= In CO -t---1 M H J In U W = 2 a vi CO _ C W0 I-- C LL u O L « 0 a' a C O O 0- c Y y y Q C -4 Q !-- LLI C u 7.- ‘-' 2 = a a D 3 .y co y c— a. t O m LL ava ro o 0 r 0 > 'U M Oza 01 O— LO - N t0 CO M 00 N. -Ot I. CO 0 N o , r— CV CT)N N CM 101- Ca CO N r r N N N r r r to O r N N 0 O C 0 In co O O in O O O • In O O O 1n co ct • t r V co 01 r N N act t0 CO r r r V CO C) l0 6LL 1111111 1 1 I t I 1 1 1 1 1 W- to 0 0 0 0 0 0 10 co 0 0 0 to O O O O O CO n CO . C 1 V O Cr) r N V O Cr) t` CO V r r N r r c • - o 0 2 CO O1 D m M -cc V L---'(I APPENDIX C. APPENDIX C. Suggested Specifications for Placement of Compacted Earth Fill and/or Backfills. GENERAL A soils engineer shall be on-site to provide continuous observation during filling and grading operations and shall be the owner's repre- sentative to inspect placement of all compacted fill and/or backfill on the project. The soils engineer shall approve all earth materials prior to their use, the methods of placing, and the degree of compaction obtained. MATERIALS Soils used for all compacted fill and backfill shall be -approved by the soils engineer prior to their use. The upper two (2) feet of compacted earth backfill placed adjacent to exterior foundation walls shall be an impervious, nonexpansive material . No materiel , including rock, having a maximum dimensi-on greater than six inches shall be placed in any -fill . Any fill containing rock should be carefully mixed to avoid nesting and creation of voids. In no case shall frozen material be used as a fill and/or backfill material . PREPARATION OF SUBGRADE All topsoil , vegetation (including trees and brush) , timber, debris , rubbish, and other unsuitable material shall be removed to a depth satisfactory to the soils engineer and disposed of by suitable means before teginning preparation of the subgrade. The subgrade surface of the area to be filled shall be scarified a minimum depth of s.ix inches, moistened as necessary, and compacted in a manner specified telow for the subsequent layers of fill . Fill shall not be placed on frozen or muddy ground. C-2 PLACING FILL No sod, brush, frozen or thawing material , or other unsuitable material shall be placed in the fill , and no fill shall be placed during unfavorable weather conditions. All clods shall the broken into small pieces , and distribution of material in the fill shall be such as to preclude the formation of lenses of material differing from the surrounding material . The materials shall be delivered to and spread on the fill surface in a manner which will result in a uniformly compacted fill . -Each layer shall be thoroughly blade mixed during spreading to insure uniformity of material and moisture in each layer. Prior to compacting, each layer shall have a maximum thickness of eight inches , and its upper surface shall be approximately horizontal . Each successive 6" to 8" lift of fill being placed on slopes or hillsides should be benched into the existing slopes, providing good bond between the fill and existing ground. MOISTURE CONTROL While being compacted, the fill material in each layer shall as nearly -as practical contain the amount of moisture required for optimum compaction or as specified, and the moisture shall be uniform throughout the fill . The contractor may be required to add necessary moisture to the fill material and to uniformly mix the water with the fill material if, in the opinion of the soils engineer, it is not possible to obtain uniform moisture content by adding water on the fill surface. If, in the opinion of the soils engineer, the material proposed for use in the compacted fill is too wet to permit adequate compaction, it shall be dried in an acceptable manner prior to _placement and compaction. COMPACTION When an acceptable, uniform moisture content is obtained, each layer shall be compacted by a method acceptable to the soils engineer and as specified in the foregoing report as determined by applicable standards. Compaction shall be performed by rolling with approved tamping rollers , C-3 pneumatic-tired rollers, three-wheel power rollers, vibratory compactors, or other approved equipment well-suited to the soil being compacted. If a sheepfoot roller is used, it shall be provided with cleaner bars attached in a manner which will prevent the accumulation of material between the tamper feet. The rollers should be designed so that effective weight can be increased. MOISTURE-DENSITY DETERMINATION Samples of representative fill materials to be placed shall be furnished by the contractor to the soils engineer for determination of maximum density and optimum moisture or percent oT Relative Density for these materials. Tests for this determination will be made using methods conforming to requirements of ASTM D 698, ASTM D 1557 , or ASTM D 2049. Copies of the results of these tests will be furnished to the owner, the project engineer, and the contractor. These test results shall be the basis of control for all compaction effort. DENSITY TESTS The density and moisture content of each layer of compacted fill will he determined by the soils engineer in accordance with ASTM D 1556, ASTM D 2167, or ASTM D 2922. Any material found not to comply with the minimum specified density shall be recompacted until the required density is obtained. -Sufficient density tests shall be made and submitted to support the soils engineer' s recommendations. The results of density tests will also be furnished to the owner, the project engineer, and the contractor by the soils engineer. G- APPENDIX D. cl I 4 ,1 C � u, -— I' s �' I 1--fI -Sil? i I I-N - __- N l • cA w1 ( Q, -• a ` I . -c44 it i' u r ej ll4 el r 1 v \: 1 `\ V (—' \\ _it IIrMJ�V( �M j.a(MNk,iici -A HL 15—Colby. loam, 1 to 3 percent slopes. This is a deep, management is needed if livestock and wildlife share the well drained soil on uplands at elevations of 4,850 to 5,050 range. Livestock watering facilities also are utilized by feet. It formed in calcareous eolian deposits. various wildlife species. Typically the surface layer is pale brown loam about 12 This soil has good potential for urban and recreational inches thick. The underlying material is very pale brown development. Road design can be modified to compensa' silt loam to a depth of 60 inches. for the limited capacity of this soil to support a lo,. Permeability is moderate. Available water capacity is Capability subclass Ile irrigated, IVe nonirrigated; high. The effective rooting depth is 60 inches or more. Loamy Plains range site. Surface runoff is medium, and the erosion -hazard is 27-}ieldt silty clay, 1 to 3 percent slopes. This is a moderate. In irrigated areas this soil is suited to all crops com- deep, moderately well drained soil on plains at elevations monly grown in the area, including corn, sugar beets, of 4,950 to 5,050 feet. It formed in alluvial sediment beans, alfalfa, small grain, potatoes, and onions. An exam- derived from shale. Included in mapping are small areas pie of a suitable cro in system of soils that have a clay loam or silt loam subsoil and sub- pp g is 3 to 4 years of alfalfa stratum. followed by corn, corn for silage, sugar beets, small grain, Typically the surface layer is light brownish gray and or beans. Land leveling, ditch lining, and installing light yellowish brown silty clay about 7 inches thick. The pipelines may be needed for proper water application. subsoil is light brownish gray silty clay about 27 inches All methods of irrigation are suitable, but furrow ir- thick. The substratum to a depth of 60 inches is silty clay. rigaticn is the most common. Barnyard manure and corn- Permeability is slow. Available water capacity is high. mercial fertilizer are needed for top yields. The effective rooting depth is 60 inches or more. Surface In nonirrigated areas this soil is suited to winter wheat, runoff is medium, and the erosion hazard is moderate. barley, and sorghum. Most of the acreage is planted to In irrigated areas this soil is suited to crops commonly winter wheat. The predicted average yield is 28 bushels grown in the area, such as corn, sugar beets, beans, alfal- per acre. The soil is summer fallowed in alternate years fa, and small grain. The high clay content generally to allow moisture accumulation. Generally precipitation is restricts some crops. too low for beneficial use of fertilizer. Most methods of irrigation are suitable, but furrow ir- Stubble mulch farming, striperopping, and minimum til- rigation is the most common. Proper irrigation water lage are needed to control soil blowing and water erosion. management is essential. Barnyard manure and commer- Terracing may also he needed to control water erosion. vial fertilizer are needed for top yields. The potential native vegetation is dominated by blue In nonirrigated areas this soil is suited to xvinter wheat, grama. Several mid grasses, such as western wheatgrass barley, and sorghum. Most of the acreage is planted tr. and needleandthread, are also present. Potential produc- winter wheat. The predicted average yield is 25 bushe tion ranges from 1,600 pounds per acre in favorable years per acre.The soil is summer fallowed in alternate years to 1,000 pounds in unfavorable years. As range condition to allow moisture accumulation. Generally precipitation is deteriorates, the mid grasses decrease; blue grama, but- too