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Home My WebLink About840081.tiff RESOLUTION RE: GRANT CHANGE OF ZONE FROM AGRICULTURAL TO PLANNED UNIT DEVELOPMENT FOR COLORADO JOCKEY CLUB WHEREAS , the Board of County Commissioners of Weld County, Colorado, pursuant to Colorado statute and the Weld County Home Rule Charter, is vested with the authority of administering the affairs of Weld County, Colorado, and WHEREAS, a public hearing was held on the 19th day of December, 1984 , at 2 :00 o' clock p.m. , for the purpose of hearing the application of Colorado Jockey Club, P.O. Box 2394 , Fort Collins, Colorado 80522 , requesting a Change of Zone from Agricultural to Planned Unit Development with uses to include Residential-One, Residential-Three , Commercial-Three and Commercial-Four for a parcel of land located on the following described real estate, to-wit: Part of the NEq and part of the SE4, Section 27 , Township 3 North, Range 68 West of the 6th P.M. , Weld County, Colorado WHEREAS , Section 21 . 6 . 2 of the Weld County Zoning Ordinance provides standards for review of such a Change of Zone, and WHEREAS , the Board of County Commissioners heard all the testimony and statements of those present, has studied the request of the applicant and the recommendations of the Weld County Planning Commission, and having been fully informed, finds that this request shall be approved for the following reasons: 1 . It does appear that there is change going on in the area and this change has occurred, and is occurring, and there will be pressure that will continue for change along the I-25 corridor. The change proposed is consistent with what is happening in the area and we need to know that change is becoming inevitable. 2 . The proposed Planned Unit Development can and will be compatible with the area as it has changed and as it will continue to change in the future. 3 . The uses which will be allowed under the proposed P.U.D . plan on the property conform to the performance standards of the P.U.D. District. 840O81 4 . The uses which will be allowed on the subject property will be compatible with the existing or future development of the surrounding area. 5 . Adequate water and sewer service can be made available to serve the site. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld County, Colorado, that the application of Colorado Jockey Club for a Change of Zone from Agricultural to Planned Unit Development (Residential-One , Residential-Three, Commercial-Three and Commercial-Four uses) be, and hereby is , granted subject to the following condition: 1 . The applicant shall submit as part of the Planned Unit Development Application plans to the Weld County Sheriff ' s Department for providing adequate police protection to mitigate the costs of police protection to Weld County. The plan shall be approved by the Weld County Sheriff ' s Department. If it is determined that a Law Enforcement Authority District shall be formed, plans for said authority shall be submitted to the Board of County Commissioners and creation sought according to State Law. BE IT FURTHER RESOLVED by the Board that the approval is further subject to the following notes being placed on the Change of Zone plat: 1 . The Little Thompson Water District shall provide the water supply to the Planned Unit Development District. The water supply system shall be provided, consistent with the requirements of Section 8-10 et seq. of the Weld County Subdivision Regulations, pursuant to Public Water Systems and Fire Safety Requirements . 2 . The applicant, developer and/or homeowner ' s association shall provide and maintain all roads internal to the Planned Unit Development District. The roads internal to the Planned Unit Development shall remain private and must comply with the design standards listed in Section 8-1 et seq. and 8-2 et seq. of the Weld County Subdivision Regulations. The above and foregoing Resolution was, on motion duly made and seconded, adopted by the following vote on the 19th day of December, A.D. , 1984 . BOARD OF COUNTY COMMISSIONERS ATTEST: 744 WELD COUNTY, COLORADO Weld County C](krk and Recorder �,� AYE) and Clerk to the Board Norman Carlson, Chairman p�(� (NAY) BY: �p/jj ��)C J ue ine J son, Pro-Tem Deputy Aunty� k (AYE) APPROVED AS TO FORM: G R. Brantne / a (AYE) O C ck Carlson County Attorney r 727, �; (AYE) n T. Mar in HEARING CERTIFICATION DOCKET NO. 84-71 -RE: CHANGE OF ZONE - AGRICULTURAL TO PLANNED UNIT DEVELOPMENT FOR COLORADO JOCKEY CLUB A public hearing was conducted on December 19, 1984, at 2:00 P.M. , with the following present: Commissioner Norman Carlson, Chairman Commissioner Jacqueline Johnson, Pro-Tem Commissioner Gene Brantner Commissioner Chuck Carlson -Commissioner John Martin Also present: Acting Clerk to the Board, Tommie Antuna Assistant County Attorney, Zee D. Morrison Planning Department representative, Rod Allison The following business was transacted: I hereby certify that pursuant to a notice dated October 15, 1984, and duly published October 18, 1984, and November 8, 1984, in the La Salle Leader, a public hearing was conducted to consider a request from Colorado Jockey Club for a Change of Zone from Agricultural to Planned Unit Development with the uses to include Residential-One, Residential-Three, Commercial-Three and Commercial-Four. Lee Morrison, Assistant County Attorney, made this matter of record. Rod Allison, Planning Department representative, read the Planning Commission's favorable recommendation, subject to eight conditions, into the record. Mr. Allison said the Planning staff recommends that the following notes be placed on the Planned Unit Development District Plat: 1) The Little Thompson Water District shall provide the water supply to the Planned Unit Development District. The water supply system shall be provided, consistent with the requirements of Section 8-10 et seq. , of the Weld County Subdivision Regulations, pursuant to Public Water systems and Fire Safety Requirements. 2) The applicant, developer and/or homeowner's association shall provide and maintain all roads internal to the Planned Unit Development District. The roads internal to the Planned Unit Development shall remain private and must comply with the design standards listed in Section 8-1 et seq. , and 8-2 et seq. , of the Weld County Subdivision Regulations. He said the Planning staff further recommends that the following condition be added: "The applicant shall submit as part of the Planned Unit Development Plan application plans to the Weld County Sheriff's Department for providing adequate police protection to mitigate the costs of police protection to Weld County. The plan shall be approved by the Weld County Sheriff's Department. It it is determined that a Law Enforcement Authority District shall be formed, plans for said authority shall be submitted to the Board of County Commissioners and creation sought according to State Law." Jon Holm, Jim Reese, and Ivor Larson, all representing Colorado Jockey Club, came forward to make presentations and answer questions of the Board. Several exhibits were submitted also. Bob Rademacher was asked to come forward to answer questions concerning the ditch in that area. There were no comments from anyone in the audience. Following discussion, Commissioner C. Carlson moved to approve the Change of Zone for Colorado Jockey Club with the conditions as recommended by the Planning Commission and the two notes to be placed on the plat and the additional condition as recommended by the Planning staff. Commissioner Brantner seconded the motion. The motion carried by a vote of four to one, with Commissioner Johnson voting nay. APPROVED: n BOARD OF COUNTY COMMISSIONERS ATTEST: ,)'7a y_ WELD COUNTY, _COLORADO ard Weld County Cle and -Recorder �,.� era.2-i— and Clerk to the Board Norman Carlson, Chairman By: k!1 ) 7j k_ ,, I it; . 1Iki,(if- EXCUSED DATE OF SIGNING (nay) Deputy County Clerk Jacqueline Johnson, Tro-Tem Gen K. ra Oat-. il C uck Carlson Qlints/s r /J� iu J T. Martin TAPE #84-142, 84-143 and -84-144 DOCKET #84-71 LHR 2218 ATTENDANCE RECORD December 19 , 1984 TODAY' S HEARINGS ARE A-S FOLLOWS : DOCKET # 84-84 — Show Cause, James McDonald D ` , # 84-81 — USR, Egg production, etc. , Milton C. Waldbaum Company U x�j it 84-21 - COZ , A to PUD, Colorado Jockey Club�9C r # 84-- 6 — USR, Radio Broadcasting Tower, 0 Kieffe Broadcasting Co. 84-83 — Increase land us-e applicant fee-s PLEAcE write or print legibly your name, address a1- the DOC n (as ii3ted above) or the acalicants name or the hearing y_ou are attending. NAME ADDRESS HEARING ATTENDING FP Al - (21.2 314-/ ill‘e4- 7174 Fi-n .. '7")(7 -� ( /7 (d a(Z".I;r /&j j, g.' /- ' 7/ • (.5z,46:// ,2 -,- - (2.44iT e,e,t,--r„ , A Yeti L -14 fitZ,7: z-Ar7.--) 5:-c Oct -6c-S-. , ) 1 ,2 6 / 1/J C (c: kit -7±1,, A.vv a : . _, ___/7.?__ _if).6",‘„,,,,V '-, , e',/!--,-c..,e (c)6 tc2 -.n...--,------ i*C-61-c 61 /1/4/A6‘.066 el--I/ .7 73/ i3/,�'cf/ , o."-• Ca/0 ' `/ _ s I f 7 �' ,4.e4' /,' Q S • Ye,+-c� , ,L4 ( 7 - / �1 (:;-•-ae". . --....._el,,/..,...", —70/ 2,-,.:-I r Lu- v-�1/,/J7J �� c I 61; Cc,.:L �-/', /v_L. 8'/-P -1 „ 7 -1, 4l'i no (143/--le- 555 t t�`.5-r- �en ver �� `i -�l F/ )-/ -S‘ ft,.e-Vi(-7-e t , 2o-4.-47„ti V/y cr) d --7 -'. /- 5- I f".X‘I -" ,/,,, ,, 7 v,,e,4,7„, ,---,,__s, . ..�� ,.1, 9 -é . 7 w64, . s 9-61 (..-"),1 ai it A e /7- 7/71yr .E- 2S- Fib"! 16-1, &,,.e =- ...- cig i_ , , / l.J t • e ' 1 57 s f� ,„ _.1 � n 5 71/2/c/C . �J// 5t 14" - -- L�; - �vl 4/,/ 71� Z� W a 1U ii ', <91,57X CUB Agenda for Testimony Before The Weld County Commissioners Wednesday, Tecemher 19, 1984 OpEning Remarks • Jon L. Holm General Counsel Referral Agencies James E. Rees Real Estate Developer Engineering Ivor Larson Professional Desizgn Builders Summary Jon L. Holm P.O. Box 2394 • Fort Collins • Colorado 80522 • (303)484-8772 /t` Recommendations that the Board include in the motion for approval and that the following items appear as notes on the Planned Unit Development District Plat. 1. The Little Thompson Water District shall provide the water supply to the Planned _Unit Development District. The water supply system shall be provided, consistent with the requirements of Section 8-10 et seq. of the Weld County Subdivision Regulations, pursuant to Public Water systems and Fire Safety Requirements. 2. The applicant, developer and/or homeowner's association shall provide and maintain all roads internal to the Planned Unit Development District. The roads internal to the Planned Unit Development shall remain private -and must comply with the design stand-arils listed in Section 8-1 et seq. and 8-2 et seq. of the Weld -County Subdivision Regulations. Recommendation that the Board include the following in the motion for approval. The applicant shall submit as part of the Planned Unit Development Plan application plans to the Weld bounty Sheriff's -Department for providing adequate police protection to mitigate the costs of police protection to Weld County. The plan shall be approved by the Weld County Sheriff's Department. If it is -determined that a Law Enforcement Authority District shall be formed, plans for said authority shall be submitted to the Board of County Commissioners and creation sought according to State Law. 1/24/1990 KEITH SCHUETT, OF THE PLANNING DEPARTMENT ADVISED THAT CONDITIONS OF THIS CHANGE OF ZONE WERE NEVER MET AND THE PLAT WAS NEVER RECORDED; THEREFORE, THIS CHANGE OF ZONE IS NOT VALID. //.W STATE O: COLORADO COLORADO RACING COMMISSION Room 110 °V.coto NF:2/-Q Department of Regulatory Agencies 1525 Sherman Street 1\,p9 Denver,Colorado 80203 e Vg (303)866-2294 * Hector Rene Ramirez Nqq Director ' _ .1276. December 8, 1987 - Roy Romer -Go Henry L S ano Executive rector Mr. Jon Holm, General Counsel DEC 1-11987 Colorado Jockey Club 425 John Deere Road, Suite 200 .' -y Fort Collins, Colorado 80524 ATTCRNE , SCF-iCr Dear Jon: This is to confirm the actions taken by the Colorado Racing Commission at its December 3, 1987 meeting with respect to the status -of the initial license held by the Colorado Jockey Club. The Commission adopted the following motion: 1) The initial license granted to the Colorado Jockey Club by the Colorado Racing Commission is -not an open-ended license; 2) The Commission is to meet with your visiting investor(s) during this week; 3) The Colorado Jockey Club is required to report to the Commission on the outcome of the negotiations concerning financing the r-ac-etrack presently in progress; -and 4) If all of the financing required for the complete construction of the racetrack and related racetrack facilities is not in place by April 3, 1988, -the initial race meet license held by the Colorado Jockey Glib will automatically expire without any-further notice or action by the Commission. The Commission further stated that, in the unfortunat-e event your license automatically expires, the Colorado Jockey Club will have the option of submitting a new race meet license application at any time in the future. This further confirms that you, on behalf of the Colorado Jockey Club, consented to the above motion and the conditions established by the Commission. If you have any questions or comments, please do not hesitate to contact my office. Sincerely, COLORADO RACING COMMISSION Hector R e Ramirez Director cc: Attorney General ' s Office �`,- October 30, 1984 CASE NUMBER: Z-411:84:12 NAME: Colorado Jockey Club, Inc. ADDRESS: P.O. Box 2394, Fort Collins, Colorado 80522 REQUEST: A Change of Zone from "A" (Agricultural) to "P.U.D." (Planned Unit Development; all "R-1"; R-3; C-3; and C-4 by right as set forth in the Weld County Zoning Ordinance.") LEGAL DESCRIPTION: Part of the NWIZ, and part of the SEti Section 27, T3N, R68W of the 6th P.M. , Weld County, Colorado. LOCATION: Approximately two (2) miles south of Mead; south of State Highway 66 and west of I-25 Frontage Road. 1. It is the opinion of the Department of Planning Services staff that the applicants have not shown compliance with Section 28.3.1 et seq. of the Weld County Zoning Ordinanc-e and that the request be denied for the following reasons: The existing land-uses which surround the proposed Planned Unit Develop- ment Zone District are as follows: (1) The zone district adjoining the property to the east is agricultural. The land is used for agricultural production with I-25 and I-25 frontage road running north and south along the east property line; (2) The zone district adjoining the property to the south is agricultural. The land is used for agricultural production with Weld County Road 28 running east and west along the south property line of the subject site; (3) The zone district adjoining the property to the west is agri- cultural. The land is user! for agricultural production; (4) The zone district adjoining the property to the north is agricultural. The land is used for agricultural production. State Highway 66 runs east and west along the property line of the subject site. The following prime irrigated soil types are identified in the Planned Unit Development area and the surrounding farmlands according to maps prepared by the Department of Planning Services and the Department of Agriculture, Soil Conservation Service: Case Number: Z-411:84:11 Colorado Jockey Club, Inc. October 30, 1984 Page 2 (a) Nunn Clay Loam, 0 to 1 percent slopes; (b) Nunn Clay Loam, 1 to 3 percent slopes; (c) Colby Loam, 1 to 3 percent slopes; (d) Weld Loam, 1 to 3 percent slopes; (e) Thedalund Loam, 1 to 3 percent slopes; (f) Wiley-Colby Complex, 1 to 3 percent slopes; and (g) Wiley-Colby Complex, 3 to 5 percent slopes. (see exhibits 2, 3, 4, and 5; description of prime soils.) The surrounding land-uses indicate that agricultural production is occurring on all four (4) boundaries of the subject site on prime farm- land. The proposed commercial and residential development. With a regional sewer district, as described in the application materials, is not compatible with the surrounding agricultural land-uses and the Weld County Comprehensive Plan. The Proposal is not consistent with the following agricultural policy statements as set forth on pages 48 and 50 of the Weld County Comprehensive P1-an: (1) "Agriculture is considered a valuable resource in Weld County which must be protected from adverse impacts resulting from uncontrolled and undirected business, industrial and residen- tial growth. In order to maintain and promote this important segment of the county's economy, the cultural and human values associated with farm life and the overall benefits of an agricultural environment, any _uses other than agricultural will be critically reviewed to insure the proposed development will not adversely impact the agricultural interests of the county and that the development will positively contribute to the overall economy, environment and tax base of the County;" (2) "In order to promote the agricultural economy and to enhance and maintain the quality of life and environment in Weld County, developments that utilize nonproductive rural land and water surpluses will be encouraged, particularly where produc- tive irrigated farmland can be preserved as agricultural greenbelts and open space." (3) "In order to minimiz-e conflicting land uses -and minimize the. cost of new facilities and services to the taxpayer, industrial, commercial, business, and residential development will be encouraged to locate adjacent to the existing 27 incorporated towns and in accordance with the comprehensive plans and stated wishes of each community." Case Number: Z-411:84 :12 Colorado Jockey Club, Inc. October 30, 1984 Page 3 The formation of a sewer district in order to provide adequate sewer service to the proposal is not consistent with the Weld County Comprehensive Plan. The sewer district would be located beyond the boundaries of any future town growth area and within areas intended to remain agricultural, as shown by the Weld County Future Land-Use Map. The formation of the sewer district, as proposed in the application materials, will change the rural character of the area to an urbanized one. The town of Mead is the close-st municipality to the proposed sewer district, approximately two (2) miles from the district. The town of Mead reviewed the submitted application and indicated in its memo dated October 9, 1984, that the request does not comply with its Comprehensive Plan because, "the town's Comprehensive Plan does not extend that far." (See exhibit 6, Mead Comments.) The Weld County Sheriff's Office reviewed the submitted application materials and recommended in its memo dated October 22, 1984, that a special law enforcement taxation district is warranted to meet the law enforcement needs of the proposal. The memo also indicated that the probability of calls for service would have a substantial impact on the Weld County Sheriff's Office. (See exhibit 7, Sheriff Department Comments.) The Weld County Finance end Administration Department reviewed the submitted application materials and indicated in its memo dated October 15, 1984, that the proposal would have significant demand on law enforce- ment due to the added population to this location and nature of the facility. (See exhibit 8, Finance and Administration Comments.) The uses proposed in the application materials would generate a high number of law enforcement services. In order that the proposed uses have adequate police protection the affected referral entities have recommended the formation of a Law Enforcement Authority District. The formation of a Law Enforcement Authority District and a sewer district at this location is not consistent with the following policy statements set forth on pages 91 and 92 of the Weld County Comprehensive Plan for utilities, public goods, and services: - (1) "Any development that will create an undue burden on existing public facilities and will diminish the capacity of public agencies to maintain the existing level of services shall be discouraged;" (2) "Proliferation of service district- shall be opposed while consolidation of existing service districts shall be encouraged when it tends to improve the efficiency and economy of the service;" and Case Number: Z-411:84:12 Colorado Jockey Club, Inc. October 30, 1984 Page 4 (3) "Regionalization of services and facilities shall be opposed if it will lead to growth which is not compatible with the desires of the towns involved." The applicants have failed to demonstrate in written materials or oral statements that the uses permitted will be compatible with future development of the surrounding area as permitted by the existing zoning and with future development as projected by the Comprehensive Plans of affected municipalities. The siting of approximately four hundred ninety-five (495) single family and multifamily units of residential development and twenty (20) acres of commercial development is not consistent with the residential and commercial growth policy statements set forth in the Weld County Comprehen- sive Plan. The location selected disregards the necessary expansion and extension of urban services such as police protection, fire protection, road maintenance, and sewer systems that the proposal requires. The Comprehensive Plan Policies support and describe the subject site as a location that should remain agricultural because of the presence of prime farmland and the distance of this location from a municipality and municipal services. The application materials describe access to a major highway, highway interchanges, and proximity to a large population base as the basic criteria for siting the proposal. In determining the site location for the proposal, consideration should have been directed toward the efficiency, economy, and orderly growth of urban services that are required to support the proposed residential and commercial development. In order to accommodate residential and commercial growth in Weld County, the following residential and commercial growth policy statements have been incorporated into the Weld County Comprehensive Plan: (1) "New residential developments which are not closely connected to and served by municipal utilities and services shall be discouraged;" (2) "Proposals for new residential development adjoining existing municipalities shall be encouraged so long as they conform to the desires of the towns as expressed in their comprehensive plans;" (3) "Existing municipalities are the best and most efficient sources of public goods and services which are necessary to serve new residential developments. These municipalities will be encouraged to improve their ability to serve new developments Case Number Z-411;84:11 Colorado Jockey Club, Inc. October 30, 1984 Page 5 and will be looked to for service of all new developments within their corporate areas, in annexable areas immediately adjacent to the town and even those areas not immediately available for annexation, but within a reasonable service distance from the municipality;" (4) "Commercial development will not be encouraged in the unincorporated areas of the county unless it can be shown by the developer that the proposed commercial use cannot reasonably be located in an urban area;" (5) "Commercial development designed to serve the agricultrual base of the county should be located wherever practical within a municipality; however, whenever distance from a municipality makes this an impractical or unprofitable establishment of such commercial service, facilities within easy access to each agricultural area will be encouraged." In summary, the proposed Planned Unit Development District is located on prime farmland in the agricultural zone district. The character of the surrounding neighborhood is rural and the uses are agricultural production. The location of the subject site is beyond any municipalities' comprehensive planning area. The uses proposed require the formation of sanitation and law enforcement authority districts. The Planned Unit Development District described is urban in nature requiring urban services. The Comprehensive Plan policies support and describe the subject location as a location that should remain agricultural because of the presence of prime farmland and the distance of this location from a municipality and municipal services. Based upon the foregoing summary, the applicants have not demonstrated, in written materials or oral statements to date, that the uses which would be permitted shall be compatible with the existing or future development of the surrounding area as permitted by the existing zoning, and with the future development as projected by the Comprehensive Plans of affected municipalities. ADDITIONAL COMMENTS Z-411:84:11 Colorado Jockey Club, Inc. 1. The Department of Planning Services staff has received a letter and phone calls objecting to this proposal. 