low for beneficial use of fertilizer. falograss, snakeweed, yucca, and fringed sage increase; Stubble mulch fanning, striperopping, and minimum til- and forage production drops. Undesirable weeds and an- lage are needed to control soil blowing and water erosion. nuals invade the site as range condition becomes poorer. The potential native vegetation is dominated by Management of vegetation on this soil should be based western wheatgrass and blue grama. Buffalograss is also n n taking half and leaving half of the total annual produc- present. Potential production ranges from 1,000 pounds in tion. Seeding is desirable if the range is in poor condition. favorable years to 600 pounds in unfavorable years. As S ideoats grama, little bluestem, western wheatgrass, blue range condition deteriorates, a blue grama-buffalograss g rama, pubescent wheatgrass, and crested wheatgrass are sod forms. Undesirable weeds and annuals invade the site suitable for seeding. The grass selected should meet the as range condition becomes poorer. seasonal requirements of livestock. It can be seeded into Management of vegetation on this soil should be based a clean, firm sorghum stubble or it can be drilled into a on taking half and leaving half of the total annual produc- firm prepared seedbed. Seeding early in spring has tion. Range pitting can help in reducing runoff. Seeding is proven most successful. desirable if the range is in poor condition. Western Windbreaks and environmental plantings of trees and wheatgrass, blue grama, sideoats grama, buffalograss, pu- shrubs commonly grown in the area are generally well bescent wheatgrass, and crested wheatgrass are suitable suited to this soil. Cultivation to control competing for seeding. The grass selected should meet the seasonal vegetation should be continued for as many years as requirements of livestock. It can be seeded into a clean, possible following planting.Trees that are best suited and firm sorghum stubble, or it can be drilled into a firm have good survival are Rocky Mountain juniper, eastern prepared seedbed. Seeding early in spring has proven redccdar, ponderosa pine, Siberian elm, Russian-olive, and most successful. hackberry. The shrubs best suited are skunkbush sumac, Windbreaks and environmental plantings are generally lilac, Siberian peashrub, and American plum. not suited to this soil. Onsite investigation is needed to Openland wildlife, such as pheasant, mourning dove,', determine if plantings are feasible. Successful windbreak and cottontail, and rangeland wildlife, such as antelope, require supplemental water. cottontail, and coyote, are best suited to this soil. Under _Openland wildlife, such as pheasant, mourning dove, irrigation, good wildlife habitat can be established, and cottontail, are best suited to this soil. Supplemental benefiting many kinds of openland wildlife. Forage water is needed in wildlife habitat development, including production is typically low on rangeland, and grazing the tree and shrub plantings that serve as nesting areas. D-3 This soil -has poor potential for urban and-recreational 42i—Nunn clay loam, 1 to 3 percent slopes. This is a development. Slow permeability and high shrink swell deep, well drained soil on terraces and smooth plains at create problems in _dwelling and road construction. Capa- -elevations of 4,550 to 5,F50 feet. It formed in mixed allu- bility subclass Its irrigated, IVe nonirrigated; Clayey vium and eolian deposits. Included in mappingare small, Plains range site. - long and -narrow areas of sand and gravel deposits and small areas of soils that are subject to occasional flooding. 41—Nunn clay loam, 0 to 1 percent slopes. This is a, Some leveled areas are also included. deep, well drained soil on terraces and smooth plains at -Typically the surface layer of this.Nunn soil is grayish elevations of-4,550 to 5,150 feet. It formed in mixed allu-. brown.clayloam aobut 9 inches thick. The subsoil is light vium and eolian deposits. Included in mapping are small, brownish gray-clay loam about 14 inches thick- The upper long and-narrow areas of sand and gravel deposits and Tact_of the substratum is light brownish gray clay loam. small areas of soils that aresubject to occasional flooding. The lower part to a -depth of 60 inches is brown sandy Somesmall leveled areas are also included. loam. Typically the surface layer-of this Nunn soil is grayish permeability is moderately slow. Available water brown clay loam about 9 inches thick. The subsoil is light capacity is high. The effective rooting depth is 60 inches brownish gray clay loam about 14 inches thick. The upper or more. Surface runoff is medium, and the erosion part of the substratum is clay loam.The lower part to a hazard is low. depth of 60 inches is sandy loam. In irrigated areas this soil is suited to all crops corn- Permeability is moderately slow. Available water monly grown in the area, including corn, sugar beets, capacity is high. The effective rooting depth is 60 inches, beans, alfalfa, small grain, potatoes, and onions. An exam- or more. Surface runoff is slow, and the erosion hazard is ple of a suitable cropping system is 3 to 4 years of alfalfa low, 1 followed by corn, corn for silage, sugar beets, small grain, This soil is used almost entirely for irrigated crops. It' or beans. Generally such characteristics as the high clay is suited to all crops commonly grown in the area, includ-, or the rapidly permeable substratum slightly ing corn, sugar beets,-beans, alfalfa, small grain, potatoes,', -restrict some crops. and onions. An example of a suitable cropping system is 3'' All methods of irrigation are suitable, tout furrow ir- to 4 years of alfalfa followed by corn, corn for silage, rigation is the most common. Proper irrigation water sugar beets, small grain, or beans. Few conservation prac- management is essential. Barnyard manure and commer- tices are needed to maintain top yields. cial fertilizer are needed for top yields. All methods of irrigation are suitable, but furrow ir- In nonirrigated areas most of the acreage is in small rigation is the most common. Barnyard manure and coin- grain and it is summer fallowed in alternate years. mercial fertilizer are needed for top yields. Winter wheat is the principal crop.The predicted average Windbreaks and environmental plantings of trees and yield is 33 bushels per acre. If the crop is winterkilled, shrubs commonly grown in the area are generally well spring wheat can-be seeded. Generally precipitation is too suited to this soil. Cultivation to control competing low for beneficial use of fertilizer. vegetation should be continued for as many years as Stubble mulch farming, striperopping, and minimum til- possible following planting. Trees that are best suited and, lage are needed to control soil blowing and water erosion. have good survival are Rocky Mountain juniper, eastern The potential native vegetation is dominated by redcedar, ponderosa pine, Siberian elm, Russian-olive,and western wheatgrass and blue grama. Buffalograss is also hackberry.The shrubs best suited are skunkbush sumac, . -present. Potential _production ranges from 1,000 pounds lilac, Siberian peashrub, and American plum. Ter acre in favorable years to 600_pounds in unfavorable Wildlife is an important secondary use of this soil. The years. As range condition deteriorates, a blue grama-huf- cropland areas provide favorable habitat for ring-necked falograss sod forms. Undesirable weeds and annuals in- pheasant and mourning dove. Many nongame species can e vade the site as range condition becomes poorer. be attracted by establishing areas for nesting and escape Danagement of vegetation of this soil should be based cover.For pheasants, undisturbed nesting cover is essen- on taking half and leaving half of the total annual produc- tial and should be included in plans for habitat develop- tion. Range pitting can help in reducing runoff. Seeding is ment, especially in areas of intensive agriculture. desirable if the range is in poor condition. Western This soil has fair to poor potential for urban develop- wheatgrass, blue grama, sideoats grama, buffalograss, pu- merit. It has moderate to high shrink swell, low strength, bescent wheatgrass, and crested wheatgrass are suitable and moderately slow permeability. These features create for seeding. The grass selected should meet the seasonal _problems in dwelling and road construction. Those areas requirements of livestock. It can be seeded into a clean, that have loam or sandy loam in the lower part of the I firm sorghum stubble, or it can be drilled into a firm substratum are suitable for septic tank absorption fields prepared seedbed. Seeding early in spring has proven and foundations. Some areas of this soil are adjacent to most successful. streams and are subject to occasional flooding. The poten- Windbreaks and environmental plantings are generally tial is fair for such recreational development as camp and well suited to this soil. Cultivation to control competing picnic areas and playgrounds. Capability class I irrigated. vegetation should be continued for as many years as possiblefollowing planting. Trees that are best suited and have good survival are Rocky Mountain juniper, eastern redcedar, ponderosa pine, Siberian elm, Russian-olive, and hackberry. The shrubs