2. The Division of Highways has requested additional information regarding the applicant's analysis of traffic impacts in a letter dated October 17, 1984. Summary of the Weld County Planning Commission Meeting December 4, 1984 Page 10 The Chairman called for discussion from the audience. Herbert Watson, resident, Aristocrat Ranchettes, spoke in favor of this request. Helen Montgomery, resident, Aristocrat Ranchettes, stated she lives across the street from the auction site and they like to attend the auctions. It is a meeting places for the people in the area. There is very little outside traffic into the subdivision from those attending the auctions, and Mr. and Mrs. Smith do not let unsold items remain on their property. The Chairman asked James Mayerl to read the recommendation of the Department of Planning Services staff, which is for denial, into the record. Tape 188 — Side 1 MOTION: CBill McMurray moved Case Number USR— 656:84:54 for Paul and Shirley Smith for a Use by Special Review Permit for an Auction Site in a residential subdivision be forwarded to the Board of County Commissioners with the Planning Commission's recommendation for denial based upon the recommendations of the Department of Planning Services staff. Motion seconded by Stephen Hamilton. The Chairman called for discussion from the members of the Planning Commission. Discussion followed. The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Sharon Linhart - yes; Jack Holman -- yes; Louis Rademacher - no; Bill McMurray - yes; Stephen Hamilton - yes; Paulette Weaver - yes; Doug Graff - no; Lydia Dunbar - yes; Bob Ehrlich - yes. Motion carried with seven voting for the motion 2nd two voting against the motion. CASE NUBMER: Z-411:84: 12 APPLICANT: Colorado Jockey Club, Inc. REQUEST: A Change of Zone from "A" Agricultural to "PUD" Planned Unit Development to R-1 ; R-3; C-3; and C-4 uses LEGAL DESCRIPTION: Part of the NE' , and part of the SE'-L, Section 27, T3N, R6SW of the 6th P.M. , Weld County, Colorado LOCATION: Approximately two (2) miles south of Mead; south and adjacent to State Highway 66 and west of I-25 CSummary of the Ueld County Planning Commission Meeting December 4, 1984 Page 11 APPEARANCE: John Holm, General Counsel, Board of Directors, Colorado Jockey Club, Inc. , stated this request was postponed until the Board of County Commissioners approved the Use by Special Review Permit for the racetrack. A film was shown to the members of the Planning Commission showing their plans and use of this project. The property on which they are requesting a change of zone is a one hundred and Eighty acre site. One hundred and twenty acres will be used for the Planned Unit Development and sixty acres will remain open—space. Because this will be a year around venture, it makes the change of zone very important to the overall project. There will be approximately five hundred single and multiple family dwelling units in the planned unit development. There will be greenbelts on both side of I-225. They also plan to have guidelines and covenants which would run with the land to ensure growth takes place as the County wishes. Colorado Jockey Club feels the entire project should operate as a unit, and because of the number of horses and other activities planned for the racetrack area in the off seasons, it is their feeling this is primarily an agri—business. C' Jim Reese, Member of the Board, Colorado Jockey Club, Inc. , Liaison Between Referral Entities and the Board, stated there will be adequate water. They will install either elevated or underground water storage tanks. They have met with Tom Bennett, State Highway Department, and their ingress and egress plans will comply with their recommendations. They have also met with the Sheriff's Office, but they have not decided whether to make this a taxing district. They have met with the Colorado Department of Wildlife and Panhandle Eastern Pipeline and can foresee no problems with either of them. Burl Furgeson, Century Engineers, Texas, discussed adequate water storage in case of fire. Jim Reese reported the Fire District is requesting that two fire engines and an ambulance be housed within this project. Tape 188 — Side 2 Jim Reese reported road improvements and upkeep will probably be a project venture. They will pave Highway 28 to Weld County Road 13 and they will pave the Frontage Road. An aerial view of the area they wish to develop was shown and retained for evidence by the staff. Mr. Holm asked that the recommendations of the Department of Planning Services staff, which is for denial, be incorporated into the written record. Summary of the ?field County Planning Commission Meeting December 4, 1984 Page 12 Rod Allison asked the Planning Commission to remember that any recommendation they make to the Board of County Commissioners regarding the change of zone would apply only to this reouest and not the the Use by Special Review Permit for the racetrack. This request is just the second step toward and Planned Unit Development Plan. Lee Morrison reminded the Planning Commission that conditions cannot be placed on a change of zone. If their recommendation is for approval they will need to make sure that the basis of their decision is that the area is a changed area. John Holm stated to not have the change of zone for the planned unit development to go along with the racetrack would be a real detriment to the project as track support along with the racetrack for year around operation. They do intend to begin some housing about the same time they begin the racetrack. ( Tape 189 - Side 1 MOTION: Doug Graff moved that Case Number Z-411 :84: 12 for Colorado Jockey Club, Inc. , for a Change for Zone from Agricultural to Planned Unit Development be forwarded to the Board of County Commissioners with the Planning Commission's recommendation for approval for the following reasons: 1. It does appear that there is change going on in the area and this change has occurred, and is occurring, and there will be pressure that will continue for change along the I-25 corridor. The change proposed is consistent with what is happening in the area and we need to know that change is becoming inevitable. 2. The proposed Planned Unit Development can and will he compatible with the area as it has changed and as it will continue to change in the future. And that the following conditions be met prior to approval by the Board of County Commissioners. C Summary of the Weld County Planning Commission Meeting December 4, 1984 Page 13 1. A minimum of thirty percent (30%) greenbelt area and/or parks in the area. 2. That provisions for an adequate water supply be made. 3. That provisions for an adequate sewer facility be made and approved by the State Health Department. 4. That an agreement be reached with the Weld County Engineering Department and the Board of County Commissioners concerning the adjacent county road or roads in terms of upgrading or maintenance of these roads. 5. That adequate provisions for fire protection be made. 6. That adequate provisions police protection be made. C7. That when the Planned Unit Development plan is made development standards and operation standards that will be approved the the staff. 8. That covenants be developed which the Planning staff and the Colorado Jockey Club have worked together on in unison, and the date that these covenants would be effective. Motion seconded by: Stephen Hamilton The Chairman called for discussion from the members of the Planning Commission. Discussion followed. The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Sharon Linhart - no; Jack Holman - yes; Louis Rademacher — yes; Bill McMurray — yes; Stephen Hamilton — yes; Paulette Weaver — no, she does think the Colorado Jockey has presented a quality development, but we still need to look at the fact that this property is not contiguous to an exiting area and we are contributing to spot zoning with this development and it is dangerous to the County to do this. Doug Graff — yes; Lydia Dunbar — no; Bob Ehrlich — yes. Motion carried with six voting for the motion and three voting against the motion. Summary of the Weld County Planning Commission Meeting October 30, 1984 Page 11 The Chairman called a recess at 5:15 p.m. The Chairman called to meeting to order at 5:30 p.m. CASE NUMBER: Z-653:84:49 APPLICANT: Colorado JockeyClub, Inc. REQUEST: A Change of Zone from Agricultural "A" to Planning Unit Development "P.U.D." (R-1; R-3; C-3; and C-4) uses LEGAL DESCRIPTION: Part of the NEZ, and part of the SE%, Section 27 T3N, R68W of the 6th P.M. , Weld County, Colorado LOCATION: Approximately two (2) miles south of Mead; south and adjacent to State Highway 66 and west of I-25 APPEARANCE: John Holm, Chairman, Board of Directors, Colorado Jockey Club, Inc. , represented the applicants. He stated they would like to incorporate the comments of the Use by Special Review case into this case. They are asking for a development that will give the County continuing control and they do intend for the racetrack to be in operation year around for horse training and other equestrian events. They plan to have approximately four hundred and ninety-five single family and multi-family dwelling units in the Planned Unit Development. Lee Morrison explained this request is for a Change of Zone. Approval of this request would allow any uses allowed by right to take place in the zone district, but it does not guarantee that what the applicant is proposing to do will be done. The Planned Unit Development plan itself is another process. A Change of Zone does not assure that a change has taken place in the area. If an applicant's plans fall through and nothing is ever done with a change of zone a Change of Zone has still taken place and there can be no conditions attached to the request if somebody else comes in with a plan that fits into the zoned area. Rod Allison reported that on a Planned Unit Development plan, this is the second step of a three step process. The next step would be a final plat. Tape 181 — Side 1 Mr. Holm stated it is Colorado Jockey Club's intention to make this (both the Use by Special Review and the Change of Zone) one project because this will be a year around project. Summary of the Weld County Planning Commission Meeting October 30, 1984 Page 12 Lee Morrison explained the requested needed to be split because the racetrack and change of zone are two separate conditions and therefore, require two separate actions. -Iva" Larson, P.E. , Professional Design Builders, stated people tend to want to live close to a racetrack and he feels this proposal is compatible with Longmont's growth plan. He presented drawings of what the completed Development will look like. Reduced copies of the original are on file in the Department of Planning Services. The Chairman asked if they wished to have a decision reached on this today or if they would like to delay any formal action until they now what he Board of County Commissioners' decision is on the Use by Special Revi Permit. Lee Morrison explained at this stage of zoning the preliminary plan and the final plan is not always the same thing. The Planning Commission is not acting on anything but a change of zone at this time. MOTION: Jack Holman moved Case Number Z-411:84: 12 for Colorado Jockey Club, Inc. , for a Change of Zone from Agricultural to Planned Unit Development be continued until the regularly scheduled meetiml of the Planning Commission to be held on Tuesday, December 4, 1984, at 1:30 p.m. in order to give the Planning Commission a chance to know what action the Board of County Commissioners has taken with the Colorado Jockey Club, Inc. , request for a Use by Special Review Permit for the racetrack. Motion seconded by Paulette Weaver. The Chairman called for discussion from the members of the Planning Commission. Discussion followed. The Chairman asked if there were anyone in the audience who would like to present testimony on the request for the Change of Zone who would not be able to attend the meeting on December 4, 1984. There was no response from the audience. Summary of the Weld County Planning Commission Meeting October 30, 1984 Page 13 The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Sharon Linhart - yes; Jack Holman - Yes, because he hesitates to vote for approval for a change of zone if the Use by Special Review Permit is not approved. It is his feeling this would leave the change of zone area wide-open for anything that may want to go into the area. Louis Rademacher - Abstain; Bill McMurray - yes; Paulette Weaver - yes; Doug Graff - yes; Lydia Dunbar - yes; Bob Ehrlich - yes. Motion carried unanimously. The meeting was adjourned at 6:25 p.m. Respectfully submitted, 63At a„� Cls\o e Bobbie Good Secretary rjg/ -BEFORE THE WELD COUNTY, COLORADO PLANNING COMMISSION RESOLUTION OF RECOMMENDATION TO -PEE BOARD OF COUNTY COMMISSIONERS December 4, 1984 Moved by Doug Graff that the following resolution be introduced for passage by the Weld County Planning Commission. Te it Resolved by the Weld -County Planning Commission that the application for: CASE NUMBER: Z-411:84:12 APPLICANT: Colorado Jockey Club, Inc. REQUEST: A Change of Zone from "A" Agricultural to "PUD" -Planned Unit Development "P.U.D." (R-1; R-3; C-3; and C-4) uses LEGAL DESCRIPTION: Part of the NE4, and part of the SEA, Section 27, T3N, 1t68W of the 6th P.M. , Weld County, Colorado LOCATION: Approximately two (2) miles south of Mead; south and adjacent to State Highway 66 and west of 1-25 be -recommended favorably to the Board of County Commissioners for the following reasons. 1. It does appear that there is change going on in the area and this change has occurred, and is occurring, and there will be pressure that will continue for change along the -I-25 corridor. The change proposed is consistent with what is happening in the area and we need to know that change is becoming inevitable. 2. The proposed Planned Unit Development can and will be compatible with the area as it has changed and as it will continue to change in the future. It is the recommendation of the Planning Commission that the following conditions be met prior to approval by the Board of County Commissioners. 1. A minimum of thirty percent (30%) greenbelt area and/or parks in the area. 2. That provisions for an adequate water supply be made. 3. That provisions for an adequate sewer facility be made and approved by the State Health Department. 4. That an agreement be reached with the Weld County -Engineering Department and the Board of County Commissioners concerning the adjacent county road or roads in terms of upgrading or maintenance of these roads. 5. That adequate provisions for fire protection be made. 6. That adequate provisions police protection be made. Z-411:84: 12 Colorado Jockey Club, Inc. December 4, 1984 Page 2 7. That when the Planned Unit Development plan is made development standards and operation standards that will be approved the the staff. 8. That covenants be developed which the Planning staff and the Colorado Jozkey Club have worked together on in unison, and the date that these _covenants would be effective. Motion seconded by: Stephen Hamilton Vote: For Passage Against Passage Jack Tolman Sharon Linhart Louis Rademacher Paulette Weaver Bill McMurray Lydia Dunbar Stephen Hamilton Doug Graff Bob Ehrlich The Chairman declared the Resolution passed and ordered thata certified copy be forwarded with the file of this case to the Board of County Commissioners for further proceedings. CERTIFICATION OF COPY I, Bobbi-e Good, -Recording Secretary of the Weld -County Planning Commission, do hereby certify that the above and foregoing Resolution is a true copy of the Resolution of the Planning Commission zf Weld County, Colorado, adopted on Dezember 4, 1984, and recorded in -Book No. -IX of the proceedings of the said Planning Commission. Dated the -6th day of December, 1984 Good Bobbie Good Secretary LAND-USE APPLICATION SUMMARY SHEET • October 22, 1984 CASE NUMBER: Z-411:84:12 NAME: Colorado Jockey Club, Inc. ADDRESS: P.O. Box 2394, Fort Collins, Colorado 80522 REQUEST: A Change of Zone from "A" (Agricultural) to "P.U.D."(Planned Unit Development) residential and commercial uses LEGAL DESCRIPTION: Part of the NE1 and part of the SEA, Section 27, T3N, R68W of the 6th P.M. , Weld County, Colorado LOCATION: Approximately two (2) miles -south of Mead; south and adjacent to State Highway 66 and west _of I-25 SIZE OF PARCEL: 179 acres, mars or less POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS. The duties -of the Planning Commission are explained in Section 28.3 et seq. of the Weld County Zoning Ordinance. The residential and commercial uses described in the Planned Unit Development application may conflict with the residential growth policies set forth on pages 59 and b0, and the commer— cial growth _policies set forth en -pages 61 end 62 of the Weld County Comprehensive Plan. The subject -site is located on prime farmland and may conflict with the Agricultural Policies and objectives set forth on pages 48, 49, and 50, in the Weld County Comprehensive Plan. In the application, a sewage district and a package treatment facility is proposed. The proposed sewage district may conflict -with the policies concerning utilities, public goods and services as set forth on pages 91 and 92 _of the Weld -County Comprehensive Plan. The proposed -residential and commercial development associated with the Change of Zone application is outside of a future town growth area as shown on the Weld County Future land-Use Map. Please review all the referral entities with specific concerns that the staff has received to date. The Department of Planning Servci-es -staff has received phone cells supporting and _objecting to this Change of Zone. RA:rg FIELD CHECK TILING NUMBER: USR-653:84:49 DATE OF INSPECTION: October 22, 1984 NAME: Colorado Jockey Club, Inc. REQUEST: A Use by Special Review Permit LEGAL DESCRIPTION: Part of the SWti, Section 26, and part of the W1, Section 35, all in T3N, R68W of the 6th P.M. , Weld County, Colorado LAND USE: N Agricultural production and a residence E Agricultural production and a residence S Pasture W I-25 Frontage, I-25, and agricultural production ZONING: N Agricultural and "C-3" LOCATION: Approximately 2.5 miles south E Agricultural (Grave' of Mead; south and adjacent of State Highway 66 S Agricultural and USR-489 Pit) and west of 1-25 W Agricultural COMMENTS: Access to the property is from I-25 frontage road. Weld County Road 28, a gravel road, runs east and west through the subject pracel. The subject parcel contains a rrc ` a. Two sets of oil and gas production facilities exist on the property. The #3 Outl , ih runs across the subject site from the southwest to the northeast. A gravel haul road (L. -489) forms the eastern boundary of the property located in Section 35. The gravel haul road intersects with Weld County Road 28. There are no other improvements on the subject parcel and the property is used for agricultural production. BY: Rod Allison, Current Planner II RA:rg VIA c•, 5 I .... - • 3 • C d .\ C . s'1r�J � • 1 _�Gr�"2 1 •�• G °I i r.5 .• . a /. •[k ♦0 • .:,,a I• ) Y -aG^� d[Noa i�o ,•--•_-I .. • H GIH.I.'� x• (Y ..,, C.• 5 xo `�:•�iiia •• I •• I Nom • 1`I ! • �f s` •• /1Jo • le ! n 25 I 25 gi •• hl/ •° '. [' Y �]J - - .31✓ . x °x • 3 J •, • ,� ! 1 0!! k/ v - 1 :In Pc • - „ ciLce[sr' .• ✓t [ i, \ 434.4.,.;.,.. .. • •6.E., ,i „Loy, . .. ._ , , . f• MEOD -zy_ _ _ _.__ •rr. . �.I r J/ L _.ae�≥a. x I r I �,'� �p • Citl �. �.� �•'�� G.�ar� a -I,� :� r ) �l ' 3lATreviuEvr�_ $z1 Ns •,r 4 s .I .aa /.1,://i ]. C 4 1 fir. ••) _ s_ o •� p Crnster �� i- .. .7J .'. I I , \, t I I ,0 3• �: SVn%c nyq rJ 14I 2J r a ' / Sf G. . • a .I•' r. r. " I I* 2 • '� • R. c_ �T. -t �•_ . C� c— . . g - --- --��'e. , 1� (elFp g r.•j. 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Fie S dr y#,t+ : , .:,'...4-';;.7.i«..7-. .• i :44e_,•;: w, a.''✓1' ` -\ 7� �{ q ..,_:,;-!...:,8a. ,;. -: ,1frtic . .. :',1;' • •3�+ ' w_, f `-' •':� .f ' -Jy .A' rte' � '.?�. �$ e •it ..1.te•• 4 .p I Y y • f •� �. / -l+_ X y •% ;�j„Y�LI. . 48..,, •f' -Mr+ • kv. -.. 7 •-•:' .i_..._ ,.. , •i tf . ti , jai ••-.41/4 „el....4.. ...,... (.•;.':•.O, • •-•,, • •Nib . ;Ali i ttr;„,...„..,„,,. ,r.„,..."„ikc-l',.-, f 1 e ��' r. 't - i a,k `::y�, w., , ••t /Z �¢s 4 'I •••••4.6 f f'•,y .21;1 f /° .'L ir•f , I — - __a.� rl -• t'.1 �11 r� 4 •%• ,.,rte• . 1- I D 1• •'y:g ^! !:. t• j: _ + F i i t I .. • ' µms,.•. }I1],' p {.. •• L•. '••^ Y`•! -, • .. FT, ,..f, .. SFr •'n�. 4: 3a .r ' 3F!idle• ,t; '.' r°' :T., i;'}v? l REFERRAL LIST APPLICANT: Colorado Jockey Club, Inc. CASE NUMBER:__EL411:84: 2 ___ SENT REFERRALS OUT: REFERRALS TO BE RECEIVED BY October 18, 1984 • 2 z o cn o z H Z z H OH H 41 6 V) O M d m H f:7W U2 P0. h w w ti w z a o 0 0 z 0 0 6 a W U a U z " a O 0 fa. z County Attorney (plat only) X Town of Mead ATTN: Diane Hodge Weld County Health Department P.O. Box 217 ill X Mead, CO 80542 Engineering Department X X X Panhandle Eastern Pipeline County Extension Agent c/o Jeff Bogner X X P.O. Box 127 Brighton, CO 80601 r X Office of Emergency Management X X Longmont S.C.S. 9595 Nelson Road P.O. Box D Longmont, CO 80501 ND,3 Crc{/c,{ Sarbort Refreetsweir & Ditch Co. ATTN: Louis J. Rademacher 7p= X Little Thompson Water District 13184 Weld County Road 13 307 Welch Avenue Longmont, CO 80501 Berthoud, CO 80513 State Engineer X St. Vrain Valley School Distric Division of Water Resources Y ATTN: Dorothy Bores 1313 Sherman St. , Room 818 395 South Pratt Parkway Denver, Colorado 80203 Longmont, CO 80501 State Highway Department X Chief Bierwilder X X 1420 2nd Street Longmont Fire Protection Dist. Greeley, Colorado 80631 9119 County Line Road Longmont, CO 80501 Colorado Department of Health Y x Water Quality Control Division X Colorado Division of Wildlife , 4210 East 11th Avenue ATTN: Don Bogart Denver, Colorado 80220 317 West Prospect Ft. Collins, CO 80526 X Highland Ditch Co. ATTN: Frank Barnes X Finance; Don Warden 5178 Weld County Road 28 Longmont, CO 80501 x X Sheriff's Department phone - 535-4244 Undersheriff Dill Bob Ehrlich y X City of Longmont Planning Commission Member A Office of Planning Department P.O. Box 60 Brian Miller Milliken, CO 80543 Civic Center Complex Trnrtmrtnt . en Rncn1 ,14"14 ea 1 I Ci agsdE a y Planning Department To Rodney Allison Date October 4 . 1984 COLORADO From Rodney H . Hutchinson P. E. , Engineering Manager Subject: Colorado Jocky Club. Inc. Cise Z-411 :84 :12 We have reviewed the above mentioned referral and offer the following comments : 1. All roadway improvements as recommended in the traffic study should he the responsibility of the developer. 2. Stormwater detention facilities should be provided to insure that no adverse effects on water quality or quantity result from the development. The development's impact on the Foster Reservoir should he minimized. 3. Should the applicant intend to dedicate interior roads to the County, every effort should be made to reduce the number of cul -de-sacs . Also, the County should not assume responsibilities for maintaining any special landscaping within the development. fU��rr�iu-3.rnJl / -., \t GOT 05 1984 Weld Co. Planning Commission MAN bf STATE OF COLORADO DIVISION OF HIGHWAYS MgNt OF N P.O. Box 850 e Greeley, Colorado 80632-0850 (303) 353-1232 `- s. October 17, 1984 I GU 2 2 1984 Weld Co. , 1-25 Colorado Jockey Club S. of S.H. 66 on Mr. Rod Allison ?field Cu. �IanY)llfg iOUIth ,�fl;l Both Sides of I-25 Department of Planning Services DOH File 45100 Weld County 915 Tenth Street Greeley, Colorado 80631 Dear Mr. Allison: This office has received the applications from the Colorado Jockey Club for a change of zone, and a use by special review. The "Traffic Impact Analysis" included with these referrals has been reviewed and discussed with the project engineer prior to our receipt of these referrals. As a result of our comments, the consultant plans to submit a revised analysis, which we have not yet received, for review. Since the traffic impact of this project on the highway system is our primary concern, we feel it would be inappropriate to comment on these referrals at this time. Once we have received the revised analysis we will require at least two weeks for review so that we can coordinate our comments with our Denver staff. Let us know if you need any further information. Very truly yours, ALBERT CHOTVACS DISTRICT ENGINEER j illiam F. Reisbeck :` istric t Pre-Construction Engineer WFR:mbc cc: A. Chotvacs File: Crier-Jacobson ire MEMORAIIDUM WilkTo Rod Allison, Current Planner II Date October 77,1984 COLORADO From Tom Wodtke, Environmental Health Specialist �i(i suyfeLt Colorado Jockey Club Inc. , USR 653:84:49, Z-411:84:12 With regards to the Use by Special Review Permit for the Colorado Jockey Club Inc. , I have the following comments: 1. The Little Thompson Water District agreement to provide water should prove adequate for this development. 2. The sewer system and treatment facility design and inplementation must be facilitated through the State Water Quality Control Division. 3. Assurances are requested for the contraction of manure disposal sites, adequate daily manure removal, and a fly pest/abatement control program. 4. Plan submission for review to this department before construction of swimming pools and food service establishments is required. CCT231984l] Weld Co. Planning Commission ,(54.0 �q�. � ' ��'y C:FF, RT�:'.f-NT Or P! I' �1^.iIVG SERVICES ui r11 i 61 PHONC (303 356-1000 EX 7. Q(}( S ryry�� ,��1 ICS '�;. 91510TH STREET f{ K t ° (7H �I f.a GREELEY,COLORADO 80631 II q YJ`[[[LLL111]]] sm •T. h AIYY +� �}.� k3 ; O Piannin$ &Standards r:71, \17,1711 z-4u:s4:12 . .: COLORADO ir REFERRAL O 0 :) 1981 TO I4HOM IT MAY CONCERN: Weld Co. Planning Cnmmisswo Enclosed is an application from Colorado Jockey Club, Inc. for a Change of Zone from Agriculture to P.U.D. (R-1, R-3, C-3, and C-4 uses) The parcel of land is described as Pt. NE'# & Pt. SE' of Section 27, T3N, R68 West of the 6th P.M. , Weld County, Colorado The location of the parcel of land for which this application has been submitted is approximately 2 miles south of Mead; south and adjacent to State Highway 66 and West of I-25 Frontage Road This application is submitted to your office for review and recommenda- tions . Any comments or recommendations you consider relevant to this request would be appreciated. Your prompt reply will help to facili- tate the processing of the proposal and will ensure prompt considera- tion of your recommendations . If a response from your office is not received within 14 days of mailing from our office, it may be in- terpreted to mean approval by your office. If you are unable to respond within 14 days (but wish to do so at a later date) please notify our office to that effect . Check the appropriate boxes below and return to our address listed above. Please reply by October 18, 1984 so that we may give full consideration to your recommendation. Thank you very much for your help and cooperation in this matter. 1. We have reviewed the proposal and find no conflicts with our interests. 2. A formal recommendation is under consideration and will be submitted to you prior to 3 . % Please refer to the enclosed letter. c5et `254-1-0C. Signed 2 _47).1S/ Agency(J�,F�1�/iYCc:10,7kv,MO. Date � 5j 4) /A1 p ,a vsc y Ce/f21(JTOA.)V o.' 77.4J lrO�i.?L Are 2-1,3/77.., 41444 Rod Allison Ater CNAA'FE UNrit_ 9 44�.srr >S--C 7.et:9rvfvr Current Planner II Pla'vT /7;06r£CEive-� .3ir� f�/j"/Pcf✓�G., N d COLORADO DEPARTMENT OF HEALTH Richard D.Lamm Governor 1876 Frank A.Traylor, M.D. Executive Director MEMORANDUM TO: Rod Allison Weld County Department of Planning Services FROM: Tom Bennett Water Quality Control Division DATE: June 6, 1984 SUBJECT: Colorado Jockey Club The availability of adequate wastewater treatment is dependent upon the ultimate construction of a regional facility. As organizational meetings for a district are now being conducted it is premature for the Division to find that adequate wastewater treatment does or will exist, as called for in C.R.S. 30-28-136. Further, the Division will not commit to the approval of interim treatment facilities. The Division will consider such interim facilities only when it is certain that a regional facility will become a reality. The Division supports the concept of a regional treatment plant to serve this area, provided that it is consistent with local and regional planning efforts and will not adversely impact waters of the state. Until such time as a commitment has been received from the Little Thompson Water District, indicating its intent and capability to serve the develop- ment, no comments on the water supply will be forthcoming. As per C.R.S. 30-28-136(2), review agencies are afforded twenty-four days within which to comment on proposals. TLB:mds enclosure 4210 EAST 11TH AVENUE DENVER.COL OPann Rnnon ounm= . LITTLE THOMPSON WATER DISTRICT DIRECTORS Telephone 532-2096 Carey J.Salomonson. 307 Welch Avenue President Charles Allen Drawer 6 Berthoud.Colorado 80513 Leo Sahel Pat Dorsey David McGee E.Thomas Ricord Dean Anderson MANAGER: October 8, 1984 John M.Gruner Department of Planning Services 915 10th Street Greeley, Colorado 80631 Attn: Mr. Rod Allison, Current Planner II Dear Mr. Allison: The purpose of this letter is to submit comments on the following referrals: APPLICATION FOR CASE NUMBER Colorado Jockey Club Special Review Permit USR 653 : 84 : 49 Colorado Jockey Club Change of Zone Z-411 : 84 : 12 The Little Thompson Water District is willing and able to provide water service for domestic use for this project. If the Colorado Jockey Club desires to establish their own Regional Water System, as indicated in one of the above cases, Little Thompson Water District would object to this, as the project is within the District' s service area. Once the water requirements of the Jockey Club are defined, it will take some engineering work to determine how Little Thompson can best serve the project, both in the short term and over the long term. In accordance with the policies of this District, the cost of this engineering expense would necessarily be borne by the developer and the District has not been approached by the Jockey Club to proceed with this engineering work. I trust this will provide adequate information for your office to arrive at a decision on the above cases. Sincerely yours, CilkkuAtiN J hn M. Gruner anager JMG/jl LAW OFFICES OF HOPP, CARLSON & BECKMANN, P.C. 2130 MOUNTAIN VIEW AVENUE, SUITE D LONGMONT, COLORADO 80501 WALTER J. HOPP ALAN D. CARLSON LOCAL 13031 776-4045 THOMAS I.. BECKMANN METRO 13031 449-2913 JAMES A. LIONBERGER JEFFREY D. LARSON JOHN D. HINDORFF June 13, 1984 Weld County Department of Planning Services 915 10th Street Greeley, CO 80631 ATTENTION: Mr. Rod Allison RE: Case No. 5-234: 84:6 Dear Mr. Allison: You sent a packet concerning this matter to the Sanborn Reservoir and Ditch Company. It has been forwarded to the No . 3 Outlet Ditch Company, which we represent. At a meeting of certain of the directors and stockholders of such ditch company the following matters were discussed and agreed upon. The No. 3 Outlet Ditch flow across the subject property in a northeasterly direction. The area it flows through is designated on the Site Plan as Parking and R-V Parking. The Ditch Company has some concerns about the project. First, there are concerns about water quality, and the effect upon water quality if areas adjacent to the ditch are paved, and then receive pollutants from motor vehicles . Concern was also expressed about having an open ditch next to the R-V Parking area, and the possibility for trash and other pollutants to be thrown into the ditch. Second , if drainage into the ditch in this area is greatly accelerated over amounts experienced in the past, there are concerns about downstream flooding. Specifically, the paving of large parking areas, and other possible alterations to drainage in the area , may result in a great influx of water into this ditch during heavy storms. The result could well be that the ditch would wash out further down stream. The third and perhaps the greatest issue is that of potential liability to this ditch company should any person or animal be injured or die in this ditch. Even if the ditch were fenced along its entire course through the subject property, we have serious doubts about whether that would effectively reduce access to the ditch. The proposal reached after discussing these items is that the LAW OFFICES OF HOPP, CARLSON & BECKMANN, P.C. ditch be placed underground from a point where it flows into the subject property, to a point where it exits the subject property. The size of the underground pipe , and access points to it at reasonable places as it crosses the property, can be determined by appropriate engineering studies. Placing the ditch into an underground pipe would obviously meet the concern about water quality, the second concern about downstream flooding , and would significantly reduce potential liability exposure. On behalf of the ditch company, therefore, we propose that engineering studies be conducted by the applicant, in cooperation with us , to arrange for underground pipe for the ditch in this area. Engineering fees and installation expenses should be paid by the applicant. Timing of the work is very important, since the ditch flow is required during growing seasons. In connection with placing the ditch underground , it might be possible to straighten the path of the ditch in at least one significant area, to possibly reduce costs for the applicant. Further , if the ditch does not have an exact defined easement where it flows across the property, it might be better for the ditch company and the applicant to enter into an easement specifically locating and defining the width of the easement for future maintenance after the work is completed. We are pleased to report that the directors and stockholders of the ditch company who met in our office, and who represent a substantial majority of the entire stockholders, have no objections to the proposed use of the land, as indicated in the application. It is our desire to be cooperative with the applicant, so that the applicant may proceed with its development plans, so long as the rights of the ditch company and its stockholders are protected. To that end, may we suggest that approval of any final Site Plan for this development be conditioned upon the applicant negotiating with and entering into an agreement covering these matters in a form reasonably satisfactory to the ditch company. Thank you for this opportunity to address this matter. Please address further inquires or replies regarding these things to the undersigned. Ve t u our km cc: Jake Salazar George Reynolds Herman Wagner Frank Barns Glenna Muhme Kent Peppler Louis Rademacher a Longmont Soil Conservation District 9595 Nelson Road, Box D - Longmont, Colorado 80501 October 16, 1984 �� t _ _ I , j ; ; i f - A 'sltl Go. Planning Gammissioh Mr. Rod Allison, Planner Weld County Department of Planning Services 915 10th Street Greeley, CO 80631 Re: Z-411 :84: 12 - Colorado Jockey Club, Inc. Dear Rod: Review of this request for zone change finds an error on the part of the applicant as to the soil types at the proposed location. The soil type adjacent to the north side of Foster Reservoir is #4 not #27. The location is Section 27 and perhaps this is how the error was made. This error draws attention to the soil type that actually exists at the proposed location. Soil type #4, as described in the USDA Soil Conservation Service Soil Survey of Weld County, Colorado, Southern Part, is named "Aquolls and Aquepts , flooded," As the name implies, this soil type is poorly drained, subject to frequent flooding, and the water table is at or near the surface during the spring and summer months . It has severe limitations for dwellings with or without basements, streets and roads , small commercial buildings, and recreational functions due to wetness, flooding, and frost action. -All of the soil types, with the exception of #4 and #64, are considered to be prime farmland or approximately 85 percent of the land area. We appreciate the opportunity to comment on this referral . Sincerely, Si c L�2 ziea-1'14:4 2 . i9 Alva M. Dodd, Jr. President CONSERVATION - DEVELOPMENT - SELF-GOVERNMENT y ft tt STATE OF COLORADO (' Richard D. Lamm, Governor Lqu. p1ARAp DEPARTMENT OF NATURAL RESOURCES DIVISION OF WILDLIFE James B- Ruch, Director Northeast Regional Office O`Pont 6060 Broadway 317 West Prospect Denver,Colorado 80276(297-1192) Fort Collins, Colorado 80526 • June 7, 1984 Mr. Rod Allison Department of Planning Services 915 10th Street Greeley, Colorado 80631 Dear Mr. Allison, The sketch plans for the Colorado Jockey Club have been reviewed and the site visited. There are no major concerns with the area east of I-25 from a wildlife stand- point, as the major portion of it is in cultivated cropland. There are some concerns with the Foster Lake area, which is designated as commerical and residential. These concerns are the riparian and wetlands around the lake. A considerable amount of waterfowl and shorebirds use the area on a year-round basis, but the most vulnerable time is during the nesting period in the spring. There is also some use by pheasant and dove. Residents should be prepared to have some problems with nuisance species such as skunks, raccoons and perhaps fox on occasion. However, with a few precautions the greater part of these problems can be avoided. Due to the use of the area by numerous species of wildlife in the immediate vicinity of housing, there should be restrictions on pets that does not allow them to roam, but should be confined at all times. The opportunity to comment at this stage of development is very much appreciated. If we can be of further assistance, please advise us. Lays ly, EnvironmentBiologist DB/mks DEPARTMENT OF NATURAL RESOURCES, David H. Getches, Executive Director•WILDLIFE COMMISSION,James C. Kennedy,Chairman Timothy W. Schultz, Vice Chairman•Michael K. Higbee, Secretary•Richard L. Divelbiss, Member•Donald A. Fernandez, Member Wilbur L. Redden, Member•James T. Smith, Member•Jean K. Tool, Member PANHANDLE EASTERN PIPE LINE COMPANY P. O. BOX 127 BRIGHTON, COLORADO 80601 1 \..II\ j , ii� 1� 4 1II I1 October 12, 1984 -itI �l;,•g; q, weld Co. 4lasmina Weld County Department of Planning Services Attention: Mr. Rod Allison 915 Tenth Street Greeley, CO 80631 Z-y// t'/,'it— Reference: Case Number CSR-Cj3.O4.4, Dear Mr. Allison: Please find enclosed one (1) map showing the location of our pipelines in Section 27. If you should need any additional information, please call me collect at 659-5922, ext. 241. Sincerely, PANHANDLE EASTERN PIPE LINE COMPANY Ken ff %/ Right-of-Way Representative KN/mh Enclosure mEmoRAnDum To Rod Allison, Current Plan -r I DmeOctober 22, 1984 COLORADO From Rick Dill, Undersheriff Subject: Colorado Jockey Club I was contacted some time ago about this project by Denzel W. Hill of BBC, the firm preparing the fiscal impact analysis. At that time, I provided some preliminary information concerning impacts on our Agency and made some suggestions to mitigate impacts to Mr. Hill which are contained in the Fiscal Impact Analysis Report, Section I, page 4 in the paragraph related to law enforcement. Since that interview, I have contacted both the Larimer County Sheriff's Office and Arapahoe County Sheriff's Office to obtain more precise impact data related to the actual track operation. The estimate contained the BBC report and relates almost exclusively to the off-track residential and commercial growth of the development projected through 1995, and is not inclusive of the seasonal and residual effects of the proposed paramutual track operation. The Arapahoe County Sheriff's Office was substantially impacted by the 1984 opening of Arapahoe Park, a paramutual quarter horse racing facility. This facility would appear to most likely mirror a similar impact locally in that no residential or off-track commercial development was included during the initial year of operation. During the racing season, the track hires 3-4 Officers per day on an off-duty basis and also adds about 1.5 calls for service to regular-call load. The added call frequency during the 90 day racing season, using the Arapahoe County experience, would represent an increase of about 6% per month to the Weld County Sheriff's Office. The 6% increase would be a substantial impact if the calls for service were clustered into other high-service demand times and days of week. While such data is not available, I would consider the probability of calls clustering within critical demand-periods very high. The Weld County Sheriff's Office does not have sufficient pool of uncommitted off-duty sworn personnel to fulfill the 3-4 Officers per day that would be required to further mitigate the tracks impact. With other contractual obligations for special police service presently necessary, off-duty resources are simply exhausted. The Larimer County Sheriff's Office experience with the Cloverleaf Raceway is less ominous than Arapahoe Park. Frequency of calls for service were lower than Arapahoe during the racing season and off-duty personnel were supplied by the Loveland Police Department in similar ratios. Any similarities with the purposed project and Cloverleaf are very limited in that this facility races Greyhounds, has a shorter racing season, and is more distant from Denver Metropolitan area. 1 would stand by my recommendation of a special law enforcement taxation district to meet the needs of residential/commercial development and meet the seasonal impacts of the track or some other method, such as annual contracting to satisfy the demands that will be increasingly placed upon the Sheriff for law enforcement service. CC: Sheriff Andrews Captain Workman RD/kb AMOCO • / 7 Li.y1-0--075 -212-4" 075 212 4, WEINGARDT- I M S B%75 ' 9/ -3" a. - I� ID D 26.. _ - tai 19-10-075-781-3 AM-OCO VALLEY 66-2 - -M.S. 11234 -N. 8 M. FREDRICKSON NO. I AMOCO-VALLEY 66-I yx M S 10690 # . M.S. 8/03 t9_ 9-16-07 5 -227 -3" 644 11-l\ 1 . RI f Foster 8 f :5: 27 Reservoir• 14-10-075-651 4 AMOCO"ANDERSON o g-10-075-21-3 FAMILY TRUST No. 2 1✓255* M/ AMOCO ANDERSON 1 M.S. \ I4' Ms 7597 _ 14-IO-OT5-795-4J o I ,03°53'12 I' —16 10-075-60 4 i g —55 ^ 1 i 14-10"075-1069-4 ___,.,4t 11 I, 65' / f if A �o— l _ _ .. _ n— •'• _ •emu — — —_ --• i'� ! 33 i 9O02433 h A 3,680.2 I 14-!0-• 671A' 0 0.10- '-I I1 11 �� 1O a . _� { I. x \O a 1,443.30' 25 ; `P 16-10-075-174 -4' �. X II I r �` I .- t t� \ I - SI I -= AMOCO ANDERSON C I $; 1 I , ;I I f' I I M.S. 074 _ Tf tip AMOCO ADLER j� 9o°13b6 _ I I'. f C - 1 19 - I0-O75 127 3 J MS 8796 25' i. I 1078 ' I 37 -6--- I _,�I- X--=--34 ---- , ..- -33` 2524.82' I 102°0103" 6-10-075-211-4"I 1,I I I9-1O-075-287-3N AMOCO-F ADLER -b-I I .M5 8/71 AMQ C0-ANDERSONt A FAMILY TRUST �$ 1ii R x No. C"2 19-10-07 p 1022.83' 14-10-075- -M.S.u247 408 4 -2-075-784-3" I I X I .95' L'-2N68W" N R68W --1^-27`-24Cont Co ..a, i t r ,v n"r uj �t t^ ,-t -` x +`w-u s,t Ya Jall+nF -.t1' +.: t r y*Yx a .ln.A9Ave,. .?' a,Y`�.i n*.�.:?, !... ,.,-.x f+�`,,, wa a;,l .r r,.,,,b.c-, +yr�«� fi'�"j�,�, to ��'f`" f { `, C1' ME lORAfDUM 'ilk To Planning Department Date October 15, 1984 COLORADO Flom Director, Office of Emergency Management oe Subject: Case Number USR-Z-411:84: 12 To Whom It May Concern: Pursuant to State Senate Bill 172. Colorado Revised Statutes 29-22-107 (2) (a) hazard types and amounts shall be provided along with location to the emergency response authority, waste management division of the department of health and local fire district. Please provide information regarding operator and emergency telephone numbers for oil storage tank and Panhandle Easter Pipeline Company located on property. Under these provisions no conflicts are noted with regard to the permit. cc: Robert H. Rhinesmith, Director, Weld County Information Services Agency C � r i ,I 1: L. 0 7 it 1984 I ir Weld Co. Planning Commission ' Case Number Z-411:84:12 fit rt_ f \,,,,tom - DEPARTMENT OF PLANNING SERVICES / �� L ^ 1 - �)I PHONE 13031 3564000 Ext-4400 I1 II 14� �ISv r I U 91510TH STREET 1I `' ' GREELEY,COLORADO 80631 Weld Co. Plauaiuk Cn umssiull < ,tea COLORADO REFERRAL TO WHOM IT MAY CONCERN: Enclosed is an application from Colorado Jockey rintl Tnn for a Change of Zone from Agriculture to P.U.D. (R-1, R-3, C-1, sand l'-4 „ ac) The parcel of land is described as Pt. NEa & Pt. sE of Section 27, T3N, R68 West of the 6th P.M. , Weld County, Colorado The location of the parcel of land for which this application has been submitted is approximately 2 miles south of Mead; south and adjacent to State Highway 66 and West of I-25 Frontage Road This application is submitted to your office for review and recommendations. Any comments or recommendations you consider relevant to this request would be ap- preciated. Your prompt reply will help to facilitate the processing of the pro- posal and will ensure prompt consideration of your recommendations. If a response from your office is not received within 14 days of mailing from our office, it • may be interpreted to mean approval by your office. If you are unable to respond within 21 days (but wish to do so at a later date) please notify our office to that effect. Check the appropriate boxes below and return to our address listed above. Please reply by October 1R_ 1ga4 so that we may give full consideration to your recommendation. 