best suited are skunkbush sumac, lila( '•iberian peashrab, and American plum. D-4 Wildlife is an important secondary use of this soil. The -64'I'hedalund loam, 1 to 3 percent-slopes. This is a cropland areas provide favorable habitat for ring-necked, moderately deep, well drained soil on plains at elevations pheasant and mourning dove. Many nongame species can of 4,900 to 5,250 feet. It formed in residuum from shale. be attracted by establishing areas for nesting and escapee, Included in mapping are small areas of soils that have cover. For pheasants, undisturbed nesting cover is essen- shale Tye Typically theone surfacep r thani40inches. loam about tial and should be included in plans for habitat develop-, inches y The underlying lag material brownis pale brown t ment, especially in areas of intensive agriculture. Range-'. inch ery pale k The nde yang is at a depth of wn and d land wildlife, for example, the pronghorn antelope, can he inches. attracted by developing livestock watering facilities, -managing livestock grazing,and reseeding where needed. I Permeability and available water capacity are This soil has fair to poor potential for urban develop moderate. The effective rooting depth is 20 to 40 inches. Surface runoff is medium, and the erosion hazard is low. It has moderate to high shy. These swell,f low strength, This soil is suited to limited cropping. A suitable and moderately slow permeability. features carets, cropping system is 3 to 4 years of alfalfa followed by 2 pra have in dwelling and road in the Lowe. Thote ofa the'' years of corn and small grain and alfalfa seeded with a that b loam suitableor sandy loam the lower part the nurse crop. Incorporating plant residue and manure im- and andstratum are t for a septic tank absorption d fields proves tilth and provides organic matter and plant foundations. Some areas of this soil are adjacent to nutrie nts. streams and are subject to occasional flooding. The poten-. nu trimMost irrigation methods are suitable, but the length of picnic is fair for such development as l campIle and nms should be short to prevent overirrigation. Light, areas and playgrounds. Capability subclass IIe it-j frequent irrigations are best. Sprinkler irrigation is rigated, ITIc nonirrigated; Clayey Plains range site. desirable. Commercial fertilizers increase yields and and to the value of the forage produced. 61—Tassel fine sandy loam, 5 to 20 percent breaks k s.at In nonirrigated areas this soil is suited to winter wheat, This is a shallow, well drained .soil formedn upldni id at barley, and sorghum. Most of the acreage is planted to from sandstone.ns f 4I to 5,d0 feet. It a rareas o winter wheat. The predicted average yield is 25 bushels sand and areas in mapping are small soi areas of per acre. The soil is summer fallowed in alternate years sandstone outcrop es and l of of this Tassel soils. Typically the surface layer this Tassel soil is light to allow moisture accumulation. Generally precipitation is yellowish brown fine sandy loam about 7 inches thick. The I too low for beneficial use of fertilizer. underlying material is light yellowish brown very fine Stubble mulch farming, striperopping, and minimum til- sandy loam. Sandstone is at a depth of about 11 inches. lage are needed to control soil blowing and water erosion. Permeability is moderately rapid. Available water ' Terracing also may be needed to control water erosion. capacity is low. The effective rooting depth is 10 to 20 I The potential native vegetation is dominated by hlu„ inches. Surface runoff is medium, and the erosion hazard grama. Several mid grasses, such as western wheatgrass is moderate. and needleandthread, are also present. Potential produc- The potential native vegetation is dominated by tion ranges from 1,600 pounds per acre in favorable years sideoats grama, little bluestem, blue grama, threadleaf to 1,000 pounds in unfavorable years. As range condition sedge, sand reedgrass, and needleandthread. Potential deteriorates, the mid grasses decrease; blue grama, buf- production ranges from 1,750 pounds per acre in favora- falograss, snakeweed, yucca, and fringed sage increase; ble years to 950 pounds in unfavorable years. As range and forage production drops. Undesirable weeds and an- condition deteriorates, the sideoats grama, little bluestem, nuals invade the site as range condition becomes poorer. and sand reedgrass decrease; yucca, sedge, and blue' Management of vegetation on this soil should be based grama increase; and forage production drops. on taking half and leaving half of the total annual produc- Management of vegetation should be based on taking tion. Seeding is desirable if the range is in poor condition. half or less of the meal annual r production. Deferred gran- Sideoats grama, little bluestem, western wheatgrass, blue mg is practical t e in ant are improving im range condition. Seeding and grama, pubescent wheatgrass, and crested wheatgrass are mechanical e ksa and t impractical. Windbreaks environmental plantings are generally suitable for seeding. The grass selected should meet the not suited to this soil. Onsite investigation is needed to seasonal requirements of livestock. It can be seeded into determine if plantings are feasible. a clean, firm sorghum stubble, or it can be drilled into a -Production of vegetation on this treeless soil is low, firm prepared seedbed. Seeding early in spring has especially during drought, when annual production can be proven most. successful. as low as 300 pounds per acre. Rangeland wildlife, such as Windbreaks and environmental plantings are generally antelope and scaled quail, can be attracted by managing not suited to this soil. Onsite investigation is needed to livestock grazing, installing livestock watering facilities, determine if plantings are feasible. and reseeding where needed. Rangeland wildlife, such as antelope, cottontail, and This soil has poor potential for urban development.The coyote, are best suited to this soil. Because forage produa- chief limiting feature is the shallow depth to sandstone. tion is typically low, grazing management is needed if Capability subclass VIe irrigated, VIe nonirrigated; Sand- livestock and wildlife share the range. Livestock water' stone Breaks range site. facilities also are utilized by various wildlife species. cropland areas provide favorable habitat for pheasant and mourning dove. Many nongame species can be attracted by establishing areas for nesting and escape cover. D-75 • The _underlying shale is the most limiting feature of Management of vegetation on this soil should be based this soil. Neither septic tank absorption fields nor sewage on taking half and leaving half of the total annual produc- lagoons function properly. In places the underlying shale tion. Seeding isslesirable if the range is in poor condition. has high shrink-swell potential. Emvironmentaland beau- Sideoats grama, little bluestem, western wheatgrass, blue tificationplantings of trees and shrubs can be difficult to grama, pubescent wheatgrass, and crested wheatgrass are •establish. Capability subclass IVs irrigated; IVe nonir- suitable for seeding. The grass selected should meet the rigated; Loamy Plains range site. seasonal-requirements of livestock. It can be seeded into a clean,-firm sorghum stubble or it tan be drilled into a 82—Wiley-Colby -complex, 1 to 3 percentslopes. This firm prepared seedbed. Seeding early in spring has nearly level-map unit is on smooth plains in the western proven most successful. part of the survey area at elevations of 4,850 to 5,000 Windbreaks and-environmental plantings are generally feet. The Wiley soil makes up about 60 percent of the well suited to these soils. Cultivation to control competing unit, and the Colby soil about 30 percent. About 10 per- vegetation should be continued for as many years -as cent is Ileldt silty clay-and Weld loam. possible following planting. Trees that-are best-suited and The Wiley soil is deep and -well drained. It formed in have good survival are Rocky Mountain juniper, Eastern calcareous eolian -deposits. Typically the surface layer is i redcedar, ponderosa pine, Siberian elm, Russian-olive, and pale brown silt loam about 11 inches thick. The subsoil is hackberry. The shrubs best suited are skunkbush sumac, pale brown silty clay loam about 23 inches thick. The sub- lilac, Siberian peashrub, and American plum. stratum to a depth of 60 inches is very pale brown silty Openland wildlife, such as pheasant, mourning dove, clay loam. and cottontail are best suited to these soils. Wildlife Permeability is moderately slow. Available water habitat development, including tree and shrub plantings capacity is high. The effective rooting depth is 60 inches and grass plantings to serve as-nesting areas, should be or more. Surface runoff is medium, and the erosion successful without irrigation during most years. Under ir- hazard is moderate. rigation, good wildlife habitat-can be established, benefit- The Colby soil also is deep and well drained and formed ing many kinds of openland wildlife. in calcareous eolian deposits. Typically the surface layer, The Wiley soil has only fair potential for urban and is pale brown loam about 7 inches thick. The underlying recreational development. Slow permeability, moderate material is very pale brown