1. We have reviewed this request and find that the request does not (does/ does not) comply with our Comprehensive Plan for the following reasons : The Town's Comprehensive Plan does not extend that far. 2. We do not have a Comprehensive Plan but we feel this request (is/ is not) compatible with the interests of our town for the following reasons: 3. A formal recommendation is under consideration and will be submitted to you prior to 4. Please refer to the enclosed letter. Signedi%(QA�\�y l�wC�L('kAAgencyCk ) p� 1 Date /0-9451 11 � ' Thank you very much for your help and co-operation in this matter. 779c6 , 1 Rod Allison Current Planner II i^rET+ tSN,a VGavt➢+'i TSCr•hs•-•"'- gar4Ni.t V y v.: Y ai.+v22a^+rry v e f S,.ur. t 7 w ltt, `. �. 4t .rw5 tm,+— ++r�.. .• -+6'$ fit�Vz'a�✓'.'h9 1 ^.C 'a � `4�.:ih�= �1_,, i. < C L\rAi SAINT VRAIN Dr. F. Keith Blue Superintendent of Schools VALLEY PUBLIC SCHOOLS _ SCHOOL DISTRICT NO.RE-U - - 395 S.PRATT PARKWAY LONGMONT COLORADO 80501 r' ! iii v i 1„c / 1 October 9, 1984 `� _ _ IAinid Co � noting Conuntssron Department of Planning Services 915 10th Street Greeley, CO 80631 RE: Colorado Jockey Club, Inc. Dear Mr. Allison: We have reviewed the proposed Colorado Jockey Club change of zone for agriculture to P.U.D. and have determined the student impact upon the St. Vrain Valley Schools, based upon the development of 645 single and multiple family units. Students living in this subdivision will be attending Mead Elementary, Mead Junior High, and Skyline High under our present boundaries. Capacity Enrollment Impact Total Mead 408 371 126 497 Mead Jr. 256 220 63.5 283.5 Skyline 1131 991 52 1043 This impact does not include other subdivisions already in process in these school attendance areas. Because of the long-term need to provide educational space for students generated by subdivision developments, the district has a policy requesting developers to contribute their fair share to the future acquisition of school sites. According to the district formula for this purpose, the developers of Colorado Jockey Club should donate to the district a total- of 5.34 acres. Since this is not an adequate size for a school site, the district wouldprefer to accept a cash-in- lieu contribution to be added to other contributions from other developers for the purchase of options or sites. Please contact Roger Driver, Assistant Superintendent for Business Services, to negotiate the cash-in-lieu amount. Sincerely, /� £ Dorothy Hor s Director o Planning, Evaluation and Communication DH:ams � ` _ RECEIV ED OCT 3 184 Case Number Z-411:84 :12 � ‘?t ' r DEPARTMENT OF PLANNING SERVICES a1/44/71 1 \ , 1 PHONE (303) 3564000 Ext-4400 �' - 915 10TH STREET ). _ i GREELEY,COLORADO 80631 .4 1" n• 1 I M i t . 1 II ® fu M 1/4-, '' • COLORADO REFERRAL TO WHOM IT MAY CONCERN: Enclosed is an application from Colorado Jockry cdnh Tnr for a Change of Zone from Agriculture to P.U.D. (R-1, R-3, C-3. and e'-4 ncoc) The parcel of land is described as Pt. NE4 s Pt. SE l of Section 27, T3N, R68 West of the 6th P.M. , Weld County, Colorado The location of the parcel of land for which this application has been submitted is approximately 2 miles south of Mead; south and adjacent to State Hiahway 66 and West of I-25 Frontage Road This application is submitted to your office for review and recommendations. Any comments or recommendations you consider relevant to this request would be ap- preciated. Your prompt reply will help to facilitate the processing of the pro- posal and will ensure prompt consideration of your recommendations. If a response from your office is not received within 14 days of mailing from our office, it may be interpreted to mean approval by your office. If you are unable to respond within 21 days (but wish to do so at a later date) please notify our office to that effect. Check the appropriate boxes below and return to our address listed above. Please reply by October I , doA4 so that we may give full consideration to your recommendation. 1. We have reviewed this request and find that the request (does/ does not) comply with our Comprehensive Plan for the following reasons: 2. We do not have a Comprehensive Plan but we feel this request (is/ is not) compatible with the interests of our town for the following reasons : 3. A formal recommendation is under consideration and will be submitted to you prior to 1)jr Ay nAcc- OP Tffe PLA/VN/NG COrfm 65/On 4. Please refer to the enclosed letter. z C.-/TV of LONG Mani- Signed �� ii pv Agency QFFcE oF/`z4,ww,vc d- Date /SA¢ Thank you very much for your help and co-operation in this matter. Rod Allison Current Planner II N OTICE Pursuant to the zoning laws of the State of Colorado and the Weld County Zoning Ordinance , a public hearing will be held in the Chambers of the Board of County Commissioners of Weld County, Colorado, Weld County Centennial Center , 915 10th Street, First Floor, Greeley, Colorado, at the time specified. All persons in any manner interested in the following proposed Change of Zone are requested to attend and may be heard. BE IT ALSO KNOWN that the text and maps so certified by the County Planning Commission may be examined in the office of the Clerk to the Board of County Commissioners , located in the Weld County Centennial Center, 915 10th Street, Third Floor, Greeley , Colorado. APPLICANT DOCKET NO. 84-71 Colorado Jockey Club P.O. Box 2394 Fort Collins , Colorado 80522 DATE : November 21 , 1984 TIME : 2 : 00 P .M. REQUEST: Chance of Zone - Agricultural to Planned Unit Development (uses include Residential one (R-1) , Residential three (R-3) , Commercial three (C-3) and Commercial four (C-4) ) LEGAL DESCRIPTION: Part of the NE4 and part of the SE; , Section 27 , Township 3 North, Range 68 West of the 6th P .M. , Weld County, Colorado BOARD OF COUNTY COMMISSIONERS WELD COUNTY, COLORADO BY: MARY ANN FEUERSTEIN COUNTY CLERK AND RECORDER AND CLERK TO THE BOARD BY: Mary Reiff, Deputy DATED: October 15 , 1984 PUBLISHED: October 18 and _November 8 , 1984 , in the La Salle Leader AFFIDAVIT OF INTEREST OWNERS SURFACE ESTATE Application No. • Subject Property NORTHFAST QUARTFR & EAST 1800't OF SOUTHEAST QUARTER, ALL IN SECTION 27, TOWNSHIP 3 NORTH, RANGE 68 WEST OF THE 6th P.M. , WELD COUNTY, COLORADO, EXCEPT FOR THE FOSTER RESERVOIR. STATE OF COLORADO ) ss. COUNTY OF WELD ) THE UNDERSIGNED, being first duly sworn, states that to the best of his or her knowledge the attached list is a true and accurate list of the names, addresses and the corresponding Parcel Identification Number assigned by the Weld County Assessor of the owners of property (the surface estate) within five hundred (500) feet of the property subject to the application. This list was compiled from the records of the Weld County Assessor, or an ownership update from a title or abstract company or attorney, derived from such C. records, or from the records of the Weld County Clerk and Recorder. The list compiled from the records of the Weld County Assessor shall have been assembled within thirty (30) days of the application submission date. The foregoing instrument was subscribed and sworn to before me this /31:2"' day of 192y. WITNESS-iv hand and official seal. ` My ,PITmission expires: '07_,20/2,3 N 1 0 ;� (-Notary Public NAMES OF OWNERS OF PROPERTY WITHIN 500 FEET Please print or type NAME ADDRESS, TOWN/CITY ASSESSOR'S PARCF.I. STATE AND ZIP CODE IDENTIFICATION # Kiteley Farms , A General 13844 Weld County Road 7 Partnership Longmont, Colorado 80501 62120727000014 Lovemont Investment Co. , A C/0 Horton-Carey Realty Co. Limited Partnership 9600 E. Arapahoe Rd. , Suite 260 6210726000034 Englewood, Colorado 80111 Frank Ed Weingardt and Route 1 Box 253 B Elizabeth Wei.ngardt Longmont. Colorado 80501 62120722000034 Bernard A. Rademacher and 3697 Highway 66 Maryann E. Rademacher to gmont. Colorado 80501 62120722000035 Donald C. Hilgers P.O. Box 8372 Fort Collins, Colorado 80525 62120722000021 ( x Valley 66, A Limited C/0 Arnold Hennesy 62120723000031 Partnership 32 W. Randolph St. , Suite 1818 62120727000013 Chicago Illinois 60601 The Mountain States Tele- P.O. Box 960 phone & Telegraph Company Denver, Colorado 80201 62120722000020 RareFt M. Rademacher and 14599 Weld County Road 91 Janice M. Rademacher, joint Longmont, Colorado 80501 62120726000029 tenants Theo Rademacher Route 1 Box 293 ' •--aInngmnnt_ Cnlnradn RO5O0 62120726000028 Robert L. Siegrist 7000 York Street Denver. Colorado 80229 62120735000045 The First National Bank of P.O. Box 209 62120734000027 Longmont and longmont. Colorado 80501 62120727000012 Edwin Anderson 3528 Weld County Road 28 62120734000026 Longmont. Colorado 80501 ?'^` Theo Rademacher, Elizabeth 13322 Weld County Road 11 Rademacher Longmont, Colorado 80501 Lot A & B RE687 6 July 26, 1984 Individuals requesting to be notified of public hearings for the Colorado Jockey Club Martin Tobias 1031 South Terry Street Longmont, Colorado 80501 Phone: 469-7893 (Metro) Richard L. Gilbert United Methodist Church 1309 Hover Road Longmont, Colorado 80501 Phone: 442-2928 (Metro) Ross Kershaw Platteville Methodist Church Platteville, Colorado 80651 • MAILING LIST Colorado Jockey Club, Inc. Z-411 Surrounding Property Owners Kiteley Farms Edwin Anderson 13844 Weld County Road 7 3528 Weld County Road 28 Longmont, CO 80501 -Longmont, CO 80501 Lovemont Investment Co Theo Rademacher C/O Horton-Carey Realty Co. Elizabeth Rademacher 9600 E. Arapahoe Rd. 13322 Weld County Road 11 Suite 260 Longmont, CO 80501 Englewood, CO 80111 Frank Ed & Elizabeth Weingardt Route 1 Box 253B Indivdduals requesting to be Longmont, CO 80501 notified of public hearings for the Colorado Jockey Club Bernard A. & Maryann Rademacher 3697 Highway 66 Martin Tobias Longmont, CO 80501 1031 South Terry Street Longmont, CO 80501 Donald C. Hilgers P.O. Box 8372 Richard L. Gilbert Ft. Collins, CO 80525 United Methodist Church 1309 Hover Road Valley 66, A Limited Partnership Longmont, CO 80501 C/O Arnold Hennesy 32 W. Randolph St. Ross Kershaw Suite 1818 Platteville Methodist Church Chicago, Illinois 60601 Platteville, CO 80651 The Mountain States Telephone & Telegraph Company P.O. Box 960 Denver, CO 80201 Robert M. & Janice M. Rademacher 14599 Weld County Road 91 Longmont, CO 80501 Theo Rademacher Route 1 Box 293 Longmont, CO 80500 Robert L. Siegrist 7000 York Street Denver, CO 80229 The First National Bank of Longmont Edwin Anderson P.O. Box 209 Longmont, CO 80501 it I % i . I si l a • i+l, i as a O a a l' -. L kt ' �tY z j' I o > .:6 _ r'1' Q LLSl 11 R,. 1 1,1�II mfe Ill dl in ! 7`l �f 1{'� I� Y �i.444 ��pr �� ` . 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Keith Blue VALLEY Superintendent of Schools pan Con,/ - 4=X O PUBLIC SCHOOLS 094y SCHOOL DISTRICT NO.RE-1,I 395 S.PRATT PARKWAY LONGMONT,COLORADO 80501 November 15, 1984 Department of Planning Services 915 10th Street Greeley, CO 80631 Dear Rod, Attached is a revision of our letter, originally dated October 9, 1984, regarding the impact of the Colorado Jockey Club upon the St. Vrain Valley Schools. We are also including the Memorandum that went to our Board of Education last night. Also, I understand from Mike McDonough that this would be an opportune time to approach Weld County Commissioners about a cooperative arrangement for acquisition of school sites. I ' ve attached a copy of Boulder County' s subdivision regulations which specify their procedures. I ' ll call you soon. If you have any questions, please give me a call . Sincerely, • Dorothy Hore , Director Planning, Evaluation & Communication DH/bem • .-�i11,7. s fp :37 ti 2 19c4 Weld Co. Planning commission LEGAL DESCRIPTION E2 -,6C►. 27 - 3- (- CASE NO. Z... - 411 82 Th' e �� 82 S - 1679 79 lfi i 2 • 42 i t , 64 4"7 4 6:1-j 82 , t 7 > * w " 4çr6 AI�BORN ( msiTjrtHi w " ESE , y i1 7i w ' az y � ,�.� ;�. yez '' �"r1 O i v \ 82 '.';y^gan SOIL CLASSIFICATION SOIL NO. IRRIGATED NON-IRRIGATE) PRIME 4 \/i 15 I_I_e IV e Yes 41 I — ` es • 42 i . e a Yes 64 iv s iv e 79 -__LLe Hi_c YES 82 lie / k/ e tes EXHIBIT 2 • EXHIBIT 3 r / A POTENTIAL PRIME FARMLANDS WELD COUNTY, COLORADO, SOUTHERN PART SOILS E ED AS FARMLANDTIFNIRRIGATEDOWING WITH ANP UNITS ADEQUA ERSUPPLYTOFI PRIME THE WATER, FOOT- SYM- NOTE BOL MAP UNIT NAME * 1 ALTVAN LOAM, 0 TO 1 PCT SLOPES * 2 ALTVAN LOAM, 1 TO 3 PCT SLOPES * 5 ASCALON SANDY LOAM, 1 TO 3 PCT SLOPES 2* 6 ASCALON SANDY LOAM, 3 TO 5 PCT SLOPES * 8 ASCALON LOAM, 0 TO 1 PCT SLOPES 3 ASCALON LOAM, 1 TO 3 PCT SLOPES * 11 BRESSER SANDY LOAM, 0 TO 1 PCT SLOPES * 12 BRESSER SANDY LOAM, 1 TO 3 PCT SLOPES 14 COLBY LOAM, 0 TO 1 PCT SLOPES 15 COLBY LOAM, 1 TO 3 PCT SLOPES * 19 COLOMBO CLAY LOAM, 0 TO 1 PCT SLOPES * 10 COLOMBO CLAY LOAM, 1 TO 3 PCT SLOPES * 21 DACONO CLAY LOAM, 0 TO 1 PCT SLOPES a 22 DACONO CLAY LOAM, 1 TO 3 PCT SLOPES 23 FORT COLLINS LOAM, 0 TO 1 PCT SLOPES 24 FORT COLLINS 1 TO OPES 5 25 HAVERSON LOAM, 0 TO 1 PCT SLOPES 26 HAVERSON LOAM, 1 TO 3 PCT SLOPES 27 HELOT SILTY CLAY, 1 TO 3 PCT SLOPES * 19 JULESBURG SANDY LOAM, 0 TO 1 PCT SLOPES * 30 JULESBURG SANDY LOAM, 1 TO 3 PCT SLOPES 31 KIM LOAM, 0 TO 1 PCT SLOPES 32 KIM LOAM, 1 TO 3 PCT SLOPES * 39 NUNN LOAM, 0 TO 1 PCT SLOPES * 40 NUNN LOAM, 1 TO 3 PCT SLOPES a 41 NUNN CLAY LOAM• 0 TO 1 PCT SLOPES * 42 NUNN CLAY LOAM, 1 TO 3 PCT SLOPES 46 OLNEY FINE SANDY LOAM, 0 TO 1 PCT SLOPES 47 OLNEY FINE SANDY LOAM, 1 TO 3 PCT SLOPES • 2 48 OLNEY FINE SANDY LOAM, 3 TO 5 PCT SLOPES 50 OTERO SANDY LOAM, 0 TO .1 -CT SLOPES 51 OTERO SANDY LOAM, 1 TO 3 PCT SLOPES 2 52 OTERO SANDY LOAM, 3 TO 5 PCT SLOPES * 54 PAOLI LOAM, 0 TO 1 PCT SLOPES * 55 PAOLI LOAM, 1 TO 3 PCT SLOPES -66 ULM CLAY LOAM, 0 TO 3 PCT SLOPES 2 67 ULM CLAY LOAM, 3 TO 5 PCT SLOPES 75 VONA SANDY LOAM, 0 TO 1 PCT SLOPES 7876 -VONA SANDY WELD LOAM, LOAM, 1 SLOPES 0 TO 1 PCT SLOPES * 79 WELD LOAM, 1 TO 3 PCT SLOPES * 80 WELD LOAM, 3 TO 5 PCT SLOPES 81 WILEY-COLBY COMPLEX, 0 TO 1 PCT SLOPES 82 WILEY-COLBY COMPLEX, 1 TO 3 PCT SLOPES 2 83 WILEY-COLBY COMPLEX, 3 TO 5 PCT SLOPES I OF 00"17 (CONTINUED) PORTIONS OF THE FOLLOWING MAP UNITS ARE IDENTIFIED AS PRIME FARMLAND IF THE FOOTNOTED CONDITIONS ARE MET AND IRRIGATED WITH AN ADEOUATE SUPPLY OF WATER. 1 16 COLEY LOAM, 3 TO 5 PCT SLOPES 1 18 COLBY-ADENA IOAMS, 3 TO 9 PCT SLOPES 1 33 KIM LOAM, 3 TO 5 PCT SLOPES 1 77 VONA SANDY LOAM, 3 TO 5 PCT SLOPES • OF 3 7 EXPLANATION OF FOOTNOTES Footnote Designation * Map unit qualifies as High Potential Dry Cropland. This is a category of "Farmlands of Statewide Importance." ** The soil survey is not completed. The list of soils which meet the requirements for Prime Farmlands will be updated. 1 Portions of this map unit which have smooth, even slopes of less than 6 percent would qualify as Prime Farmland if Irrigated with an Adequate Supply of Water. 2 Small portions of this map unit may exceed the maximum allowable slope range for Prime Farmland or portions may occur on ridges where soil erosion criteria is exceeded. These areas would be excluded from Prime Farmland. 3 Portions of this map unit which have been -drained and salinity reduced below a level of 4 mmhos/an would be included in Prime Farmland. 4 This map unit occurs in areas where soils differ greatly _over short distances. The map unit is defined too -broadly to assign a Prime Farmland designation.. 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Several mid grasses, such as western wheatgrass system is 3 to 4 years of alfalfa followed by corn, corn for and needleandthread, are also present. Potential produc- silage, sugar beets, small grain, or beans. Few conserva- tion ranges from 1,600 pounds per acre in favorable years tion practices are needed to maintain top yields. to 1,000 pounds in unfavorable years. As range condition All methods of irrigation are suitable, but furrow ir- deteriorates, the mid grasses decrease; blue grama, buf- rigation is the most common. Barnyard manure and corn- falograss, snakeweed, yucca, and fringed sage increase; mercial fertilizer are needed for top yields. and forage production drops. Undesirable weeds and an- Windbreaks and environmental plantings of trees and nuals invade the site as range condition becomes poorer. shrubs commonly grown in the area are generally well Management of vegetation on this soil should be based suited to this soil. Cultivation to control competing on taking half and leaving half of the total annual produc- vegetation should be continued for as many years as tion. Seeding is desirable if the range is in poor condition. possible following planting. Trees that are best suited and Sideoats grama, little bluestem, western wheatgrass, blue have good survival are Rocky Mountain juniper, eastern grama, pubescent wheatgrass, and crested wheatgrass are redcedar, ponderosa pine, Siberian elm, Russian-olive, and suitable for seeding. The grass selected should meet the hackberry. The shrubs best suited are skunkbush sumac, seasonal requirements of livestock. It can be seeded into lilac, Siberian peashrub, and American plum. a clean, firm sorghum stubble or it can be drilled into a Openland wildlife, such as pheasant, mourning dove, firm prepared seedbed. Seeding early in spring has and cottontail, are best suited to this soil. Wildlife habitat proven most successful. development, including tree and shrub plantings and Windbreaks and environmental plantings of trees and grass plantings to serve as nesting areas, should be sue- shrubs commonly grown in the area are generally well cessful without irrigation during most years. Under ir- suited to this soil. Cultivation to control competing rigation, good wildlife habitat can be established, benefit- vegetation should be continued for as many years as ing many kinds of openland wildlife. possible following planting. Trees that are best suited and This soil has good potential for urban and recreational have good survival are Rocky Mountain juniper, eastern redcedar, ponderosa pine, Siberian elm, Russian-olive, and developments. Road design can be modified to compere- sate for the limited capacity of this soil to support a load. hackberry. The shrubs best suited are skunkbush sumac, lilac, Siberian peashrub, and American plum. Capability class I irrigated. 15—Colby loam, 1 to 3 percent slopes. This is a deep, Openland wildlife, such as pheasant, mourning dove, well drained soil on uplands at elevations of 4,850 to 5,050 and cottontail, and rangeland wildlife, such as antelope, cottontail, and coyote, are best suited to this soil. Under feet. It formed in calcareous eolian deposits. Typically the surface layer is pale brown loam about 12 irrigation, good wildlife habitat can be established, inches thick. The underlying material is very pale brown benefiting many kinds of openland wildlife. Forage silt loam to a depth of 60 inches. production is typically low on rangeland, and grazing management is needed if livestock and wildlife share the Permeability is moderate. Available water capacity is range. Livestock watering facilities also are utilized by high. The effective rooting depth is 60 inches or more. Surface runoff is medium, and the erosion hazard is various wildlife species. moderate. This soil has good potential for urban and recreational development. Road design can be modified to compensate In irrigated areas this soil is suited to all crops corn- for the limited capacity of this soil to support a load. monly grown in the area, including corn, sugar beets, Capability subclass IIe irrigated, IVe nonirrigated; beans, alfalfa, small grain, potatoes, and onions. An exam- Loamy Plains range site. ple of a suitable cropping system is 3 to 4 years of alfalfa 16—Colby loam, 3 to 5 percent slopes. This is a deep, followed by corn, corn for silage, sugar beets, small grain, well drained soil on upland hills and ridges at elevations or beans. Land leveling, ditch lining, and installing of 4,850 to 5,050 feet. It formed in calcareous eolian pipelines may be needed for proper water application. deposits. Included in mapping are small areas of soils that All methods of irrigation are suitable, but furrow ir- have fine sandy loam or loam underlying material. rigation is the most common. Barnyard manure and con- Typically the surface layer is pale brown loam about 10 mercial fertilizer are needed for top yields. inches thick. The underlying material is ver y g pale brown In nonirrigated areas this soil is suited to winter wheat, silt loam to a depth of 60 inches. barley, and sorghum. Most of the acreage is planted to Permeability is moderate. Available water capacity is winter wheat. The predicted average yield is 28 bushels high. The effective rooting depth is 60 inches or more. per acre. The soil is summer fallowed in alternate years Surface runoff is medium to rapid, and the erosion hazard to allow moisture accumulation. Generally precipitation is is moderate. too low for beneficial use of fertilizer. In irrigated areas this soil is suited to crops commonly Stubble mulch fanning, striperopping, and minimum til- grown in the area. Perennial grasses and alfalfa or close lage are needed to control soil blowing and water erosion. grown crops should be grown at least 50 percent of the Terracing may also be needed to control water erosion. time. Contour ditches and corrugations can be used in ir- I of 23 SOIL SURVEY 40—Nunn loam, 1 to 3 percent slopes. This is a deep, vegetation should be continued for as many years a well drained soil on terraces at elevations of 4,550 to 5,000 possible following planting. Trees that are best suited an Hi feet. It formed in mixed alluvium. Included in mapping have good survival are Rocky Mountain juniper, easter are small, long and narrow areas of sand and gravel redcedar, ponderosa pine, Siberian elm, Russian-olive, an deposits and small areas of soils that are subject to occa- hackberry. The shrubs best suited are skunkbush sumac sional flooding. Some leveled areas are also included. lilac, Siberian peashrub, and American plum. Typically the surface layer of this Nunn soil is grayish Wildlife is an important secondary use of this soil. Th brown loam about 12 inches thick. The subsoil is light cropland areas provide favorable habitat for ring-necke brownish gray clay loam about 12 inches thick. The upper pheasant and mourning dove. Many nongame species ea part of the substratum is br ownish ht r g ow Wish gray clay loam. be attracted by establishing areas for nesting and escal The lower part to a depth of 60 inches is brown sandy cover. For pheasants, undisturbed nesting cover is esser loam. tial and should be included in plans for habitat develor Permeability is moderately slow. Available water ment, especially in areas of intensive agriculture. Rang. capacity is high. The effective rooting depth is 60 inches land wildlife, for example, the pronghorn antelope, can t or more. Surface runoff is medium, and the erosion attracted by developing livestock watering facilitie hazard is low. managing livestock grazing, and reseeding where needed In irrigated areas this soil is suited to all crops corn- This soil has fair to poor potential for urban develot monly grown in the area, including corn, sugar beets, ment. It has moderate to high shrink swell, low strengt. beans, alfalfa, small grain, potatoes, and onions. An exam- and moderately slow permeability. These features crear pie of a suitable cropping system is 3 to 4 years of alfalfa problems in dwelling and road construction. Those area followed by corn, corn for silage, sugar beets, small grain, that have loam or sandy loam in the lower part of tF or beans. Generally such characteristics as a high clay substratum are suitable for septic tank absorption fiek content or a rapidly permeable substratum slightly and foundations. Some areas of this soil are adjacent restrict some crops. streams and are subject to occasional flooding. The poter All methods of irrigation are suitable, but furrow ir- tial is fair for such recreational development as camp ar rigation is the most common. Proper irrigation water picnic areas and playgrounds. Capability subclass Ile i management is essential. Barnyard manure and commer- rigated, IIle nonirrigated; Loamy Plains range site. cial fertilizer are needed for top yields. 41—Nunn clay loam, 0 to 1 percent slopes. This is Most nonirrigated areas are used for small grain. The deep, well drained soil on terraces and smooth plains soil is summer fallowed in alternate years. Winter wheat elevations of 4,550 to 5,150 feet. It formed in mixed ally is the principal crop. If the crop is winterkilled, spring vium and eolian deposits. Included in mapping are sma. wheat can be seeded. Generally precipitation is too low long and narrow areas of sand and gravel deposits an for beneficial use of fertilizer. small areas of soils that are subject to occasional floodin Such practices as stubble mulch farming, striperopping, Some small leveled areas are also included. and minimum tillage are needed to control soil blowing Typically the surface layer of this Nunn soil is grayis and water erosion. brown clay loam about 9 inches thick. The subsoil is ligl The potential native vegetation is dominated by blue brownish gray clay loam about 14 inches thick. The upp( grama. Several mid grasses, such as western wheatgrass part of the substratum is clay loam. The lower part to and needleandthread, are also present. Potential produc- depth of 60 inches is sandy loam. tion ranges from 1,600 pounds per acre in favorable years Permeability is moderately slow. Available wat( to 1,000 pounds in unfavorable years. As range condition capacity is high. The effective rooting depth is 60 inch( deteriorates, the mid grasses decrease; blue grama, buf- or more. Surface runoff is slow, and the erosion hazard falograss, snakeweed, yucca, and fringed sage increase; low. and forage production drops. Undesirable weeds and an- This soil is used almost entirely for irrigated crops. nuals invade the site as range condition becomes poorer. is suited to all crops commonly grown in the area, inclm Management of vegetation on this soil should be based ' ing corn, sugar beets, beans, alfalfa, small grain, potatoe on taking half and leaving half of the total annual produc- and onions. An example of a suitable cropping system is tion. Seeding is desirable if the range is in poor condition. to 4 years of alfalfa followed by corn, corn for silag Sideoats grama, little bluestem, western wheatgrass, blue sugar beets, small grain, or beans. Few conservation pm, grama, pubescent wheatgrass, and crested wheatgrass are tices are needed to maintain top yields. suitable for seeding. The grass selected should meet the All methods of irrigation are suitable, but furrow i seasonal requirements of livestock. It can be seeded into rigation is the most common. Barnyard manure and cons a clean, firm sorghum stubble, or it can be drilled into a mercial fertilizer are needed for top yields. firm prepared seedbed. Seeding early in spring has Windbreaks and environmental plantings of trees ar proven most successful. shrubs commonly grown in the area are generally w(- Windbreaks and environmental plantings of trees and suited to this soil. Cultivation to control competir shrubs commonly grown in the area are generally well vegetation should be continued for as many years suited to this soil. Cultivation to control competing possible following planting. Trees that are best suited ar 2 of WELD COUNTY, COLORADO, SOUTHERN PART 29 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. per 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-buf- cropland areas provide favorable habitat for ring-necked falograss sod forms. Undesirable weeds and annuals in- , pheasant and mourning dove. Many nongame species can vade the site as range condition becomes poorer. be attracted by establishing areas for nesting and escape Management 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- ment. 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 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 42—Nunn clay loam, 1 to 3 percent slopes. This is a possible following planting. Trees that are best suited and deep, well drained soil on terraces and smooth plains at have good survival are Rocky Mountain juniper, eastern elevations of 4,550 to 5,150 feet. It formed in mixed allu- redcedar, ponderosa pine, Siberian elm, Russian-olive, and vium and eolian deposits. Included in mapping are small, hackberry. The shrubs best suited are skunkbush sumac, long and narrow areas of sand and gravel deposits and lilac, Siberian peashrub, and American plum. small areas of soils that are subject to occasional flooding. Wildlife is an important secondary use of this soil. The Some leveled areas are also included. cropland areas provide favorable habitat for ring-necked Typically the surface layer of this Nunn soil is grayish pheasant and mourning dove. Many nongame species can brown clay loam aobut 9 inches thick. The subsoil is light be attracted by establishing areas for nesting and escape brownish gray clay loam about 14 inches thick. The upper cover. For pheasants, undisturbed nesting cover is essen- part of the substratum is light brownish gray clay loam. tial and should be included in plans for habitat develop- The lower part to a depth of 60 inches is brown sandy ment, especially in areas of intensive agriculture. Range- loam. land wildlife, for example, the pronghorn antelope, can be Permeability is moderately slow. Available water attracted by developing livestock watering facilities, capacity is high. The effective rooting depth is 60 inches managing livestock grazing, and reseeding where needed. or more. Surface runoff is medium, and the erosion This soil has fair to poor potential for urban develop- hazard is low. - ment. It has moderate to high shrink swell, low strength, In irrigated areas this soil is suited to all crops com- and moderately slow permeability. These features create monly grown in the area, including corn, sugar beets, problems in dwelling and road construction. Those areas beans, alfalfa, small grain, potatoes, and onions. An exam- that have loam or sandy loam in the lower part of the ple of a suitable cropping system is 3 to 4 years of alfalfa substratum are suitable for septic tank absorption fields followed by corn, corn for silage, sugar beets, smallgrain, and foundations. Some areas of this soil are adjacent to or beans. Generally such characteristics as the high clay streams and are subject to occasional flooding. The poten- content or the rapidly permeable substratum slightly tial is fair for such recreational development as camp and restrict some crops. picnic areas and playgrounds. Capability subclass Ile ir- All methods of irrigation are suitable, but furrow ir- rigated, IIIe nonirrigated; Clayey Plains range site. rigation is the most common. Proper irrigation water 43—Nunn loamy sand, 0 to 1 percent slopes. This is a management is essential. Barnyard manure and commer- deep, well drained soil on terraces at elevations of 4,700 cial fertilizer are needed for top yields. to 4,900 feet. It formed in alluvium along Box Elder • In nonirrigated areas most of the acreage is in small Creek. Included in mapping are small areas of soils that grain and it is summer fallowed in alternate years. have a loamy subsoil and small areas of soils that are sub- Winter wheat is the principal crop. The predicted average ject to rare flooding. yield is 33 bushels per acre. If the crop is winterkilled, Typically the surface layer of this Nunn soil is brown spring wheat can be seeded. Generally precipitation is too loamy sand overburden about 9 inches thick. The subsoil low for beneficial use of fertilizer. is dark to very dark grayish brown clay loam about 21 Stubble mulch farming, striperopping, and minimum til- inches thick. The substratum to a depth of 60 inches is lage are needed to control soil blowing and water erosion. loamy very fine sand, loamy sand, or sand. • 3 of E' WELD COUNTY, COLORADO, SOUTHERN PART 41 The potential native vegetation on this range site is This soil is suited to limited cropping. Intensive dominated by sand bluestem, sand reedgrass, and blue cropping is hazardous because of erosion. The cropping • grama. Needleandthread, switchgrass, sideoats grama, system should be limited to such close grown crops as al- and western wheatgrass are also prominent. Potential falfa, wheat, and barley. The soil is also suited to ir- production ranges from 2,200 pounds per acre in favora- rigated pasture. A suitable cropping system is 3 to 4 ble years to 1,800 pounds in unfavorable years. As range years of alfalfa followed by 2 years of corn and small condition deteriorates, the sand bluestem, sand reedgrass, grain and alfalfa seeded with a nurse crop. and switchgrass decrease and blue grama, sand dropseed, Closely spaced contour ditches or sprinklers can be and sand sage increase. Annual weeds and grasses invade used in irrigating close grown crops. Contour furrows or the site as range condition becomes poorer. sprinklers should be used for new crops. Applications of Management of vegetation on this soil should be based nitrogen and phosphorus help in maintaining good produc- on taking half and leaving half of the total annual produc- tion. tion. Seeding is desirable if the range is in poor condition. The potential native vegetation on this range site is Sand bluestem, sand reedgrass, switchgrass, sideoats dominated by sand bluestem, sand reedgrass, and blue grama, blue grama, pubescent wheatgrass, and crested grama. Needleandthread, switchgrass, sideoats grama, wheatgrass are suitable for seeding. The grass selected and western wheatgrass are also prominent. Potential should meet the seasonal requirements of livestock. It can production ranges from 2,200 pounds per acre in favora- be seeded into a clean, firm sorghum stubble or it can be ble years to 1,800 pounds in unfavorable years. As range drilled into a firm prepared seedbed. Seeding early in condition deteriorates, the sand bluestem, sand reedgrass, spring has proven most successful. and switchgrass decrease and blue grama, sand dropseed, Windbreaks and environmental plantings are generally and sand sage increase. Annual weeds and grasses invade not suited to this soil. Onsite investigation is needed to the site as range condition becomes poorer. determine if plantings are feasible. Management of vegetation on this soil should be based Wildlife is an important secondary use of this soil. The on taking half and leaving half of the total annual produc- cropland areas provide favorable habitat for ring-necked tion. Seeding is desirable if the range is in poor condition. , pheasant and mourning dove. Many nongame species can Sand bluestem, sand reedgrass, switchgrass, sideoats be attracted by establishing areas for nesting and escape grama, blue grama, pubescent wheatgrass, and crested cover. For pheasants, undisturbed nesting cover is essen- wheatgrass are suitable for seeding. The grass selected tial and should be included in plans for habitat develop- should meet the seasonal requirements of livestock. It can ment, especially in areas of intensive agriculture. Range- be seeded into a clean, firm sorghum stubble, or it can be land wildlife, for example, the pronghorn antelope, can be drilled into a firm prepared seedbed. Seeding early in attracted by developing livestock watering facilities, spring has proven most successful. managing livestock grazing, and reseeding where needed. Windbreaks and environmental plantings are generally The underlying sandstone is the most limiting feature not suited to this soil. Onsite investigation is needed to of this soil. Neither septic tank absorption fields nor determine if plantings are feasible. sewage lagoons function properly. Site preparation for Wildlife is an important secondary use of this soil. The dwellings is costly. Enviornmental and beautification cropland areas provide favorable habitat for ring-necked 1 plantings of trees and shrubs can be difficult to establish. pheasant and mourning dove. Many nongame species can Potential is good, however, for such recreational develop- be attracted by establishing areas for nesting and escape ment as camp and picnic areas and playgrounds. Capabili- cover. For pheasants, undisturbed nesting cover is essen- i ty subclass IVe irrigated, IVe nonirrigated; Sandy Plains tial and should be included in plans for habitat develop- range site. ment, especially, in areas of intensive agriculture. Range- 63—Terry fine sandy loam, 3 to 9 percent slopes. This land wildlife, for example, the pronghorn antelope, can be is a moderately deep, well drained soil on plains at eleva- attracted by developing livestock watering facilities, tions of 4,500 to 5,000 feet. It formed in residuum from managing livestock grazing, and reseeding where needed. sandstone. Included in mapping are small areas of soils The underlying sandstone is the most limiting feature that have sandstone deeper than 40 inches. Also included of this soil. Neither septic tank absorption fields nor { are small areas of soils that have a sandy clay loam and sewage lagoons function properly. Site preparation for clay loam subsoil. dwellings is costly. Environmental and beautification Typically the surface layer of this Terry soil is pale plantings of trees and shrubs can be difficult to establish. brown fine sandy loam about 6 inches thick. The subsoil is Potential is good, however, for such recreational develop- pale brown fine sandy loam about 18 inches thick. The ment as camp and picnic areas. Capability subclass IVe ir- substratum is fine sandy loam. Sandstone is at a depth of rigated, VIe nonirrigated; Sandy Plains range site. about 32 inches. 64—Thedalund loam, I to 3 percent slopes. This is a Permeability is moderately rapid. Available water moderately deep, well drained soil on plains at elevations capacity is moderate. The effective rooting depth is 20 to of 4,900 to 5,250 feet. It formed in residuum from shale. 40 inches. Surface runoff is medium to rapid, and the ero- Included in mapping are small areas of soils that have sion hazard is moderate. shale and sandstone deeper than 40 inches. of 9 42 SOIL SURVEY Typically the surface layer is brown loam about 8 The underlying shale is the most limiting feature of inches thick. The underlying material is pale brown and this soil. Neither septic tank absorption fields nor sewage very pale brown loam. Shale is at a depth of about 28 lagoons function properly. In places the underlying shale inches. has high shrink-swell potential. Environmental and beau- Permeability and available water capacity are tification plantings of trees and shrubs can be difficult-to moderate. The effective-rooting depth is 20 to 40 inches. establish. Capability subclass _Ws irrigated; IVe nonir- Surface runoff is medium, and the erosion hazard is low. rigated; Loamy Plains range site. This soil is suited to limited cropping. A _suitable 65—Thedalund loam, 3 to 9_percent slopes. This is a cropping-system is 3 to 4 years of alfalfa_followed by 2 moderately deep, well drained soil on plains at elevations years of-corn and small grain and alfalfa seeded with a of-4,900 to 5,250 feet. It formed in residuum from shale. nurse crop. Incorporating plant residue and manure im- Included in mapping are small -areas of soils that have proves tilth and -provides organic matter and plant shale and sandstone deeper than 40 inches. Some small nutrients. outcrops of shale and sandstone are also included. Most irrigation methods are suitable,3±ut the length of Typically the surface layer of this Thedalund soil is runs should be short to prevent overirrigation. Light, brown loam about_ inches thick. The underlying material frequent irrigations are best. Sprinkler irrigation is is pale brown and very pale -brown loam. Shale is at a desirable. Commercial fertilizers increase yields and add depth of about 25 inches. to the value of the forage produced. Permeability and available water capacity are In nonirrigated areas this soil is suited to winter wheat, moderate. The effective rooting depth is 20 to 40 inches. Surface runoff is medium to rapid, and the erosion hazard barley, and sorghum. Most of the acreage is planted to is moderate. winter wheat. The predicted average yield is 25 bushels This soil is suited to limited cropping. Intensive per acre. The soil is summer fallowed in alternate years cropping is hazardous because of erosion. The cropping to allow moisture accumulation. Generally precipitation is system should be limited to such close grown crops as al- too low for beneficial use of fertilizer. falfa, wheat, and barley. The soil is also suited to ir- Stubble mulch farming, striperopping,blowing g, and minimum til- rigated _pasture. A suitable cropping system is 3 to 4 lage are needed to control soil blwin and water erosion. years of alfalfa followed by 2 years of corn and small Terracing also may be needed to control water erosion. grain and alfalfa seeded with a nurse crop. The potential native vegetation is dominated by blue Closely spaced contour ditches or sprinklers can be -grama. Several mid grasses, such as western wheatgrass used in irrigating close grown crops. Contour furrows or and needleandthread, are also present. Potential produc- sprinklers should be used for new crops. Application of tion-ranges from 1,600 pounds per acre in favorable years commercial fertilizer helps in maintaining good produc- to 1,000 pounds in unfavorable years. As range condition lion. deteriorates, the mid grasses decrease; blue grama, buf- The potential native vegetation is dominated by blue falograss, snakeweed, yucca, and fringed sage increase; grama. Several mid grasses, such as western wheatgrass and forage production drops. Undesirable weeds and an- and needleandthread, are also present. Potential produc- nuals invade the site as range condition becomes poorer. tion ranges from 1,600 pounds per acre in favorable years Management of vegetation on this soil should be based to 1,000 pounds in unfavorable years. As range condition on taking half and leaving half of the total annual produc- deteriorates, the mid grasses decrease; blue grama, buf- tion. Seeding is desirable if the range is in poor condition. falograss, snakeweed, yucca, and fringed sage increase; -Sideoats grama, little bluestem, western wheatgrass, blue and forage production drops. Undesirable weeds and an- grama, pubescent wheatgrass, and crested wheatgrass are nuals invade the site as range condition becomes poorer. suitable for seeding. The grass selected should meet the Management of vegetation on this soil should be based seasonal requirements of livestock. It can be seeded into on taking half and leaving half of the total annual produc- a clean, firm sorghum stubble, or it can be drilled into a tion. Seeding is desirable if the range is in poor condition. firm prepared seedbed. Seeding early in spring has Sideoats grama, little bluestem, western wheatgrass, blue proven most successful. grama, pubescent wheatgrass, and crested wheatgrass are Windbreaks and 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 -Rangeland wildlife, such as antelope, cottontail, and firm prepared seedbed. Seeding early in spring has coyote, are best suited to this soil. Because forage produc- proven most successful. tion is typically low, grazing management is needed if Windbreaks and environmental plantings are generally livestock and wildlife share the range.livestock watering not suited to this soil. Onsite investigation is needed to facilities also are utilized by various wildlife species. The determine if plantings are feasible. cropland areas provide favorable habitat for pheasant and Rangeland wildlife, such as antelope, cottontail, and mourning dove. Many nongame species can be attracted coyote, are best suited to this soil. Because forage produc- by establishing areas for nesting and escape cover. tion is typically low, grazing management is needed if of , 50 SOIL SURVEY sugar beets, small grain, or beans. Few conservation prac- The potential native vegetation is dominated by blue tices are needed to maintain top yields. grama. Several mid grasses, such as western wheatgrass All methods of irrigation are suitable, but furrow ir- and needleandthread, are also present. Potential produc- rigation is the most common. Barnyard manure and corn- tion ranges from 1,600 pounds per acre in favorable years mercial fertilizer are needed for top yields. to 1,000 pounds in unfavorable years. As range condition Windbreaks and environmental plantings generally are deteriorates, the mid grasses decrease; blue grama, buf- well suited to this soil. Summer fallow a year before falograss, snakeweed, yucca, and fringed sage increase; planting and continued cultivation for weed control are and forage production drops. Undesirable weeds and an- needed to insure establishment and survival of plantings. nuals invade the site as range condition becomes poorer. Trees that are best suited and have good survival are Management of vegetation on this soil should be based Rocky Mountain juniper, eastern redcedar, ponderosa on taking half and leaving half of the total annual produc- pine, Siberian elm, Russian-olive, and hackberry. The tion. Seeding is desirable if the range is in poor condition. shrubs best suited are skunkbush sumac, lilac, Siberian Sideoats grama, little bluestem, western wheatgrass, blue peashrub, and American plum. grama, pubescent wheatgrass, and crested wheatgrass are Openland wildlife, such as pheasant, mourning dove, suitable for seeding. The grass selected should meet the and cottontail, are best suited to this soil. Wildlife habitat seasonal requirements of livestock. It can be seeded into development, including tree and shrub plantings and a clean, firm sorghum stubble, or it can be drilled into a grass plantings to serve as nesting areas, should be suc- firm prepared seedbed. Seeding early in spring has cessful without irrigation in most years. Under irrigation, proven most successful. good wildlife habitat can be established, benefiting many Windbreaks and environmental plantings are generally kinds of openland wildlife. well suited to this soil. Summer fallow a year before This soil has good potential for urban and recreational planting and continued cultivation for weed control are development. The chief limiting soil features for urban needed to insure establishment and survival of plantings. development are the shrink-swell potential of the subsoil Trees that are best suited and have good survival are as it wets and dries and the limited capacity of the soil to Rocky Mountain juniper, eastern redcedar, ponderosa support a load. Lawns, shrubs, and trees grow well. Capa- pine, Siberian elm, Russian-olive, and hackberry. The bility class I irrigated. shrubs best suited are skunkbush sumac, lilac, Siberian 79—Weld loam, 1 to 3 percent slopes. This is a deep, peashrub, and American plum. well drained soil on smooth plains at elevations of 4,S50 to Openland wildlife, such as pheasant, mourning dove, 5,000 feet. It formed in eolian deposits. Included in and cottontail, are best suited to this soil. Wildlife habitat mapping are small areas of soils that have a subsoil of development, including tree and shrub plantings and loam and light clay loam. Also included are some leveled grass plantings to serve as nesting areas, should be suc- areas. cessful without irrigation during most years. Under ir- Typically the surface layer of this Weld soil is brown rigation, good wildlife habitat can be established, benefit- loam about 8 inches thick. The subsoil is brown and pale ing many kinds of openland wildlife. brown heavy clay loam and light clay about 20 inches This soil has good potential for urban and recreational thick. The substratum to a depth of 60 inches is silt loam. development. The chief limiting soil features for urban Permeability is slow. Available water capacity is high. development are the shrink-swell potential of the subsoil The effective rooting depth is 60 inches or more. Surface as it wets and dries and the limited capacity of the soil to runoff is slow, and the erosion hazard is low. support a load. Lawns, shrubs, and trees grow well. Capa- In irrigated areas this soil is suited to all crops com- bility subclass Ile irrigated, IIIc nonirrigated; Loamy monly grown in the area, including corn, sugar beets (fig. Plains range site. 8), beans, alfalfa, small grain, and onions. An example of a 80—Weld loam, 3 to 5 percent slopes. This is a deep, suitable cropping system is 3 to 4 years of alfalfa fol- well drained soil on plains at elevations of 4,850 to 5,000 lowed by corn, corn for silage, sugar beets, small grain, or feet.