silt loam to a depth of 60 shrink-swell potential, and limited bearing capacity cause inches. problems in dwelling and road construction. The Colby -P-ermeability is moderate. Available water -capacity is soil has good potential for urban and recreational develop- high. The effective rooting depth is 60 inches or more. ment. Road design can-be modified to compensate for the Surface runoff is medium, and the erosion hazard is I limited capacity of this soil to support a load. Capability . moderate. subclass IIe irrigated, IVe nonirrigated; Loamy Plains This map unit is used for irrigated and nonirrigated range site. cropland and for rangeland, wildlife habitat, and urban 83—Wiley-Colby complex, 3 to 5 percent slopes. This development. -gently sloping map unit is on plains at elevations of 4,850 In irrigated areas these soils are suited to all crops to 5,000leet. The Wiley soil makes up about 60 percent of commonly grown in the area, including corn, sugar beets, the unit, and the Colby soil about 30 percent. About 10 beans, alfalfa, small grain, and onions. An example of a percent is-Heldt silty clay and- Veld loam. suitable cropping system is 3 -to 4 sears of alfalfa fol- The Wiley soil is deep and well drained. It formed in lowed by corn, corn for silage, sugar beets, small grain, or calcareous eolian deposits. Typically the surface layer is beans. Land leveling, ditch lining, and installing pipelines pale brown silt loam about 11 inches thick. The subsoil is maybe needed for proper water applications. pale brown silty clay loam about 23 inches thick. The sub- All methods of irrigation are suitable, but furrow ir- stratum to a depth of 60 inches is very pale brown silty rigation is the most common. Barnyard manure and com- clay loam. mercial fertilizer are needed for top yields. Permeability is moderately slow. Available water In nonirrigated areas these soils -are suited to winter capacity is high. The effective rooting depth is 60 inches wheat, barley, and sorghum. Most of the acreage is or more. Surface runoff is medium to rapid, and the ero- planted to winter wheat. The predicted average yield is sion hazard is moderate. 28 bushels per acre. The -soil is summer fallowed in al- The Colby soil also is deep and well drained and formed termite years to allow moisture accumulation. Generally in calcareous eolian deposits. Typically the surface layer precipitation is too low for beneficial use of fertilizer. is pale brown loam about 7 inches thick. The underlying Stubble mulch farming, striperopping, and minimum til- material is very pale brown silt loam to a depth of 60 lage are needed to control soil blowing and water erosion. inches. Terracing also may be needed to control water erosion. Permeability is moderate. Available water capacity is The potential native vegetation is dominated by blue high. The effective rooting depth is 60 inches or more. grama. Several mid grasses such as western wheatgrass Surface runoff is medium to rapid, and the erosion hazard and needleandthread are also present. Potential produc- is moderate. tion ranges from 1,600 pounds_peracre in favorable years to 1,000 pounds in unfavorable years. As range condition deteriorates, the mid grasses decrease; blue grama, buf- falograss, snakeweed, yucca and fringed sage increase; .:4.:, and forage production drops. Undesirable weeds a• n- nuals invade the site as range condition becomes p, D-6 . ..__..... This unit is used for irrigated and nonirrigated Windbreaks and environmental plantings of trees and cropland and for rangeland, wildlife habitat, and urban shrubs commonly grown in the area are generally well development. suited to these soils. Cultivation to control competing In irrigated areas these soils are suited to the crops vegetation should be continued for as many years as commonly grown in the area. Perennial grasses and alfal- possible following plantings. Trees that are best suited fa or close grown crops should be grown at least 50 per- and have good survival are-Cocky Mountain juniper, east- cent of the time. Contour ditches and corrugations can be ern redcedar, ponderosa pine, Siberian elm, Russian-olive, used in irrigating close grown crops and pasture. Fur- and hackberry. The shrubs best suited are skunkbush rows, contour furrows, and cross slope furrows are suita- sumac, lilac, Siberian peashrub, and American plum. ble for row crops. Sprinkler irrigation is also desirable. Openland wildlife, such as pheasant, mourning dove, Keeping tillage to a minimum and utilizing crop residue and cottontail, are best suited to these soils. Wildlife help to control erosion. Maintaining fertility is important. habitat development, including tree and shrub plantings Crops respond to applications of phosphorus and nitrogen. and grass plantings to serve as nesting areas, should he In nonirrigated areas these soils are suited to winter successful without irrigation during most years. Under ir- wheat, barley, and sorghum. Most of the acreage is ligation, good wildlife habitat can he established, benefit- planted to winter wheat. The predicted average yield is ing many kinds of oper,land wildlife. 28 bushels per acre. The soil is summer fallowed in al- - The Wiley soil has only fair potential for urban and ternate years to allow moisture accumulation. Generally recreational development. Slow permeability, moder:to precipitation is too low for beneficial use of fertilizer. shrink-swell potential, and limited bearing capacity cause Stubble mulch farming, striperopping, and minimum til- problems in dwelling and road construction. The Colby lage are needed to control soil blowing and water erosion. soil has good potential for urban and recreational develop- Terracing also may be needed to control water erosion. - ments. -toad design can be modified to compensate for The potential native vegetation is dominated by blue the limited capacity of this soil to support a load. Caps- grama. Several mid grasses, such as western wheatgrass bility subclass Tile irrigated, IVe nonirrigated; Loamy and needleandthread, are also present.-Potential produc- Plains range site. tion ranges from 1,600 pounds per acre in favorable years ' to 1,000 pounds in unfavorable years. As range condition deteriorates, the mid grasses decrease; blue grama, buf- falograss, snakeweed, yucca, and fringed sage increase; and forage production drops. Undesirable weeds and an- nuals invade the site as range condition becomes poorer. _ Management of vegetation on these soils should be based on taking half and leaving half of the total annual production. Seeding is desirable if the range is in poor condition. Sideoats grama, little bluestem, western wheat- grass, blue grama, pubescent wheatgrass, and crested wheatgrass are suitable for seeding. The grass selected should meet the seasonal requirements of livestock. It can be seeded into a clean, firm sorghum stubble, or it can be drilled into a firm prepared seedbed. Seeding early in spring has proven most successful. D-7 COLORADO JOCKEY CLUB Fiscal Impact Analysis - Prepared for — Colorado Jockey Club - Prepared by Denzel W. Hill and T. D. Browne Browne, Bartz & Coddington, Inc. 155 South Madison Street Suite 230 Denver, Color-aao 80209 August 1984 TABLE OF CONTENTS Page INTRODUCTION iv Scope of the Analysis iv Analysis Methodology iv Proposed Project Overview vi Report Organization vii SECTION I. WELD COUNTY 1 Revenues 1 Expenditures 4 Net Fiscal Impacts 4 References 8 SECTION II . ST. VRAIN VALLEY SCHOOL DISTRICT 9 Project School Children 9 Revenues 9 Expenditures 9 Net Fiscal Impacts 11 Need for New Schools 11 References 13 SECTION III . SPECIAL DISTRICTS 14 Little Thompson Mater District 14 Longmont Fire Protection District 14 References 16 SECTION IV. FISCAL IMPACT SUMMARY 17 Assessed Valuation and Property Tax 17 Weld County 18 St. Vrain Valley School District 18 Special -Districts 19 ii LIST OF TABLES Table No. Page 1 Weld County Property Tax Revenues (Thousands) Attributable to Colorado Jockey Club Development 3 2 Estimates of Operating Revenues and Expenditures for Weld County (Thousands) 5 3 Net Fiscal Impacts of the Colorado Jockey Club Project on Weld County 6 4 St. Vrain Valley School District Property Tax Revenues (Thousands) Attributable to Colorado Jockey Club Development 10 -5 St. Vrain Valley School District General Fund Projections (Thousands) 12 6 iii INTRODUCTION This report presents an analysis of the Colorado Jockey Club fiscal impacts on Weld County, the St. Vrain Valley School District and the affected special districts. For purposes of the fiscal analysis, a 10 year projection period is shown. At the end of this period (1995) , buildout of the develop- ment is anticipated. It is recognized that market conditions or other influ- ences could alter this proposed schedule. Projected Colorado Jockey Club impacts are predicated on the development and phasing plans provided by the Colorado Jockey Club and detailed in Section 1. Scope of the Analysis Various local agencies will be responsible for the provision of pub- lic services to the subject property: Provider of Service Type of Public Service Weld County -General government Police protection Social services library Street maintenance Parks and recreation Public works St. Vrain Valley Schools Education Little Thompson Water Water service District