-It formed in eolian deposits. Included in mapping are beans. Land leveling, ditch lining, and installing pipelines small areas of soils that have a subsoil of loam and light :. are needed for proper water applications. clay loam. All methods of irrigation are suitable, but furrow ir- Typically the surface layer is brown loam about 8 rigation is the most common. Barnyard manure and corn- inches thick. The subsoil is brown and pale brown heavy mercial fertilizer are needed for top yields. clay loam and light clay about -18 inches thick. The sub- This soil is well suited to winter wheat, barley, and stratum to a depth of 60 inches is silt loam. sorghum if -it is summer fallowed in alternate years. Permeability is slow. Available water capacity is high. Winter wheat is the principal crop. The predicted average The effective rooting depth is 60 inches or more. Surface yield is 33 bushels per acre. If the crop is winterkilled, runoff is medium, and the erosion hazard is moderate. spring wheat can be seeded. Generally precipitation is too In irrigated areas this soil is suited to most of the crops low for beneficial use of fertilizer. commonly grown in the area, such as corn, alfalfa, wheat, i Stubble mulch farming, striperopping, and minimum til- and barley. Sugar beets are often grown. The soil is lage are needed to control soil blowing and water erosion. suited to irrigated pasture. Ditch lining and installing , Terracing also may be needed to control water erosion. pipelines are needed for proper water application. 6 ore cr- 52 SOIL SURVEY the limited capacity of this soil to support a load. Capa- Management of vegetation on this soil should be based bility class I irrigated. on taking half and leaving half of the total annual produc- 82—Wiley-Colby complex, 1 to 3 percent slopes. This tion. Seeding is desirable if the range is in poor condition. nearly level map unit is on smooth plains in the western Sideoats grama, little bluestem, western wheatgrass, blue part of the survey area at elevations of 4,850 to 5,000 grama, pubescent wheatgrass, and crested wheatgrass are feet. The Wiley soil makes up about 60 percent of the suitable for seeding. The grass selected should meet the unit, and the Colby soil about 30 percent. About 10 per- seasonal requirements of livestock. It can be seeded into cent is Heldt silty clay and Weld loam. a clean, firm sorghum stubble or it can be drilled into a The Wiley soil is deep and well drained. It formed in firm prepared seedbed. Seeding early in spring has calcareous eolian deposits. Typically the surface layer is proven most successful. pale brown silt loam about 11 inches thick. The subsoil is Windbreaks and environmental plantings are generally pale brown silty clay loam about 23 inches thick. The sub- well suited to these soils. Cultivation to control competing stratum to a depth of 60 inches is very pale brown silty vegetation should be continued for as many years as clay loam. possible following planting. Trees that are best suited and Permeability is moderately slow. Available water have good survival are Rocky Mountain juniper, eastern capacity is high. The effective rooting depth is 60 inches redcedar, ponderosa pine, Siberian elm, Russian-olive, and or more. Surface runoff is medium, and the erosion hackberry. The shrubs best suited are skunkbush sumac, hazard is moderate. lilac, Siberian peashrub, and American plum. The Colby soil also is deep and well drained and formed Openland wildlife, such as pheasant, mourning dove, in calcareous eolian deposits. Typically the surface layer and cottontail are best suited to these soils. Wildlife is pale brown loam about 7 inches thick. The underlying habitat development, including tree and shrub plantings material is very pale brown silt loam to a depth of 60 and grass plantings to serve as nesting areas, should be inches. successful without irrigation during most years. Under ir- Permeability is moderate. Available water capacity is rigation, good wildlife habitat can be established, benefit- high. The effective rooting depth is 60 inches or more. ing many kinds of openland wildlife. Surface runoff is medium, and the erosion hazard is The Wiley soil has only fair potential for urban and -moderate. recreational development. Slow permeability, moderate This map unit is used for irrigated and nonirrigated shrink-swell potential, and limited bearing capacity cause cropland and for rangeland, wildlife habitat, and urban problems in dwelling and road construction. The Colby development. soil has good potential for urban and recreational develop- - In irrigated areas these soils are suited to all crops ment. Road design can be modified to compensate for the commonly grown in the area, including corn, sugar beets, limited capacity of this soil to support a load. Capability -beans, alfalfa, small grain, and onions. An example of a subclass Ile irrigated, I Ve nonirrigated; Loamy Plains suitable cropping system is 3 to 4 years of alfalfa fol- range site. lowed by corn, corn for silage, sugar beets, small grain, or 83—Wiley-Colby complex, 3 to 5 percent slopes. This beans. Land leveling, ditch lining, and installing pipelines gently sloping map unit is on plains at elevations of 4,850 may be needed for proper water applications. to 5,000 feet. The Wiley soil makes up about 60 percent of All methods of irrigation are suitable, but furrow ir- the unit, and the Colby soil about 30 percent. About 10 t rigation is the most common. Barnyard manure and com- percent is Heldt silty clay and Weld loam. mercial fertilizer are needed for top yields. The Wiley soil is deep and well drained. It formed in In nonirrigated areas these soils are suited to winter calcareous eolian deposits. Typically the surface layer is wheat, barley, and sorghum. Most of the acreage is pale brown silt loam about 11 inches thick. The subsoil is planted to winter wheat. The predicted average yield is pale brown silty clay loam about 23 inches thick. The sub- 28 bushels per acre. The soil is summer fallowed in al- stratum to a depth of 60 inches is very pale brown silty ternate years to allow moisture accumulation. Generally clay loam. precipitation is too low for beneficial use of fertilizer. Permeability is moderately slow. Available water --< Stubble mulch farming, striperopping, and minimum til- capacity is high. The effective rooting depth is 60 inches 2' lage are needed to control soil blowing and water erosion. or more. Surface runoff is medium to rapid, and the ero- Terracing also may be needed to control water erosion. sion hazard is moderate. - The potential native vegetation is dominated by blue The Colby soil also is deep and well drained and formed grama. Several mid grasses such as western wheatgrass in calcareous eolian deposits. Typically the surface layer and needleandthread are also present. Potential produc- is pale brown loam about 7 inches thick. The underlying -tion ranges from 1,600 pounds per acre in favorable years material is very pale brown silt loam to a depth of 60 to 1,000 pounds in unfavorable years. As range condition inches. deteriorates, the mid grasses decrease; blue grama, buf- Permeability is moderate. Available water capacity is falograss, snakeweed, yucca and fringed sage increase; high. The effective rooting depth is 60 inches or more. and forage production drops. Undesirable weeds and an- Surface runoff is medium to rapid, and the erosion hazard nuals invade the site as range.conditionbecomes poorer. is moderate. 7 0f WELD COUNTY, COLORADO, SOUTHERN PA-1T 53 This unit is used for irrigated and nonirrigated The Wiley soil has only fair potential for urban and cropland and for rangeland, wildlife habitat, and urban recreational development. Slow permeability, shrink swell potential, and limitedbearingcapacity development. cause In In irrigated areas these soils are suited to the crops problems in dwelling and road construction. The Colby commonly grown in the area. Perennial grasses and alfal- ments. Road design soil has good potential al fofor urban and recreational develop- fa or close grown crops should be grown at least 50 per- cent of the time. Contour ditches and corrugations can be the limited capacity of this soil to support a load. Capa- used in irrigating close grown crops and pasture. Fur- bility subclass IIIe irrigated, IVe nonirrigated; Loamy rows, contour furrows, and cross slope furrows are suita- Plains range site. ble for row crops. Sprinkler irrigation is also desirable. Keeping tillage to a minimum and utilizing crop residue Use and management of the soils help to control erosion. Maintaining fertility is important. Crops respond to applications of phosphorus and nitrogen. The soil survey is a detailed inventory and evaluation In nonirrigated areas these soils are suited to winter of the most basic resource of the survey area—the soil. It wheat, barley, and sorghum. Most of the acreage is is useful in adjusting land use, including urbanization, to planted to winter wheat. The predicted average yield is the limitations and potentials of natural resources and the 28 bushels per acre. The soil is summer followed in al- environment. Also, it can help avoid soil-related failures ternate years to allow moisture accumulation. Generally in uses of the land. precipitation is too low for beneficial use of fertilizer. While a soil survey is in progress, soil scientists, con- Stubble mulch farming, striperopping, and minimum til- servationists, engineers, and others keep extensive notes lage are needed to control soil blowing and water erosion. about the nature of the soils and about unique aspects of Terracing also may be needed to control water erosion. behavior of the soils. These notes include e , flood - grama. on erosion, The potential native vegetation is dominated by blue drought damage to specific crops, yield Several mid grasses, such as western wheatgrass ing, the functioning of septic tank disposal systems, and and needleandthread, are also present. Potential produc- other factors affecting the productivity, potential, and tion ranges from 1,600 pounds per acre in favorable years limitations of the soils field exper erience various ses me and dd manage- to 1,0 on 001,000 pounds in unfavorable years. As range condition ment. In this way, P deteriorates, the mid grasses decrease; blue grama, buf- soil properties and performance are used as a basis for falograss, snakeweed, yucca, and fringed sage increase; predicting soil behavior. Information in this section is useful in planning use and and tsiproduction drops. Undesirable weeds and poorer.an- management of soils for crops, pasture, and rangeland, as nuals invade Management site eg range condition becomes s ld of vegetation on these soils should be sites for buildings, highways and other transportation based on taking half and leaving half of the total annual systems, sanitary facilities, and parks and other recrea- production. Seeding is desirable if the range is in poor tion facilities, and for wildlife habitat. From the data condition. Sideoats grama, little bluestem, western wheat- uses the potential of each soil for specified land grass, blue grama, pubescent wheatgrass, and crested uses can be determined, soil limitations to these land uses can be identified, and costly failures in houses and other wheatgrass are suitable for seeding. The grass selected structures, caused by unfavorable soil properties, can be should meet the seasonal requirements of livestock. It can avoided. A site where soil properties are favorable can be be seeded into a clean, firm sorghum stubble, or it can be selected, or practices that will overcome the soil limita- drilled into a firm prepared seedbed. Seeding early in tions can be planned. spring has proven most successful. Planners and others using the soil survey can evaluate Windbreaks and environmental plantings of trees and the impact of specific land uses on the overall productivi- -shrubs commonly grown in the area are generally well ty of the survey area or other broad planning area and on suited to these soils. Cultivation to control competing the environment. Productivity and the environment are vegetation should be continued for as many years as closely related to the nature of the soil. Plans should possible following plantings. Trees that are best suited maintain or create a land-use pattern in harmony with the and have good survival are Rocky Mountain juniper, east- natural soil. ern redcedar, ponderosa pine, Siberian elm, Russian-olive, Contractors can find information that is useful in locat- and hackberry. The shrubs best suited are skunkbush ing sources of sand and gravel, roadfill, and topsoil. Other sumac, lilac, Siberian peashrub, and American plum. information indicates the presence of bedrock, wetness, or Openland wildlife, such as pheasant, mourning dove, very firm soil horizons that cause difficulty in excavation. and cottontail, are best suited to these soils. Wildlife Health officials, highway officials, engineers, and many habitat development, including tree and shrub plantings other specialists also can find useful information in this and grass plantings to serve as nesting areas, should be soil survey. The safe disposal of wastes, for example, is successful without irrigation during most years. Under ir- closely related to properties of the soil. Pavements, side- rigation, good wildlife habitat can be established, benefit- walks, campsites, playgrounds, lawns, and trees and ing many kinds of openland wildlife. shrubs are influenced by the nature of the soil. g.' .f9 - a, 4 , . ase Number Z-411:84:12 �T, I f - � 7I DEPARTMENT OF PLANNING S-ERVICES I II PHONE 13031-3664000 EXt-4400 11 1\ 915 10TH STREET I�! - GREELEY,COLORADO 80631 Lt n ®' Weld Co. Planning Commission COLORADO EXHIBIT 6 -REFERRAL TO WHOM IT MAY CONCERN: Enclosed is an application from Colorado Jockey Club Tnr for a Change of Zone from Agriculture to-P.U.D. (R-1, R-3, C-3, and C-4 ngoc) The parcel of land is described as Pt. NEa & Pt. SEa of Section 27, T3N, R68 West of the 6th P.M. , Weld County, Colorado The location of the parcel of land for which this application has been submitted is approximately 2 miles south of Mead; south and adjacent to State Hiahway 66 and West of I-25 Frontage Road This application is submitted to your office for review and recommendations. Any comments or recommendations you consider relevant to this request would bz ap- preciated. Your prompt reply will help to facilitate the processing of the pro- posal and will ensure prompt consideration of your recommendations. If a response from your office is not received within 14 days of mailing from our office, it may be interpreted to mean approval by your office. If you are unable to respond within 21 days (but wish to do so at a later date) please notify -our office to that effect. Check the appropriate boxes below and return to our address listed above. Please reply by October 1R 19R4 so that we may give full consideration to your recommendation. 1. We have reviewed this request and find that the request does not (does/ does not) comply with our Comprehensive Plan for the following reasons: The Town's Comorehensive Plan does not extend that far. 2. We do not have a Comprehensive Plan but we feel this request (is/ is not) compatible with the interests of our town for the following reasons : 2. A formal recommendation is under consideration and will be submitted to you prior to 4. Please refer to the enclosed letter. SignedAllei\�d `d��(pC�cXIx,GAgencY (CTAj __0 Date it)-?4,1 Thank you very much for your help and co-operation in this matter. 49 Rod Allison Current Planner II • EXHIBIT 7 A MEMORAnDU WilkTo Rod Allison Current Planrrer I oateOctober 22, 1984 COLORADO From Rick Dill, Undersheriff• Subject: Colorado Jockey Club I was contacted some time ago about this project by Denzel W. Hill of BBC, the firm preparing the fiscal impact analysis. At that time, I provided some preliminary information concerning impacts on our Agency and made some suggestions to mitigate impacts to Mr. Hill which are contained in the Fiscal Impact Analysis Report, Section I, page 4 in the paragraph related to law enforcement. Since that interview, I have contacted both the Larimer County Sheriff's Office and Arapahoe County Sheriff's Office to obtain more precise impact data related to the actual track operation. The estimate contained the BBC report and relates almost exclusively to the off-track residential and commercial growth of the development projected through 1995, and is not inclusive of the seasonal and residual effects of the proposed paramutual track operation. The Arapahoe County Sheriff's Office was substantially impacted by the 1984 opening of Arapahoe Park, a paramutual quarter horse racing facility. This facility would appear to most likely mirror a similar impact locally in that no residential or off-track commercial development was included during the initial year of operation. During the racing season, the track hires 3-4 Officers per day on an off-duty basis and also adds about 1.5 calls for service to regular-call load. The added call frequency during the 90 day racing season, using the Arapahoe County experience, would represent an increase of about 6% per month to the Weld County Sheriff's Office. The 6% increase - would be a substantial impact if the calls for service were clustered into other high-service demand times and days of week. While such data is not available, I would consider the probability of calls clustering within critical demand-periods very high. The Weld County Sheriff's Office does not have sufficient pool of uncommitted off-duty sworn personnel to fulfill the 3-4 Officers per day that would be required to further mitigate the tracks impact. With other contractual obligations for special police service presently necessar'r, off-duty resources are simply exhausted. The Larimer County Sheriff's Office experience with the Cloverleaf Raceway is less ominous than Arapahoe Park. Frequency of calls for service were lower than Arapahoe during the racing seasor and off-duty personnel were supplied by the Loveland Police Department in similar ratios. Any similarities with the purposed project and Cloverleaf are very limited in that this facility races Greyhounds, has a shorter racing season, and is more distant from Denver Metropolitan area. I OF I would stand by my recommendation of a special law enforcement taxation district to meet the needs of residential/commercial development and meet the seasonal impacts of the track or some other method, such as annual contracting to satisfy the demands that will be increasingly placed upon the Sheriff for law enforcement service. CC: Sheriff Andrews Captain Workman RD/kb O nF 9 4114 EXHIBIT 8 • To Rod Allison, Planning DatOctober 15, 1984 Wilk COLORADO FromWarden,Donald D. Director of Finance & Administration &,./ Subject: Colorado Jockey Club, Inc. At your request I have reviewed the fiscal impact analysis report submitted by Colorado Jockey Club, Inc. I have only reviewed the report from Weld County government's perspective and not from the school district's or special districts' point of view. The assumptions and limitations (page v) include estimation procedures based upon past budgetary and demographic trends in Weld County. With the changes in governmental budgeting, the federal deficit, state budget problems, government retrenchment, and voters' attitudes on government and taxation, one could question the validity of past budgetary trends in the future. The recent jail study and demographic data developed also would indicate population trends between now and the year 2000 will be different than past demographic trends, especially compared to the last ten years in Weld County. The assumption of a constant rate structure in mill levies was made invalid in 1985 with a $49 million drop in assessed value forcing a 1.973 mill levy increase. This is the _first drop in assessed values in over 30 years. With oil and gas production being one-third of Weld County's assessed value and • the uncertainty of the oil market and production levels, I question whether that assumption is valid. Finally, the assumption of a "conservative nature of forecasts" is questioned when one compares Table 2's 1985 budget figures with actual 1985 budget figures. Specifically, total revenue are $46.374 million versus 449.881 million in the report. A major problem with Table 2 is the inclusion of Intergovernmental Services in the total expenditures. Intergovernmental Services are interdepartmental charges between departments, to include them in the total is a double count. A major flaw in Table 2 is the Highway Users Tax amount and projections. The actual 1985 Highway Users Tax projection is $2,820,049 versus the Table 2 -figure of $3,684,000. 1990 projections are $6,089,000 and $8,931,000 for 1995 which are questionable figures. Highway Users Tax allocations are based upon tax collections, miles of road to maintain, and difficulty of maintenance. To project figures of $6,089,000 in 1990, and $8,931,000 in 1995 could only be achieved by significant gas tax increases from the state legislature. It is extremely optimistic to anticipate a doubling of the gas tax in the next five years in Colorado. Other figures for 1985 in Table 2 are not correct, i.e. , property tax. Based upon the above the credibility of the fiscal impact report is questionable. I OF 2 . Colorado Jockey Club, Inc. October 15, 1984 Page two Putting the fiscal impact report aside, I would offer the following comments: The project as described appears to have two major impacts on Weld County. The first impact will be the impact on roads and bridges. The Board should be encouraged to require the developer to fully develop and pay for access roads and roads internal to the project. This could be accommodated by requiring a local improvement district or possibly a special improvement district for roads on a permanent basis. The second area of significant impact will be law enforcement due to the added population and nature of the facility. This project clearly meets the intent of a Law Enforcement Authority (LEA) and should be created as part of the development. The LEA would have its own mill levy to support the law enforcement services required. Finally this project, like all others in Weld County, will not contribute added property tax to Weld County as long as the Home Rule Charter 5% limitation remains with its current status. The added assessed value will only contribute to lowering the property tax mill levy without any appreciated actual property tax revenue to Weld County government. The above comments are directed only at the fiscal impact and are not in any way intended to be pro or con for the project's approval or disapproval as a land use issue. If you have any questions regarding the above, please do not hesitate to contact me at Ext. 4218. I can also make myself available at any hearings you desire me to attend to discuss the above if needed. DW/ch p'rr, [s.7 i \ it\i-�y ; , 10 1984 \'!CU Co. Planning Commission O or9 Greeley Area Chamber of Commerce NEWS RELEASE ILO= YOUR OPPORTUNITY FOR IMMEDIATE RELEASE Greeley Area Chamber of Commerce Steve Abrams (303)352-3566 November 21 , 1984 1-1-1-1-1 The Economic Development Advisory Board (EDAB) has reviewed the proposal of the Colorado Jockey Club to build a race track and supporting facilities at a southern Weld County site adjacent to I-25 and in close proximity to Longmont. The Board feels that the county is recognized nationally as an agricultural and livestock production center. Further development of related activities that will utilize this considerable expertise make good sense. Support for this project can be found throughout the Front Range in related business and university facilities. Future development of this area appears to be a given and the Jockey Club can produce additional revenue for Weld County through an admissions tax to offset the growth impact. Many employment opportunities will be created beginning with construction and continuing once the facility opens: food service, concessions , security, maintenance, management, facility and horse management and care. The hospitality industry will reap considerable benefits from meals, lodging and related expenses . We feel this project deserves the support of the commissioners. Note: Bonnie Brown Dean and Neal Carpenter, due to potential conflict, were absent during the discussion and vote. t S-6 n JOInI ; U"'9 BOUNTY Cii""1imr--., iC�17C 0CT 1 01984 GREELEY. COLO. I __._... _._.__ srrusuro-ss ) cli 02.42. 7 E /v _O % t : -- LI ///2// �V LAKE II Ill PLANNED UNIT DEVELOPMENT W Q ... Y .yaa a •zz . . I— l ya< 7 a:J W <aa U C S\ o L< O N ¢ N. - V 4 — IS Hp.N.---...\--"---.193 n z.1 ter, 1jO cc Z 0 I- s < 6 r O w7 N. O V r0 O . c...)7 ci 4 ° -W0 -r 7ie CI • ✓O ` °'e p'v!W 9Z JOA000of-) < 1411S4 euue6eyp oy ... ...... iitionin 0VOk! 3�JV1NOtld / L. St tit AVMHJIH 31V1Sa31Nl 4 D co / t bw �� ' FO ¢ J �bg is r°8 0 .0 O it go cc,10 �a tat 0 0 O a ° +l° 4 2 ›- I— x z cc r O -24 WELD cn11pry rngM,Sgnigrnc D AFFIDAVIT OF INTEREST OWNER; SURFACE -ESTATE -- OCT 1 01984 Application No. / . (,/ :J eeLEr, coo. Subject Property NORTHFAST QUARTER & FAST 1800'1- OF SOUIHCAST QUARTER, ALL IN SECTION 27, TOWNSHIP 3 NORTH , RANGE 68 WEST OF THE 6th P .M. , WELD COUNT(TTOTOPPDC EXCEPT FOR THE FOSTER RESERVOIR. STATE OF COLORADO ) ss. COUNTY OF WELD THE UNDERSIGNED, being first duly sworn, states that to, the best of his or her knowledge the _attached list is a true and accurate lint of the names , addresses and the corresponding Parcel Identification Number assigned by the l:eld County Assessor of the owners of property (the surface estate) within five hundred (500) feet of the property subject to the application. This list was compiled from the records of the Welt! County Assessor , or an ownership update from a title or abstract company or attorney, derived from such records, ar from the records of the Weld County Clerk and Recorder. The list compiled from the records of the Wald County Assessor shall have been assembled within thirty (30) days of the application submission date. The foregoing instrument was subscribed and sworn to before me thin L_ day of ),er.Je., i _ , 192(/. WITNESS my hand and official seal. My Corission expires: 20/,,20A? S c (Notary Public NAMES OF OWNERS OF PROPERTY WITHIN 500 FEET 1 Please print or type -0 NAME ADDRESS, TOWN/CITY, ASSESSOR'S PARCEL STATE AND ZIP CODE IDENTIFICATION H • Kiteley farms , A General 13844 Weld County Road 7 Partnership Longmont. Colprkdo 80501 621207270Q0014 Lovemont Investment Co. , A C/0 Horton-Carey Realty _Co. Limited_ Partnership _ 9600 E. Arapaho Rd. , Suite 260 6210726000034 Englewood, Colorado 80111 Frank Ed Weingardt and Route 1 Box 253 B llizaheth Weingardt Lo _wont. Colorado 80501 62120722000034 Bernard A. Rademacher and 3697 Highway _66 Maryann E, Rademacher I onamont. Colora,do 805.01._._ n2120122110_00 25 _Donald C. Hilgers P.O. Box B372 - _ Fort Collins, Colorado 80525 62120722000021 Valley 66, A Limited C/0 -Arnold Hennes 62120723000031 Partnership 32 W. -Randolph Sty, Suite 1813 6210727000013 Chicago Illinois 60601 The Mountain States Tele- P.O. Box 960 phone & Telegraph Company Denver, Colorado 80201 62120722000020 Robert M. Rademacher and 14599 Weld County :toad 9'2 Janice M. Rademacher, Joint Longmont, Colorado 80501 62120726000029 -tenants - Theo Rademacher Route 1 Box 293 ----� 62120726000028 • Robert L. Siegrist 7000 York Street • . _ Denver, Colorado 80229 621X}735000045 The first National Bank of P.O. Box 209 Longmont and 62120734000027 Longmont. Col-Orad0 80501 62120227000012 Edwin Anderson -3528 Weld County Road 28 62120734000026 _ Longmont, Colorado 80501 Theo Rademacher, Elizabeth 13322 Weld County Road 11 Rademacher Longmont, Colorado 80501 Lot Al B RE687 PilNEN-Ai AND OIt SUBSURFACE: Application No. NORTHEAST QUARTER & THE EAST 1800' ` OF THE SOUTHEAST QUAPIEP , RE Subject PropertylN SECTION 27, TOWNSHIP 3 NORTH, RANGE 68 WEST OF THE 6th P.M WELD COUNTY, COLORADO, EXCEPT FOR THL f O;TER RLSERVOITt_ STATE OF COLORADO ) ss. COUNTY OF WELD THE UNDERSIGNED, being first duly sworn, states that to the best of his or het knowledge the attached list is a true and arcurare lint of the names and addresses of all mineral owners and lesses of mineral Lwners on or under the parcel of land which is the subject of the applicat o n as their names appear upon the records in the Weld County Clerk and Recorder 's Office, or from an ownership update from a title or abstract company r,i an attorney . SlaK The foregoing instrument was subscribed and sworn to before me this ; day of ✓ l,oka 1�: 1921, , WITNESS my hand and official seal. My Commission expires: !p/>.W,FR Notary Public NAME , ADDRESS, TOWN/CITY, STATE & ZIP ASSESSOR'S PARCEL NO• 1 . Valley 66, a Limited Partnership 62120727000013 1228 - 15th Street, Suite 301 Denver, Colorado 80202 2. Edwin Anderson and The First National Bank 62120727000012 of Longmont (Trustees) 62120734000026 401 Main Street 62120734000027 Longmont , Colorado 80501 FED (ILA1;WED VNIT DEVELOPMENT) REZONING APPLICATION Case 4: Dept, of Planning Services App. Ch'd R 915 10th Street By: Date feed: — App. Fee: Receipt 4: Greeley, Colorado 80631 Record. Fee; Phone: 356-4000, Ext. 4400 Receipt TO BE COMPLETED RY APPLICANT. Please print or type, except for necessary signature, I (we), the undersigned, hereby request hearings before the Weld County Planning Commission and the Weld County Board of County Commissioners concerning the proposed rezoning of the following described unincorporated area of Weld County, Colorado: LEGAL DESCRIPTION. THE NORTHEAST QUARTER AND THE EAST 1800' OF THE SOUTHEAST QUARTER, ALL IN SECTION 27, TOWNSHIP 3 NORTH, RANGE 68 WEST OF THE 6th PRINCIPAL MERIDIAN, WELD COUNTY, COLORADO. (If additional space is required, attach an additional sheet) Property Address (if available): PRESENT ZONE "A" AGRICULTURAL PROPOSED ZONE P. U. D. TOTAL ACRFACE1791. OVERLAY ZONES NONE SURFACE FEE (PROPERTY OWNERS) OF AREA PROPOSED FOR REZONING: Name: VALLEY 66 LIMITED PARTNERSHIP Home Telephone 4: Address: 1228 - 15th STREET, SUITE 301 Bus. Telephone 4: C92-0303DENVER, CO. 80202 Name: EDWIN ANDERSON A THE FIRST NAl ZONAL BANK OF LON(ZIl9Ai Telephone 4: Address: 401 MAIN STREET Bus. Telephone 4: 17-6:34-D9 LONGMONT, CO, 80501 hare: Address: Home Telephone l: Bus. Telephone 4: - Applicant or Authorized Agent (if different than above): Name; Address Home Telephone 4: _ Bus. Telephone 4: Owner(s) and/or lessees of mineral rights on or under the subject properties of record in the Weld County Assessor's Office: Name: SAME AS SURFACE Address: Name: Address: Name: Address: I hereby depose and state under the penalities of perjury that all statements, proposals and/or plans submitted with or contained within this application are true and correct to the best of my knowledge. couUTY OF 6�,c ) COLORADO .JOCKEY CLUB, INC.. STATE OF COLORADO ) `1 Signature: Owner or Authorized Agent Suscribbd�aiid .sworn to before me this TM day of � �� 191t/ k'Y C.�mm Er. lselon plres A 5G3Q 1'Y.F�'T'mos'il Lr. �.1 n Y PIISLIC � Hy Cccmfssion ecptres:lltl+pipe p}� 514447 II I I I 2 2 pa a a a a w w w o H Ei H KC z z n w z 1 II a K a NM m .r C 0 O. 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CO N E a) yl a-1 a) 11 • \ V w a.' 0 Ca N te O 0l aJ r 1l E m Na) 0 0 El C) C u) C al m a) a U a, 4 2 V) -r1 .C O+ a) 0 HI E w HI C al fa �': L-7 N HI U C > u C 0 C 11 ro w al ) ••:, z w 0 0 -ri 0 +J Hi C; 0 0 .-1 11 a U al ELI ++ m E E a-1 a O al o ro C 14 fa A) .C 0 0 w -r1 ,O a C C +) U 'O Hi 14 E (!) a.+ .C 14 rl 0 C •rl 14 0 C w ro k 34 U > 000050 ill 0mao roc -W C4 11 •.♦ •r+ ❑. !x C) a < 0 0 a) 0 >1 0 -41 5-4 cN N 34 r.l L fa u i a a) C C a) 0 HI al N be_ 'r .•:',, Q 1, •ri -I HI U) I4 -Li ?' H m A 'O 11 0 (a 0 F E cn E 0 4.J U m LZ7 -X N O CU .C ••-I 0 A o 00 a) %.i E i W a m • C/) a. ro 1.4 ..c 0A N 14 O. u w o w w` u) 0 w 0 x Jr,e, • PLANNED-UNIT DEVELOPMENT STATEMENT AS TO CONFORMANCE WITH THE WELD COUNTY COMPREHENSIVE PLAN, AND COLORADO JOCKEY CLUB ' S COMPATABILITY WITH EXISTING AND FUTURE USES : This application is for PUD zoning involving several compatible and mutually supporting uses on approximately 180 acres of land. The initial use and one of the principal reasons for the develop- ment is to support Colorado Jockey Club ' s proposed horse racing operation proposed to be located in the immediate vicinity, par- ticularly in providing housing and commercial development normal- ly associated with an agricultural orientated project of this magnitude which could employ as many as 3000 people. The project is designed to support the needs of the Colorado Jockey Club horse racing operation by providing direct services such as retail shops , a hotel-convention center , and office buildings . The mixed-housing development will support the needs of employees and fans patronizing the horse racing operation as well as horsemen using the associated horse training center. Although this PUD is not directly agriculturally orientated, it does serve to support the agricultural horse racing operation and equestrian center which in turn support horse breeding and training farms . SITE LOCATION : Applicant researched land in north Colorado care- fully to find a location compatible for a horse racing operation and equestrian center with adjoining land compatible for support services required in housing and commercial development with good access to major highways . The area is transitional in nature . The proposed zoning will pro- vide for additional highway commercial and business uses in a con- centrated area , and under the controls of a Commercial P . U .D . This is more economical than the traditional strip zoning along the major highways . The location of the Commercial and Residential P . U . D . in close proximity to the track facility will be much more economical than if these support facilities were located further away . The development of this P .U .D . being tied so directly with the track will provide an immediate nee and a much faster growth and com- pletion of the P .U .D . The combining of service utilities for the tract , the P .U . D . and the adjoining uses will also enhance the economics and completion of these needed services . Applicant reviewed the Weld County Comprehensive Plan at the time it optioned its land and felt that its proposal would be consis- tent with the intent of the County for the many reasons listed below : LAND USE : Applicant will utilize approximately 115 acres of its land for low density residential use; 17 acres for medium density use; and approximately 48 acres of C3 and C4 commercial and busi- • ness uses . Applicant feels that its location on a major inter- change is appropriate due to the trend for rezoning in the area to meet the present needs of the area . This combined with the support nature of applicant ' s P . U .D . to the agricultural industry complies with the Weld County Comprehensive Plan . SURROUNDING AREAS : Applicant feels that its project will be com- patible with surrounding areas of residential , commercial and agricultural farm land, particularly as residents of the community are expected to be horsemen who will board and stable their horses at the Colorado Jockey Club racing facility and equestrian center . This will create a greater demand for agricultural products , par- ticularly feed, hay, and bedding for their horses . Further , State Highway 66 is a major interchange with established residen- tial and commercial development. The east side of Applicant ' s property borders Interstate Highway 25 , and is compatible with other commercial development located in close proximity from Del Camino ' s Truck Stop and Motel to the south (State Highway 119 ) ; and Seekich Farm Implement Store and Restaurant to the north (State Highway 66 ) . LANDSCAPING : In providing citizens of Weld County with a "present and future balanced and attractive environment" applicant feels that its proposed plan will comply with Weld County Comprehensive Plan through its careful planning for maximizing green areas for parks , recreation, horseback riding trails , bicycle paths , etc . The final landscaping plan will be an integral part of the final P . U .D . submittals . General areas , densities , types of uses , maximum units and percentages of open space are shown on the zoning map . The P . U. D . will provide green belt buffering on all sides and no tracts will front on the existing collector and county roads . ECONOMICS : The assessed valuation of this PUD could contribute a substantial tax base for Weld County as more specifically ad- dressed in the Brown, Bortz Coddington Fiscal Impact Study at- tached hereto for reference . In addition, this project will be phased so that there will not be an immediate impact of any sig- -2- nificance , but a very gradual increase in both revenue generating population and the services that may be required. The rate of growth will be controlled by the County through the limitation of building permits which is a part of the phasing plans . Applicant does not feel that its project will have any negative impact upon Weld County nor will it generate additional costs to the taxpayers of Weld County. Discussion of the economic contribution of the PUD should be related to the both the PUD and the horse racing fa- cility and equestrian center which it supports , because discussion of the economic contribution of the horse racing industry must start with track operations inasmuch as the track provides the fa- cilities which drive the entire agricultural horse breeding & train- ing farms and horse sports recreational industry. Tracks expend income for four major items of economic significance : wages ; purchases ; purses ; and taxes . An explanation of the items follows : (1) Wages could include the 3000 expected to be employed by the horse racing operation and equestrian center plus up to 1200 persons per horse farm whose horses perform at the Colorado Jockey Club facility. See Appendices A, Racetrack Operational Organization Chart; and B, Typical Farm Staffing Requirements . ( 2) Purchases : applicant would expect the majority of wages paid to be expended for goods and services as well as entertainment and recreation within the county and state. In addition, a horse racetrack relies sub- stantially on goods and services provided by outside vendors for day to day operations . Capital construction and improvement projects will also require a significant portion of the track ' s accumulated working capital. These expenditures constitute the second major category of expense. As a result racetracks usually make an im- portant contribution to the well being of the surrounding community . (3) Purses : money paid to owners of winning horses . Majority of purse money is used to support the backstretch of the racetrack inasmuch as it is the owner who compensates the trainers , grooms , jockeys , exercise boys , hot walkers , veterinarians , blacksmiths , etc. (4) Taxes : property and sales taxes will accrue from commercial and residential developments as well as the PUD ' s support facility . Taxes are more specifically described in the Brown , Bortz Coddington Fiscal Impact Study included with this report. A positive economic impact will also accrue from growth in the horse breeding and training industry. Applicant expects this industry to grow dramatically following construction of its horse racing fa- cility which this PUD supports . This growth could result not only in additional employment of thousands but capital investments of millions of dollars in new and improved horse breeding and training farms . Expenditures generated by horse farms include wages , feed , veterinary care , repairs and maintenance, utilities , blacksmithing , vanning, farm equipment sales and service , property taxes , etc . The average estimated expense per horse per year on a breeding farm is reported by the American Horse Council to be $2000 . The American Horse Council has reported Colorado ' s horse population to total almost 70 , 000 in 1978 , growing 147% , to 172 , 000 in 1982 . It would be safe to project that for each 10 , 000 horses on Colorado breeding and training farms an expenditure of $20 , 000 , 000 . In addition to horse racing , this PUD also supports an equestrian center for showing and eventing as well as auctions and sales . The Colorado Jockey Club stadium facilities have been designed so that the paddock (the area where horses are saddled for the race) , is visible from all four levels through a glass-enclosed atrium. The atrium is recessed so that the paddock area is covered. Sur- rounding the paddock will be auditorium style seating . During off-season, when horses are not racing, the paddock facilities can be removed and the arena can be used as a show ring for multiple equestrian events and for sales and auctions . Applicant feels that by providing adequate quality facilities for the horse athlete that its PUD will support an increase in agricultural related horse farms . The economic contributions of the horse breeding and racing industry , which according to Killingsworth, Liddy & Associates Economic Im- pact Studies , 1980 , up to a Billion Dollars is realized each year in states high in horse population. This has inspired many local and state governments to promote the Industry ' s continued viability and growth. The State of Colorado, for example , has in- dicated its support of the Colorado Horse Industry by reducing state tax takeout on wagering activity apparently in favor of the industry ' s overall economic impact. Colorado House Bill 1109 , 1982 , Appendix C hereof. In compliance with the Weld County Comprehensive Plan, expansion and development of horse related agricultural oriented industries will be encouraged. Enterprises proposed by Applicant will not ad- versely affect the total economy or environment. Applicant ' s equestrian-oriented community (PUD) will be permanently responsible for its own well being and operations and will have no burden on any existing community or the County. Applicant will remain per- petual in its involvement in both this PUD project and the horse racing operation and equestrian center . As a result , Applicant feels that its project is compatible with future activities and trends in Weld County as they relate to the Weld County Comprehen- sive Plan. -4- SOILS : The PUD area does not contain any overlay districts and the soils report indicates there are no commercial mineral deposits that would interfere with the proposed development, as more speci- fically described in the Empire Laboratories Report attached hereto for reference . WATER AND FIRE PROTECTION : Water for the Planned Unit Development will be obtained from the Little Thompson Water District with fire protection being provided in cooperation with the local Fire District . A fire station site and equipment is proposed to be located at the race track facility and will serve the general vicinity . In addition, applicant intends to participate in a Regional Sanitation District . Applicants plan is for a system design incorporating staged or phased con- struction with the first stage of the District providing adequate treatment capacity for the racing facility and peripheral develop- ments as proposed in the PUD. The first stage of the treatment facility will be located at the site of the Regional