Longmont Fire Protection Fire protection District Detailed analyses of fiscal impacts attributable to Colorado Jockey Club are presented for Weld County and St. Vrain Valley School District. These two jurisdictions will be most directly affected by project development. For this reason, the fiscal impact analyses for these political subdivisions include forecasts of baseline conditions. Less detailed studies are provided for Little Thompson Water District and the Longmont Fire Protection District. Utility service providers are given limited consideration in this fiscal impact analysis. It is presumed that for these enterprise-related ser- vices that pricing structures will be applied to insure that revenues cover costs. Analysis Methodology Public revenues and expenditures attributable to the development of the Colorado Jockey Club project are estimated based upon operating plans. The ability of public agencies to financially accommodate the proposed devel- opment is determined in the analysis. iv A BBC computer model was specifically prepared for this project. The fiscal impact analysis includes baseline budget forecasts for the county and school district (without Colorado Jockey Club) and cumulative budget fore- casts (with the proposed project) . Both revenues and expenditures are calcu- lated by line item. The net fiscal impacts (revenues minus expenditures) between the baseline and cumulative scenarios represent the fiscal impact attributable to the Colorado Jockey Club project. The basic forecasting technique applied in preparing the budget forecasts relies upon a number of factors and ratios specifically developed for an incremental type of analysis. Assumptions and limitations include: • Estimation procedure. Operating revenue and expendi- ture ratios per unit or per capita are made by corre- lating past budgetary trends with past demographic and development trends in Weld County. These ratios are then applied to forecasts of population, school enroll- ment, housing development, etc. to obtain line item forecasts of both revenues and expenditures for each jurisdiction. Assumptions were discussed with the applicable planning officials for the respective juris- dictions. • Increasing service levels/scale economies (Weld County and St. Vrain Valley School District analyses only) . Certain per capita and per unit ratios can be expected to change over time based upon the historical behavior of these ratios, and upon anticipated increases in ser- vice levels which local officials have suggested might occur. Other ratios might decrease or remain stable because of the cost-effectiveness involved in serving larger numbers with the same initial or annual invest- ment. Certain per unit ratios used in this analysis change with time where applicable while others remain constant. • Constant rate structures. Property tax mill levies are assumed to be the same in the future as they are today in almost all cases. The assumption of constant rates allows the evaluation of future changes over current conditions in order that the rate structures themselves might be examined. • Constant dollars. All projections are stated in 1984 constant dollars. No adjustments are made to account for price level changes. • Conservative nature of forecasts. Revenue source assumptions tend to be conservative and expenditure assumptions tend to be liberal . Many fiscal assump- tions have been developed in conjunction with the local officials responsible for service provision. v Pro forma budget forecasts are based on assumptions derived from recent budgets which often do not have actual data available. These planned budgets assume all revenues will be expended during the respective year. Hence, no ending balance or beginning balance for the following year is shown. This rarely occurs and therefore expenditure forecasts can be overestimated resulting in a deficit situation. Caution is advised in reviewing the projec- tions provided in this study. This report should be utilized only as a guide- line for planning purposes. Proposed Project Overview The proposed Colorado Jockey Club development lies south of State Highway 66 and is bisected by Interstate 25 in southwest Weld County. The planned paramutuel facility, residential and commercial facility is scheduled to begin construction in late 1984. The track is to be in operation by summer 1986 with the commercial portion of the project to be completed over seven years and the residential portion built out in 10 years. Project description. The race track will occupy a 300 acre site on the east side of Interstate 25. It will be connected by an underpass to the 200 acre residential/commercial portion of the development on the west side of I-25. • The race track and related facilities are to begin construction in the fourth quarter 1984 and be completed and in operation for the 1986 racing season. Residential and commercial development on the west side of I-25 will begin at the same time. The absorption of these facilities is expected to extend over seven to 10 years. At buildout, the commercial portion of the _project is planned to include: 1984 Type of Space Unit Measure Market Value Office 60,000 s.f.* $ 3,900,000 Retail 48,000 s.f. 2,640,000 Hotel 200 rooms 15,000,000 Veterinary Clinic 50 stalls 3,750,000 Medical Center 200 beds 21,500,000 Museum NA 300,000 *s.f. = square feet The project includes over 500 dwelling units ranging from low density single family homes (ranchettes) to high density apartments. Forty- two ranchette units will be provided with an expected average market value of $450,000. Nearly 200 patio homes valued at $150,000 each, and 150 condo- miniums and townhouses valued at $125,000 each are planned. The project also includes plans for 150 apartments with an anticipated average monthly rent of $400. Project development costs. Project development cost estimates and the resulting assessed valuation increase are based on interviews with appraisers in the Weld County Assessor's office and other commercial and resi- dential developers knowledgeable about area development costs. Project devel- vi opment costs do not necessarily represent the full cost of development, but only those costs which are used to determine the assessed valuation. This presumed market value does not necessarily reflect the anticipated selling price or value that would result from site development. Three general components of the project are isolated and costs per unit applied. These components are the residences, commercial space and the race track. Unit costs include the cost of land, parking lots, support space and other on-site improvements. In addition, the prices of certain personal property are also included in the cost base for commercial assessment pur- poses. The weighted average market value (1984 dollars) for the 537 Colo- rado Jockey Club residences approximates $144,100 per dwelling unit. Sales prices for the owner-occupied units range from $125,000 for the high density condominiums and townhomes to $450,000 on average for the ranchettes. The apartments are valued at $70,000 per unit. For the retail space, a factor of $55 per square foot is applied with office space valued at $65 per square foot. At buildout, project value for assessment purposes will be over $172 million: Market Percent 1995 Cost/ Value* of Type Units Unit* (Thousands) Total Residential 537 $144,100 $ 77,400 45.0% Commercial ** 47,090 27.4 Race Track NA -- 47,650 27. 7 Total $172,140 100.1% *Data are rounded. **See breakdown provided earlier. Phasing. Initial development will begin with the race track facility in the fourth quarter of 1984. Housing unit construction is planned to begin in 1985. The ranchettes will likely experience a slow buildout with 42 units anticipated to be absorbed over about 10 years. The patio homes, condominiums and townhouses are expected to be completed in five years. Apartment construction start is forecast to lag the owner-occupied units and will be completed in the early 1990's. Commercial space construction is projected to commence in 1985 with the varying uses phased-in over a seven year period. The office space, hotel/convention center and retail space will be constructed in the early part of this period. The veterinary clinic, medical center and museum will be built in the later stages of the development. Report Organization Section I provides a detailed analysis of project related fiscal impacts for Weld County. Operating and capital costs and revenues are esti- mated. County baseline fiscal conditions (without the project) and cumulative fiscal forecasts are calculated and compared. vii Section II covers the same procedure for the St. Vrain Valley School District. Operating and capital costs and revenues for baseline and cumula- tive scenarios are estimated and compared. Section III includes a less detailed fiscal impact analysis for the affected special service districts. The level of detail is suitable for each district. Costs and revenues attributable to the project are identified in the context of present conditions. Section IV provides a summary of the net fiscal impacts of the pro- posed Colorado Jockey Club project for a study period extending through 1995. Assessed valuation, county and school district impacts are addressed. viii SECTION I. WELD COUNTY Weld County will be responsible for provision of several public ser- vices to the proposed Colorado Jockey Club project, including general govern- ment, road maintenance, social services, library, law enforcement and other services. Revenues Sources of revenue to the county include ad valorem property tax, licenses and fees, highway users tax, and other revenues such as building per- mits and federal grants. Property tax represents the major revenue source to the county. Property tax revenues. Property tax increases attributable to project development are derived from the estimated increases in assessed valu- ation. Current (1984) mill levies assessed by the jurisdictions are applied. Estimates of development costs translated into assessed valuation increases serve as a basis for the projection of property taxes available to local government agencies. Property taxation procedures are now governed largely by state legislation. HB 1452 provided that for taxable years 1977 through 1982, the 1973 value should be used to determine the actual value of real and personal property. For taxable year 1983, all taxable real and personal property will be revalued to the 1977 level . Commercial property is to be valued at 29 percent of the 1977 base year value while residential uses are valued at 21 percent of the 1977 value. All calculations are shown in constant 1984 dollars. In other words, the net effect of price level changes on both existing values and new construction values are not incorporated into the forecast. The forecast methodology uses an incremental approach in which new construction is trans- lated into valuation increases above current levels. Only assessed valuation increases directly attributable to the project are included in the analysis. Increases in the value of land over time which would take place without project development are excluded. The Weld County Assessor's Office currently uses a factor of approximately 60 percent to reduce current construction values to the 1977 base year. Incorporating the state mandated factors described above, an ini- tial net reduction factor of approximately 12 percent is applied to residen- tial development with a factor of about 17 percent applied to commercial uses. Development cost data are multipled by the net reduction factor to determine the increase in assessed value. The total increase in assessed value by 1995 2 is anticipated to be $26 million, of which over two-thirds is attributable to commercial development: Assessed Value Percent (Thousands) of Type at Buildout Total Residential $ 9,752 37.2% commercial 8,194 31.2 Race Track 8,291 31.6 Total $26,237 100.0% For purposes of the analysis, it is assumed that an increase in assessed valuation because of the changing of the base year will be offset by an equal reduction in the mill levy. The use of present mill levies for future revenue projections does not imply that the mill levy will remain the same, only that revenues will remain static, except for value increases attributable to new construction. Three jurisdictions would receive property tax revenues from the subject property. The 1984 total mill levy of all agencies is 85.983 mills: (1) Current (1984) Entity Mill Levy Weld County 17.369 St. Vrain Valley Schools (all funds) 63.310 Longmont Fire Protection District 5.304 Total 85.983 Although Little Thompson Water District serves the subject property, no mill assessment is levied. Operating and capital funds are provided through user fees. The forecast methodology allows for a two-year lag from the time of construction to the receipt of property tax revenues. A one-year lag takes place for the entry of new construction value onto property tax assessment roles and an additional one-year lag occurs before revenues are actually received. As an example, new construction taking place during 1985 would be reflected in the 1986 assessment base and revenues received in 1987. Table 1 shows property tax revenues attributable to project develop- ment for 1985 through 1995; because of the lag discussed earlier, project- related property tax revenues are not received until 1987. By 1990, Colorado Joctaxkrevenues;developmentr an s additional are increased 31,400 by $451r county property ,800 Other revenues. Projections of -other non-property tax revenues are primarily based on per capita ratios. Notable exceptions include building permits and federal grants. 3 TABLE 1. WELD COUNTY PROPERTY TAX REVENUES (THOUSANDS) ATTRIBUTABLE TO COLORADO JOCKEY CLUB DEVELOPMENT Colordo Jockey _Club Net Year Baseline Cumulative Impact 1985 $ 15,522 $ 15,522 -- 1986 16,047 16,062 $ 15 1987 16,578 16,714 136 1988 17,114 17,360 246 1989 17,658 17,937 279 1990 18,207 18,538 331 1991 18,759 19,155 396 1992 19,318 19,725 407 1993 19,912 20,350 438 1994 20,483 20,931 448 1995 21,061 21,513 452 4 Assumptions on the multipliers and ratios utilized in the model have been developed based on recent budget data and future expectations. Where applicable, factors used to estimate revenues attributable to the project differ from those used to calculate baseline conditions. Expenditures Major expenditure items include general government, road and bridge, social services and law enforcement. In recent years, social services (24 percent) , and road and bridge (18 percent) comprised major expenditure cate- gories. Use of the appropriate ratio came from analysis of past budgets and discussions with local officials responsible for service provision. In esti- mating expenditures attributable to the Colorado Jockey Club project, both the ratio approach and actual expenditures estimated by the responsible local -officials were considered. Road and bridge. The county would eventually be responsible for maintenance of certain Colorado Jockey Club roads. As a result of increased traffic because of race track operation, it is believed that County Road 28 will require paving from the site to about two miles east. The cost of this upgrade is expected to range from $200,000 to $340,000 depending upon the condition of the existing road. (2) Direct costs would also be incurred for on-site road maintenance. Residents could be responsible for a proportionate share of off-site road improvements in coming years. Law enforcement. The Colorado Jockey Club development would receive law enforcement services from the Weld County Sheriff 's Department which has a staff of 54 sworn officers and three civilians. This represents a ratio of about 1.4 officers per 1,000 population, or about 22 percent below the national average. (3) Applying national standards, (1.8 sworn officers per 1,000 population) , the project's resident base would cause a need for 2.2 additional officers. In addition, one vehicle would be required every two years. Law enforcement requirements related to race track development are unknown at this time. Additional staff will likely be required for traffic and crowd control during the racing season. One suggested means of deterring crime at the project and mitigating the sheriff department' s fiscal burden would be to establish a special tax district for law enforcement. (4) Another crime deterrent is the provision of private security by the developer or residents. Net Fiscal Impacts Table 2 presents detailed forecasts of revenues and expenditures for the Weld County budget for both baseline and cumulative scenarios for the years 1985, 1990 and 1995. Table 3 shows the net fiscal impacts attributable to the project for each year from 1985 through 1995. Baseline projections (without Colorado Jockey Club) indicate net positive conditions throughout the project time period. Overall , the county budget is forecast to grow from about $12 million in 1985 to $31 million by 1995 ( in constant 1984 dollars) . 5 TABLE 2. ESTIMATES OF OPERATING REVENUES AND EXPENDITURES TOR WELD COUNTY (THOUSANDS) 1985 1990 1995 Baseline (without Colorado Jockey Club) Revenues Ad Valorem $15,522 $18,207 $21,061 Highway Users Tax 3,684 6,089 8,931 Aid to Dependent Children 3,957 4,856 5,840 Charges for Services 2,729 3,854 5,153 Other 22,292 26,222 30,057 Total Revenues $48,184 $59,228 $71,042 Expenditures General Fund: General Government $ 5,956 $ 7,455 $ 9,169 Public Safety 6,290 8,020 10,010 Other 1,138 1,280 1,430 Total General Fund $13,384 $16,755 $20,608 Road and Bridge $ 8,868 $11,176 $13,740 Social Services 11,870 14,182 16,660 Intergovernmental Services 4,775 5,395 6,011 Other 10,984 13,836 17,004 Total Expenditures $49,881 $61 ,344 $74,023 Net Revenues (Expenditures) $(1,697) $(2,116) $(2,981) Cumulative (with Colorado Jockey Club) Revenues Ad Valorem $15,522 $18,538 $21,513 Highway Users Tax 3,686 6,132 8,993 Aid to Dependent Children 3,959 4,890 5,880 Charges for Services 2,731 3,881 5,188 Other 22,305 26,365 30,224 Expenditures General Fund: General Government $ 5,956 $ 7,504 $ 9,234 Public Safety 6,290 8,073 10,081 Other 1,138 1,289 1,440 Total General Fund $13,384 $16,866 $20,755 Road and Bridge $ 8,874 $11,254 $13,836 Social Services 11,878 14,281 16,776 Intergovernmental Services 4,779 5,433 6,053 Other 10,990 13,932 17,121 Total Expenditures $49,905 $61,766 $74,541 Net Revenues (Expenditures) $(1,703) $(1,820) $(2,743) Note: Totals may not add due to rounding. Source: BBC estimates. 6 TABLE 3. NET FISCAL IMPACTS OF THE COLORADO JOCKEY CLUB PROJECT ON WELD COUNTY Net Fiscal Impacts* (Thousands) Year Annual Cumulative 1985 $ (6) $ (6) 1986 (15) (21) 1987 69 48 1988 138 186 1989 130 316 1990 156 472 1991 208 680 1992 211 891 1993 231 1,122 1-394 238 1,360 1995 238 1,598 *Reflects total revenues minus total expenditures for baseline sce- nario (without Colorado Jockey Club) subtracted from total revenues minus total expenditures for cumulative scenario (with Colorado Jockey Club) for each year. Source: BBC estimates. 7 The fiscal imp-acts of the Colorado Jockey Club {project are _generally positive, with the except ion cf 1985 and 1986. By 19-95, the project can to expected to 'generate a surplus of $238,000 with a cumulative surplus of nearly $1.b million. This situation is somewhat characteristic of a commercial and high-end residential project. 8 SECTION I. REFERENCES (1) Weld County Assessor's Office based on assessment property card for subject parcel and 1984 Assessment Abstract. (2) Personal interview with Rod Hutchinson, Engineering Manager, Weld County Engineer's office, August 8, 1984. (3) Personal interview with Undersheriff Dill , Weld County Sheriff's Department, August 8, 1984. (4) Ibid. -9 SECTION II. ST. VRAIN VALLEY SCHOOL DISTRICT The St. Vrain Valley School District will be responsible for pro- viding education services to school age children generated by the project. Project School Children The number of children generated by the project was determined through use of student generation factors by dwelling unit type. The total enrollment figure was further refined to produce estimates of school age children by type of school : (1) School Type 1985 1990 1995 Elementary 10 108 118 Junior high 5 54 59 Senior high 4 44 49 Total enrollment 19 206 226 Over 200 children are expected to be present at full buildout of the resi- dential portion of the development. This student level assumes that the resi- dential units are utilized throughout the year, and this might not be the case for all units. Revenues Sources of revenue for the St. Vrain Valley School District include property tax, specific ownership tax, state equalization and other sources of revenue. Property tax revenues. Table 4 shows property tax revenues attribu- table to the project through 1995. At that time, school district property tax revenues would approximate $23.5 million with over $1.2 million resulting from Colorado Jockey Club development. Ad valorem revenues represent about 60 per- cent of the school district's total revenues in 1995. Other revenues. Among the remaining revenues, state equalization funds comprise the major source of funds and account for one-third of pro- jected 1995 general fund revenues. Estimation procedures for future revenues were reviewed with state officials. (2) Expenditures School district expenditure items include outlays for instruction, support services, contingency reserve and other general fund expenditures. As with revenues, estimation procedures for expenditure line items were discussed with school district staff. (3) 10 TABLE 4. ST. VRAIN VALLEY SCHOOL DISTRICT PROPERTY TAX REVENUES (THOUSANDS) ATTRIBUTABLE TO COLORADO JOCKEY CLUB DEVELOPMENT Colorado Jockey General Fund Club Net Year Baseline Cumulative Impacts 1985 $17,375 $17,375 -- 1986 17,810 17,851 $ 41 1987 18,255 18,628 313 1988 18,711 19,386 675 1989 19,179 19,946 767 1990 19,658 20,568 -910 1991 20,150 21,237 1,087 1992 20,654 21,770 1,116 1993 21,170 22,372 1,202 1994 21,699 22,929 1,230 1995 22,242 23,482 1 ,240 11 Net Fiscal Impacts Because of the large commercial component and high market value of the development, the project is expected to have a positive fiscal impact on school district finances. Table 5 shows forecasts of baseline (without Colo- rado Jockey Club) and cumulative scenarios (with the proposed project) for 1985, 1990 and 1995. Under baseline conditions, the district is expected to experience net deficits of $651,000 in 1985, $613,000 in 1990, and $574,000 by 1995. Total expenditures in 1995 will likely approximate $39.9 million. Under cumulative conditions, slightly smaller deficits of $650,000 and $608,000 are forecast for 1985 and 1990, respectively. By 1995, a smaller deficit of $568,000 is expected. The state's formula for equalization combined with the constant dol- lar assumption for projection purposes indicates that as a school district' s assessed valuation per student increases the district will experience a nearly offsetting decline in state equalization revenues. This explains the increas- ing importance of ad valorem revenues and the decreasing importance of equali- zation funds. However, the conservative nature of the constant dollar assump- tion overstates the reduction of equalization funds and the school district would likely receive a larger amount than projected. The positive net fiscal impact of the Colorado Jockey Club development would be substantially more than shown. Need for New Schools By 1995, 14,640 students are forecast to be enrolled in the district under baseline conditions. In that year, Colorado Jockey Club children will represent 1.5 percent of cumulative enrollment. The 226 students attributable to Colorado Jockey Club will accelerate the need for all types of schools to a certain degree: (4) Number of Colorado Jockey Percent Club School of School Children Attributable School at Full School to Colorado Type Buildout Capacity Jockey Club Elementary 118 450 26.2% Junior high 59 1,000 5.9 Senior high 49 1,500 3.3 Total 226 12 TABLE 5. ST. VRAIN VALLEY SCHOOL -DISTRICT GENERAL -FUND PROJECTIONS (THOUSANDS) 1985 1990 1995 Baseline (without Colorado Jockey Club) Revenues local : Ad Valorem $17,375 $19,658 $22,242 Specific Ownership 887 932 979 Other -433 436 440 Total Local $18,695 $21,027 $23,660 State and Federal : Equalization $17,436 $15,624 $13,529 Other state 1,497 1,518 1,539 Federal 56 56 56 Total State and Federal $18,989 $17,198 $15,124 Total Revenues $37,684 $38,224 $38,784 Expenditures Instruction $25,550 $25,897 $26,255 Support Services 11,559 11,716 11,878 Contingency Reserve -950 950 950 _Other 275 275 275 Total Expenditures $38,335 $38,838 $39,359 Net Revenues (Expenditures) $ (651) $ (613) $ (574) Cumulative (with Colorado Jockey Club) 'Revenues Local : Ad Valorem 117,375 $20,568 $23,482 Specific Ownership 888 945 994 Other 433 440 443 Total Local $18,697 $21,953 $24,919 State and Federal : Equalization $17,482 $15,217 $12,841 Other state 1,499 1,539 1,563 Federal 36 56 56 Total State and Federal $19,038 $16,813 $14,459 Total Revenues $37,734 -$38,766 $39,379 Expenditures Instruction $25,683 $26,266 $26,661 Support Services 11,619 11,883 12,062 Contingency Reserve 950 950 950 Other 275 275 275 Total Expenditures $38,384 $39,374 $39,947 Net Revenues (Expenditures) $ (650) $ (608) $ C568) Note: Totals may not add due to rounding. Source: BBC estimates. 13 SECTION II. REFERENCES (1) Dorothy Hores, St. Vrain Valley School District, August 8, 1984. (2) Charlie Brown, Colorado State Legislative Council , July 3, 1984. (3) Dorothy Hores, o . cit. ; and Roger Driver, St. Vrain Valley School Dis- trict, August 14, 19 (4) School capacities provided by Dorothy Hores, op. cit. ; and prior BBC experience. 14 SECTION III. SPECIAL DISTRICTS This section provides a limited review of potential fiscal impacts of the Colorado Jockey Club development on the affected special districts: Little Thompson Water District; and Longmont Fire Protection District. Only the fiscal effects of the project are provided since baseline forecasts have not been prepared. Little Thompson Water District (LTWD) (1) Water service is basically an enterprise fund which alters fees to cover actual costs. Therefore, a detailed financial analysis is not pre- sented. Further, cost estimates would necessarily be based on detailed engi- neering evaluations of service requirements which have yet to be prepared. Responsibility for providing water and sewer services to the Colo- rado Jockey Club project residents and businesses currently rests with the LTWD. This entity presently serves about 3,300 taps, both residential and commercial . The district obtains its water from the Big Thompson project via Carter Lake. Its filtering plant, which is owned jointly with Central Weld Water District, has a capacity of 15 to 16 million gallons per day (MGD) . The maximum demand on the system approximates two-thirds of capacity. Therefore, substantial service expansion capability is present. Service costs. Local on-site lines and extension of a trunk line to the project would be the responsibility of the developer. Depending upon the water flow requirements of the project, trunk lines might need to be extended as far as Carter Lake in order to obtain an adequate flow capacity for fire protection services. Revenues. Although fees might differ among new developments, cur- rent water tap fees are $3,000 and up depending upon the size of the tap. A service charge of $10 per month provides up to 5,000 gallons of water for con- sumption. Charges for water use in excess of 5,000 gallons per month are levied on a sliding scale. Longmont Fire Protection District(2) The Colorado Jockey Club property will be served by the Longmont Fire Protection District. A large portion of the surrounding area served is agricultural or rural residential . Existing conditions. The district maintains four stations, of which the nearest to Colorado Jockey Club is located in Mead. Present staff includes 50 to 75 volunteers, some of whom are trained as emergency medical technicians. The rolling stock consists of seven pumpers, four tankers, two cars and a rescue unit. Two additional pumpers (for replacement of existing equipment) and a squad truck for extrication are on order. The current ISO fire rating is 9. The Fire District's 1984 budget was approximately $695,000. On average it cost roughly $1,160 for each of the 600 calls responded to by the Longmont Fire Protection District. 15 Service needs and costs. The proposed development would represent a substantial portion of the population and commercial base to be served by the Longmont Fire Protection District. Based on discussions with the district's fire marshall and consideration for established standards, it is estimated that at full buildout three additional staff, one substation and an aerial fire apparatus will be required. Cost of the substation would approximate $200,000 plus $100,000 annually to staff and operate it. The aerial fire apparatus could cost up to $300,000. Revenues. District revenues would be generated by a 5.304 mill tax levy. Revenues in 1984 approximate $519,600 on an assessed value of nearly $94.8 million. Property tax revenues from Colorado Jockey Club are projected to reach $101,200 by 1990, increasing to $138,000 by 1995. Cost and revenue summary. Except for slight deficits in the early years, the district is expected to experience positive fiscal conditions as a result of the proposed project: (3) 1985 1990 1995 Operating Expenditures $ 25,000 $ 75,000 $100,000 Revenues* -- 101,200 138,000 Net Revenues (Expenditures) $(25,000) $ 26,200 $ 38,000 *Property tax only. By 1995, the project would generate an annual operating surplus of $38,000. Operating deficits in the early years are attributable to the two year lag in receiving ad valorem revenues. The cumulative operating surplus of over $161,000 by 1995 would offset a large portion of the district's anticipated capital costs of building and equipping a substation (approximately $200,000) . In addition, construction of the race track facility to standards exceeding fire code requirements could limit the need for a special aerial apparatus and thus substantially reduce related equipment costs. 16 SECTION III. REFERENCES (1) John Gruner, Manager, Little Thompson Water District, August 14, 1984. (2) William Emerson, Fire Marshall and Dave Bierwiler, Fire Chief, Longmont Fire Protection District, August 8 and 14, 1984; and Paul Cook, Fire Chief, Cunningham Fire Department, August 15, 1984. (3) Certain costs and operating standards are based on past experience of the Longmont Fire Protection District and other fire protection dis- tricts with similar service requirements. 17 SECTION IV. FISCAL IMPACT SUMMARY The proposed Colorado Jockey Club development will be located along Interstate Highway 25 and south of Colorado Highway 66 in Weld County. The planned race track, residential and commercial project is scheduled to begin construction in fourth -quarter 1984 with buildout anticipated over a ten year period. The paramutuel facility is to be in operation by summer 1986 with the residential portion (537 -dwelling units) built out Dyer -ten years. The commercial portion of the development on the west side of 1-25 is Expected to be built out over about seven years. Commercial development is planned to include a mix of office and retail space, -a hotel/convention facility, a medical renter, a veterinary clinic and a musuem. Initial development will begin with the race track and related facilities on 300 acres east of I-25. The remaining residential and commer- cial uses will be phased-in in later years. Assessed Valuation and Property Tax Colorado Jockey Club assessed valuation is determined based on den- sity, anticipated housing values and appraiser data. Calculations include building construction, land and personal property. By 1995, the project's assessed valuation is expected to approximate 326.2 million, the bulk of which is attributable to commercial development. Potential property tax revenues attributable to the project for 1-990 and 1995 by political subdivision are: Property Tax Revenues (Thousands) -Political Subdivision 1990 1995 Weld County $ 331 3 452 St. Vrain Valley School District - 1,208 1,-647 Longmont Fire Protection District 101 138 For the years shown, property tax revenues are increased $1.6 million and $2.2 million, respectively. 18 Weld County Net Weld County fiscal impacts of Colorado Jockey Club development are: Net Revenues (Expenditures) in Thousands 1990 1995 -With Colorado Jockey Club $(1,820) $(2,743) -Without Colorado Jockey Club (2,116) (2,981) Net Colorado Jockey Club Impact $ 156 $ 238 The project accounts for a deficit reduction of $156,000 in 1990 and $238,000 by 1995. Cumulative net fiscal impacts over the projection period approximate a surplus of about $1.6 million. -St. Vrain Valley School District The St. Vrain Valley School District will be responsible for -pro- viding education to school age children generated by the project. Project school children. The number of children generated by the project was determined through use of student generation factors by dwelling unit type. The total enrollment figure was further refined to produce esti- mates of school age children by type of school : School Type 1985 1990 1995 lEl-ementary 10 108 118 Junior high 5 54 59 Senior high 4 44 49 Total enrollment 19 206 226 About 230 children are expected to be present at full buildout of the resi- dential portion of the development. Revenues and expenditures. Sources of revenue for the St. Vrain Valley School District include property tax, specific ownership tax, state equalization and other sources of revenue. School district expenditure items include outlays for instruction, support services, insurance reserve and other 'general fund expenditures. Capital outlays for furniture and equipment replacement and debt service for school bond issues are given limited con- sideration. Net fiscal impacts. Because of the large commercial component and -high market value of the development, the project is expected to have a posi- tive fiscal impact on school district finances. Under baseline conditions, the district is expected to experience a net deficit of $651,000 in 1985, $613,000 in 1990, and $574,000 by 1995. Total expenditures in 1995 will 19 likely approximate $39.9 million. Under cumulative conditions, slightly smaller deficits of $650,000 and $608,000 are forecast for 1985 and 1990, respectively. By 1995, a smaller deficit of $568,000 million is expected. Need for new schools. By 1995, 14,640 students are forecast to be enrolled in the district under baseline conditions. In that year, Colorado Jockey Club children will represent 1.5 percent of cumulative enrollment. The 226 students attributable to Colorado Jockey Club accelerate the need for all types of schools to a certain degree: Number of Colorado Jockey Percent Club School of School Children Attributable School at Full School to Colorado Type Buildout Capacity Jockey Club Elementary 118 450 26.2% Junior high 59 1,000 5.9 Senior hi-gh 49 1,500 3.3 Total 226 Special Districts The potential fiscal impacts of the Colorado Jockey ClAb project on special service districts were also estimated, including Little Thompson Water District an-d the Longmont Fire Protection District. Little Thompson Water District. Since water services are basically enterprise funds in which charges and fees are structured to cover actual costs, a detailed analysis is not presented. Further, cost estimates would necessarily be tased on detailed engineering evalu-ations of service require- ments which have not yet been prepared. LTWD _currently serves the proposed development. Tap fees and 2 monthly fee will be assessed. Property taxes are not a revenue source for the water district. Longmont Fire Protection District. The Colorado Jockey Club property will be served by the Longmont Fire Protection District. The idis- trict -maintains four stations, of which the nearest to the project is located in Mead, 4.5 -miles northwest. _Except for slight xleficits in the early years, the district is expected to experience positive fiscal conditions as a result of the proposed development: 1985 199-0 1995 Operating Expenditures $ 25,000 $ 75,000 $100,000 Revenues -- 101,200 138,000 Net Revenues Expenditures $(25,000) $ 26,200 $ 38,000 20 By 1995, the project would generate an annual operating -surplus of $38,000. Operating deficits in the early years -are attributable to the two year lag in receiving ad valorem revenues. The cumulative operating surplus of ever $161,000 by 1995 would offset a large portion of the district's anticipated -capital _costs of tuilding and equipping a substation (approxi- mately $200,000) . In Addition, construction of the race track facility to standards exceeding fire code regulations could limit the need for a special aerial apparatus and thus substantially reduce related equipment costs. Beyond the local tax revenues, the State of Colorado will receive revenues from the horse track operations -as well as sales taxes associated with concessions, programs and other items. Hello