St. Vrains Treatment Plant, consistent with local and regional planning , with no adverse impact upon the receiving waters . See Appendix D hereof . DRAINAGE: Basement and garden level construction was found feasible at the site by the Empire Laboratories Study, with consideration given to slab on grade and or crawl space construction. Subdrains or placement of embankment material will be taken into account in grading and overall planning at the site . Requirements for drainage are further detailed in the Empire Laboratories Report attached hereto for reference. ENVIRONMENT: Applicant assures Weld County and the Colorado Division of Wildlife that it is aware of the wildlife surrounding Foster Reservoir which borders a parcel of the Planned-Unit Development. Applicant will cooperate with the Division of Wildlife in preserving this area. The natural state of Foster Reservoir is of great bene- fit to Applicant ' s proposed development. Applicant ' s property en- compasses less than half of the shoreline of the lake . The wild- life in and around Foster Reservoir will be taken into consider- ation and provide the Colorado Jockey Club residents something to enjoy . Covenants will be established to govern all facets of de- volopment and use of the land . It is applicant ' s intent to use Foster Reservoir and its wildlife as an amenity to its project . Therefore , when construction is underway , applicant will take precaution not to disturb wildlife . Foster Reservoir is bounded only by residential areas which will provide the opportunity to concentrate the open-space nearer the reservoir . ACCESS : Access to the Planned-Unit Development from Interstate 25 is proposed by constructing a frontage road entering onto State High- way 66 at a point to be selected by the Colorado Highway Department on the north , and County Road 28 on the south, for direct access to the horse racetrack and equestrian center which the Planned-Unit Development supports . A Traffic Impact Study has been conducted and is made a part of this report. SUMMARY In summary, Applicant feels that its PUD is in compliance with the Weld County Comprehensive Plan for the reasons herein expressed as it relates not only to preserving valuable agricultural land through its support of the Colorado Jockey Club horse racing operation and equestrian center . . . but its support of the horse industry , more specifically breeding and training farms . . . which in turn support growers of feed, hay, straw, fertilizer, etc . Further, that the PUD site location is compatible with existing commercial growth in the immediate vicinity of Interstate 25 and the Interchanges of State Highways 119 and 66 ; that its land use for quality housing and commercial development will provide citizens of the County (present and future) with a balanced and attractive environment; that the PUD does not impact any existing community as it is free standing and free supporting; that Applicant ' s intent to participate in a Water and Sanitation District could furnish utilities to new and existing commercial development in the area ; and finally because of the substantial economics involved . Applicant feels that its PUD will be of substantial benefit to Weld County and surrounding communities , not only in producing direct tax revenues , but in providing cultural recreational activity conducive to the growing horse population in north Colorado. Lo- cated in one of the fastest growing areas of the state where recre- ational facilities are limited, Applicant feels that its PUD will provide a service that will foster healthy and orderly growth over the long range . The PUD is expected to attract urban type residents by providing a "horseman ' s community" appealing to individuals who enjoy quality urban style living who want to live near their horses and centralized training facilities . Applicant feels that this PUD will not only benefit Weld County and the State of Colorado , but will assist in protecting the long range health of the Colorado horse industry which is an integral part of the State ' s agricultural economy . -6- e ._' _LNDL:K D CENTURY A• E ARCHITECTS ENGINEERS PLANNERS HOUSTON TEXAS SHREVEPORT LOUISIANA July 20, 1984 Colorado Jockey Club 1551 Larimer, Suite 2906 Denver, CO 80202 Attn: Ms. Rose Johnsen Re: Water & Sewer Facilities Colorado Jockey Club Planned Unit Development S-234:84:6 Dear Rose: This is to advise the Colorado Jockey Club of Century A—E's committment to design a sanitary sewer system in conformance with the sewerage master plan being developed for the St. Vrains Sanitation District of Weld County. Our plan is a system design incorporating staged or phased construction with the first stage providing adequate treatment capacity for the Colorado Jockey Club horse racing facility and peripheral developments as proposed in the Planned Unit Development. This first stage of the treatment facility will be located at the site of the regional St. Vrains Treatment Plant, consistent with local and regional planning; and will have no adverse impact upon the receiving waters. The Colorado Jockey Club should commit to the construction of the first phase of the regional facility. By letter to the Weld County Department of Planning Services dated June 8, 1984; the Little Thompson Water District indicated the ability and desire to provide water service to the Colorado Jockey Club and adjacent development. Century A—E is available to provide engineering services as necessary to insure an adequate water supply is developed for the racing facility and adjacent lands. Upon completion of the engineering design, the Colorado Jockey Club should enter into contract with the Water District for extension of the water supply. If you have any questions, please do not hesitate to call. Very truly yours, CENTURY.,A—E„INC.— . F. Kenneth Smith FKS:cr 1900 YORKTOWN, SUITE 300 HOUSTON,TEXAS 77056(713)622.2151 7 - AFFIDAVIT OF INTEREST OWNERS SURFACE ESTATE Application No. Subject Property NORTHEAST QUARTER & EAST 1800' OF SOUTHEAST QUARTER, ALL IN SECTION 27, TOWNSHIP 3 NORTH, RANGE 68 WEST OF THE 6th P.M. , WELD COUNTY, COLORADO, EXCEPT FOR THE FOSTER RESERVOIR. STATE OF COLORADO ) ss. COUNTY OF WELD ) THE UNDERSIGNED, being first duly sworn, states that to the best of his or her knowledge the attached list is a true and accurate list of the names, addresses and the corresponding Parcel Identification Number assigned by the Weld County Assessor of the owners of property (the surface estate) within five hundred (500) feet of the property subject to the application. This list was compiled from the records of the Weld County Assessor, or an ownership update from a title or abstract company or attorney, derived from such . records, or from the records of the Weld County Clerk and Recorder. The list compiled from the records of the Weld County Assessor shall have been assembled within thirty (30) days of the application submission date. The foregoing instrument was subscribed and sworn to before me this / ? day of 2.1�) , 1997. WITNESS-my hand and official seal. My .pommission expires: 70/.2,/ rS c ,rr ( Notary Public NAMES OF OWNERS OF PROPERTY WITHIN 500 FEET Please print or type NAME ADDRESS, TOWN/CITY, ASSESSOR'S PARCEL STATE AND ZIP CODE f1ENTIFICATION II Kiteley Farms, A General 13844 Weld County Road 7 Partnership Longmont, Colpr.do 80501 62120727000014 Lovemont Investment Co. , A C/0 Horton-Carey Realty Co. _. Limited Partnership _ 9600 E. Arapahoe Rd. , Suite 260 6210726000034 Englewood, Colorado 80111 Frank Ed Weingardt and Route 1 Box 253 B Eli7ahPth Weingardt Longmont. Colorado 80501 62120722000034 Bernard A. Rademacher and 3697 Highway 66 Maryann E. Rademacher longmont, Colorado 80501 62120722000035 Donald C. Hilgers P.O. Box 8372 _ Fort Collins, Colorado 80525 62120722000021 Valley 66, A Limited C/O Arnold Hennesy 62120723000031 Partnership 32 W. Randolph St., Suite 1818 62120727000013 Chicago Illinois 60601 The Mountain States Tele- P.O. Box 960 phone & Telegraph Company Denver, Colorado 80201 62120722000020 Robert M. Rademacher and 14599 Weld County Road 9%2 Janice M. Rademacher, joint Longmont, Colorado 80501 62120726000029 tenants - Theo Rademacher Route 1 Box 293 -----� Longmont, Cninrarin Rp5n0 62120726000028 Robert L. Sieg rist 7000 York Street Denver. Colorado 80229 62120735D00045 • The First National Bank of P.O. Box 209 62120734000027 Longmont and Longmont, Oicradn 80501 6?1.20727000012 Edwin Anderson 3528 Weld County Road 28 62120734000026 Longmont. Colorado 80501 Theo Rademacher, Elizabeth 13322 Weld County Road 11 Rademacher Longmont, Colorado 80501 Lot A & B RE687 AFFIDAVIT OF INTEREST OWNERS MINERALS AND/OR SUBSURFACE Application No. NORTHEAST QUARTER & THE EAST 1800't OF THE SOUTHEAST QUARTER, ALL Subject PropertYIN SECTION 27, TOWNSHIP 3 NORTH, RANGE 68 WEST OF THE 6th P.M. , WELD COUNTY, COLORADO, EXCEPT FOR THE FOSTER RESERVOIR. STATE OF COLORADO ) ss. COUNTY OF WELD THE UNDERSIGNED, being first duly sworn, states that to the best of his or her knowledge the attached list is a true and accurate list of the names and addresses of all mineral owners and lesses of mineral owners on or under the parcel of land which is the subject of the application as their names appear upon the records in the Weld County Clerk and Recorder's Office, or from an ownership update from a title or abstract company or an attorney. The foregoing instrument was subscribed and sworn to before me this 7 ' day of , 19gy , WITNESS my hand and official seal. My Commission expires: /O/,2O,/y s r.21,.vf0 r/te _ r Notary Public NAME, ADDRESS, TOWN/CITY, STATE & ZIP ASSESSOR'S PARCEL NO. 1. Valley 66, a Limited Partnership 62120727000013 1228 - 15th Street, Suite 301 Denver, Colorado 80202 -2. Edwin Anderson and The 'First National Bank 62120727000012 of Longmont (Trustees) 52120734000026 401 Main Street 62120734000027 Longmont, Colorado 80501 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-i Geologic Map and Test Boring Location Plan A-2 Bedrock Contour Map A-3 Groundwater Contour Map A-4 Key to Borings A-5 Log of Borings A-6 Appendix B B-1 Consolidation Test Data B-2 Summary of Test Results B-6 Appendix C C-i Appendix D D-i Soil Map D-2 Soils Descriptions D-3 •Empire Laboratories, Ines Box 429-(303)484-0359 GEOTECHNICAL ENGINEERING&MATERIALS TESTING 214 No.Howes• Fort Collins,Colorado 80522 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 I-25 , east of Longmont, Colorado. The accompanying report presents our findings in the subsurface and our recommendations based upon these findings. ___ Very truly yours, ,i EMPIRE LABORATORIES, I C. ii Ei ;-, • id Ez=; Ems' Neil R. Sherrod c , Senior Engineering Geologist \ `s_ -- Reviewed by: "..:77.."-- Chester C. Smith, P.E. President [ 808 „r-_ Clc 'c`•O F `, ] °.0'' `fir cc: Rees & Company - Mr. Jim Rees cc).- .•\\\\ 4rO �4:• :N Branch Offices P.O. Box 1135 P.O. Box 1744 P.O. Box 10076 Longmont,Colorado 80502 Greeley,Colorado 60632 Cheyenne,Wyoming 82003 r '� (303)776-3921 (303)351 0460 (307)632-9224 a A.__.-. Member of Consulting F ers 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 -1- 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 I-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 West 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 of the property on both sides of the interstate is currently fallow. A 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 I-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 I-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 ) toot 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 -3- 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 tree 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 I-25 is to consist of a race track , a grand stand, a training track and associated stables, barns, and support facilities. West of I-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 I-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 -5- 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 be 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. r o — 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 till 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 be used in open and planted areas or in the lower portion of fill below paved and building areas. -7- 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 (It) 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 be 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 -9- 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 he 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- be 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 be 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 be 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. hs ° A', 4, P 1 L 11 -tL r s I ', '' / IC1P jI i _ 2- 7 ki�on (19 I H - i I i \i p as av Lai-into,- tYT3 r :v . j,,,j.?..,/, , ,1 (r4.,,__)s,_ ii , ,, ,, iIC it ( I _ o a ul > N -Q n / 1� , o � `" 4 'I ,/! 11 1/ I1 �'' I tl \ \.l --_ c tI • n VA a - z i 4 v , o \ : 7 a � ( �1 ,, N a a • Q 1— V u ' za O] i =_ - -- - -2.2 J dMlai9rii --Aiv1- 9i i II � �/ 1 0 u ✓ o -- -, ns_l , ,,,, (5 ill?, 4„ • Qr 0 I • ' i :77 Q. I I V >._ J ‘ I/ 41 ai . I. IL. cl 2V' % ' Q % N\ L Y \ ` . 1 yN N f 1 J z 0 s f L v ' r \ _._ / u Yp� r y° C. �JI 3 Q o ; I ul A ki) =_ ? tnIIP 0 \;d1 ILIA 'p -H lvon ir / H: /// ,I t All) • a ,° i —A - - >° _ r , J a 11,, I (( fi , )) RC IL J it �� 1)./7-1} �1 �� Q ,i\,,i / 7/ ?•,k. - Y -- - III `S U1 7 11 ,‘ d ? �� N\ oi CJ �/ N �� N a A\ 1 v �yrli z O \ =H d\�/� • V �V 1/4' _ --\r ^ill , - r a � i (; ) / )2c� 1._--- _-� — I1— 111_- -Po;TdMN>iN --J1\71.1S- _ KEY TO BORING LOGS r,' i1 TOPSOIL I • • °RAVEL f J Mime ties FILL • SAND & GRAVEL -/I SILT • ,:I SILTY SAND & GRAVEL CLAYEY SILT �� 11 0o COBBLES to,.1 �I SANDY SILT a^ SAND,GRAVEL& COBBLES raM CLAY a WEATHERED BEDROCK SILTY CLAY SILTSTONE BEDROCK �L SANDY CLAY CLAYSTONE BEDROCK SAND • • • SANDSTONE BEDROCK '•i� SILTY SAND ��■ 'i. '.. .=; LIMESTONE CLAYEY SAND xxx GRANITE ��•� SANDY SILTY CLAY I I SHELBY TUBE SAMPLE STANDARD PENETRATION DRIVE SAMPLER WATEFUTABLE 24 HOURS AFTER DRILLING TO 7 DAYS C HOLE CAVED 5/12 Indicates that 5 blows of a 140 pound hammer falling 30 inches wt -quired to penetrate 12 inches. A-5 LOG OF BORINGS r_1.-/A io-1 Fo.I 1..!o-z 11O.3 IL.4 4960 �7/ 24/12 77/ 10/12 27/12 // //' 4955 / / / / ,-,..-/� 4940 17/12 6112 // QiOIl � 11 /12 ::/ / / / ! 6L1�/Y`�-- / _ 2 4950 7/12 / == / 4935 / 13/17 / , / 50/4 -- 11/12 // 6/1!-1/1 4945 � / /// v 4930 50/3 1' /2 =_-__,- C/ 4940 15/14/ 4925 50/6 i // 4935 6/14/// 4920 ///' 11/1L-1 / 4915 n0TE- Elevations for Rorings I through 25 were _ interpolated from a topngraphir map prepared try I and Hark Fngineerinn, I td _ fpri 1 1984 A-6 EMPIRE LABORATORIES, INC. LOG OF BORINGS Fi P VATI DO ►Jo.5 __. IJo.7 !o.5 4950 21/12 y i / 4945 r7 17/12 -'/ 18/12:V /// • / 50/6 $— �✓�_✓✓ 6/12 / ✓ 4940 / — — "�./ 18/12 / 22/12 j7/ / 50/8 73÷-1- -- ✓�� / 4935 C / 50/4 -r 5/12 / / -- _______e_ • 4/12 12/12 / 147--7- 493050/5 ' 4930 / ' 3/17 � 4925 50/5 -n1-:::- / 2/7 8/12V{/ 4920 /2 ca 50/2 4915 A-7 EMPIRE LABORATC INC. LOG OF BORINGS GLE=vA�l�I� 1-lo..1 x.10.]2 4940 ri' . 20/12 j/ 4935 11/12 17/12 41/L, 9/12 �.� / / 12/12 y 4930 /// 50/3 ;-r- 50/11 4925 �^ - 25/12 4920 50/4 � 20/12 j 6/12 4/1 2 i/ 2/12 / / 4915 / / 3/12 / 4910 3/12 // --_ 50/8 4---- 4905 59/6 4900 A-8 EMPIRE LABORATORIES, INC. i ttlk Uy 15 - LOG OF BORINGS NT Noj PRILLet2 -i•- -N/A11O1,1 Nom• 13 Lt 00. 16 U0.,! 9 12 / 4940 4935 .. 7/12 : --- 4930 1 � a -- 50 3 4925 2 12 ./ 4920 -- JL -- 14 12 4915 / r ,a 2 12 0 4910 3/12 // 4905 50/2 4900 A-o EMPIRE LADOR.A7Y_ S, _ Nor- ibenNI14 2-0 LOG OF BORINGS Ho-( PrC4LI. v rLrvAr101-! go. • 110.1°5 I40.21 No 2L 4930 27/12 , 4925 3/12 13/12 4920 @s V v -- -41/12 4915 50/5 1-' 4/12 / 11/12 �� I 4910 3/12 �_ 50/6 22 / - 5/12 //k 72/ 4905 / - - 2/12 // / 50/4 -- • // V 4900 - 57/114== 50/FI 4395 A-l0 EMPIRE LABORATORIES, INC. LOG OF BORINGS .}-e-VATIO}-1 klo. 23 x ..24 it.25 4910 4905 22/12_r, Q — 12/12 l f 4900 -- 50/4 t-_ 41/12 4395 - - 9/12 /� I it ,50/2 30/12 4890 6/12 // _- .70 / 50/2 _ / - _-SZ_ 7 50/6 i__ 4835 / 27/12 -- 4330 =_ 50/10 50/3 4375 • A-il EMPIRE LABORATORIES, INC. I �-�o LOG OF BORINGS I I fi .Z(o 0.27 klo.2S µo.2°) • L' �• I 14/12 / 21/12 � 24/12 24/12 ' 5/12 5/12 : / 5 i 5/12e_v_ 11/12 ( e? _ _ 30/12 t_- 50 2 21. 7 12 1/12 _- -- / 10 ' -- J --• - - � / v 15 43/12 47: 50/9 -- - i 50/3 50/9 - A-12 EMPIRE LABORATORIE1. �___. 4 # LOG OF BORINGS �K�:#�S N� PNIL.I n. iT 06.3p I-Ie.31 it. 33 l-103� • 10/12 19/12 /44 /12 10/12 — 2/12 —� //� n,/12 // 5 / 7/12 / 4/12 Y l // / � ✓� / ,zij V __422/±2__ _:- 34/12 -_ 2R/12 9 411 -- 2/12 10 -- 7/ - - -- - - - - jJ� 15 5,0/11 50/5 �-- 50/5 `�-- 50/7 1 A-13 EMPIRE LABORATORIES, INC. t ' LOG OF BORINGS • /✓/r ✓i✓ ✓ ✓i✓ ✓ ✓i✓/.: 0 14 12 14/12 3 14 12 / r ' 6/12 5 2/12 / / / 2/12 15 12 / 4 12 10 / / / / / 15 3/12 /� ant / 50/4 42/12 20 50/5 - 16/12 ! t 25 50/11 t A-14 EMPIRE LABORATORIES, INC. __ I APPENDIX B. SWELL -- CONSOLIDATION TEST PRO. 5662 .8?0 BORING NO. :3 DEPTH: 3.0 850 DRY DENSITY: 86.8 PCF MOISTURE: 22.0 .830 - - .810 0 .?90 —� s , .750 ?30 .?10 - .690 I - --� 0. 1 0.25 0.5 1.0 5 10 APPLIED PRESSURE - TSF 8 .0 ---- , • J a .0 J W T_ Cr; IC o -4 .0 A .O WATER ADDED 0 -12 .0 -16.0 0. 1 0. 25 0.5 1.0 5 10 APPLIED PRES JRE - TSF EMPIRE t .RBORATOr "S INC . CONSOLIDATION TEST PRO. 5662 .600 - BORING NO. : l6 DEPTH: ?.0 .5S0 . DRY DENSITY: 99,5 PCF MOISTURE: 19.0% ,560 ,540 0 " .520 Cr .503 . 483 - - . ,461 .441 - .420 - 0. 1 0.25 0.5 1.0 5 10 APPLIED PRESSURE - TSF 16 .0 8 .0 W U7 O -8 .0 - ' 16 .© U7 1:: : -- 0. 1 0. 25 0.5 1.0 5 10 APPLIED PRESSURE - TSF EMPIRE LABORATORIES INC . B-3 CONSOLIDATION TEST PRO. 5662 .830 BORING NO.:33 X60 _ DEPTH: 3.0 DRY DENSITY:91.4 PCF X20 MOISTURE: 2t.3 X ,650 a .6403 cc _ a .800 .560 .520 ,480 .440 - 0. 1 0.25 0.5 1.0 5 10 APPLIED PRESSURE - TSF I6 .0 - • 8 .0 -J x (!1 0 .0 o -8 .0 A -16 .0 O (1l 2 O -24 .0 -32 .0 - - 0. 1 0. 25 0.5 1.0 5 10 APPLIED PRESSURE - TSF EMPIRE LABORATORIES . . B-4 CONSOLIDATION TEST PRO. 5662 .650 BORING NO. :37 530 -DEPTH: 3.0 DRY DENSITY: 100.9 PCF. MOISTURE: 20. 1 . .610 590 0 .570 ' .550 - .530 .510 .490 - .470 0. 1 0.25 0.5 1.0 5 10 APPLIED PRESSURE - TSF 8 .0 J 4 .0 J LEI x 0) 0 0 Cr—�•••••••.. - I � -4 .0 r 24 a -8 .0 c.► -12 .0 -16.0 0. 1 0. 25 0.5 1.0 5 10 APPLIED PRESSURE - TSF EMPIRE LABORATORIES INC . B-5 oE [ • N I N N N N C\1 N N N N N N N N N r r r CO r I� .--• r r VD r"- r r r" r 4 m N l.0 n O d" O O O r CD O rss.N. 10 1.D IC) ID — N IC) N r LC) IC) r r r— If) N r r ,- r • 0 J • • V C •' 0 CT _IJ2U r ,71 N �i NaD i t ,e a U I\ t d o I (7 c cc r >. ~ r V x-aa • .. c" N 0. 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',1! d e O0 0 >- I -. a J CC W a CC m d g w W C y a CO y 3 •� O m 2,1 0. `y M E a ,-- c)y t.) d M Z U Ol 0 da w LC) d- N l0 CO M Co N- O1 r t- CO O N •O- l0 N al 01 d- 1� OO N r d- in VD O r- 2 r N N r- N r r N N r- r r N N CD in O O C) • O • Ln O O O M• vs CD C) C) • L 41 C) d• • d• • • • . I ) r d- CO 01 r N N r d- in Op r r d• CO 01 U. I I 1 1 1 I l 1 1 1 i 1 1 1 1 1 1 0- O O O O O O L1) CD C) O CD if) Q C) O O O CO t` CO V• 01 - C) CO ct N. d- O M N. CO d- e- r--. N r ,-- 0, t • - O ZS M Z °° 0i O M d• 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 material , including rock, having a maximum dimension 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 beginning 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 below for the subsequent layers of fill . Fill shall not be placed on frozen or muddy ground. 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 be 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 of 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 be 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. C-4 APPENDIX D. 4 4 4 'r < -9I Fw al .-. ._— o - Iu1 9 II ne, ‘,I • ‘1?\G. G, \ y i .n NNg4 .i 1 r �f a " _ & A -4. Ti m i 0 �1 2 VI 1 / 4 \ , i,:l t_____ .,, I �� , y ;In Si \ ( `A \)_,- HH N J t-iINN IW�c � _ - - - - - - - - - - - - - - - - - - - - - - - - - - - 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 loa Permeability is moderate. Available water capacity is Capability subclass lie 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 moderate. 27—Ileldt silty clay, 1 to 3 percent slopes. This is a 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 ple of a suitable cropping system is 3 to 4 years of alfalfa of soils that have a clay loam or silt loam subsoil and sub- followed by corn, corn for silage, sugar beets, small grain, stratum. Typically the surface layer is light brownish gray and or beans. Land leveling, ditch lining, and installing pipelines may be needed for proper water application. light yellowish brown silty clay about 7 inches thick. The All methods of irrigation are suitable, but furrow ir- subsoil is light brownish gray silty clay about 27 inches rigaticn is the most common. Barnyard manure and com- thick. The substratum to a depth of 60 inches is silty clay. mercial fertilizer are needed for top yields. Permeability is slow. Available water capacity is high. In nonirrigated areas this soil is suited to winter wheat, The effective rooting depth is 60 inches or more. Surface barley, and sorghum. Most of the acreage is planted to• runoff is medium, and the erosion hazard is moderate. 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.' p g management is essential. Barnyard manure and commer- Terracing may also be needed to control water erosion. cial fertilizer are needed for top yields. The potential native vegetation is dominated by blue In nonirrigated areas this soil is suited to winter 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 gram; buf- too low for beneficial use of fertilizer. falograss, snakeweed, yucca, and fringed sage increase; Stubble mulch farming, 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 on 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 Sideoats grama, little bluestem, western wheatgrass, blue range condition deteriorates, a blue grama-buffalograss grams, 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 Windbreaks and environmental plantings of trees and: g poor condition. Western pu- shrubs breaks commonly wheatgrass, blue grama, sideoats r grams, buffa are s,grown in the area are generally well bescent wheatgrass, and crested wheatgrass 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 redcedar, 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 windbreal 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 42J-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 5,150 feet. It formed in mixed allu- bility subclass IIs irrigated, IVe nonirrigated; Clayey vium and eolian deposits. Included in mapping are 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.clay loam 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 part of the substratum is light brownish gray clay loam. small areas of soils that are subject to occasional flooding. The lower part to a depth of 60 inches is brown sandy Some small 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 com- Permeability is moderately slow. Available water manly 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. I 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- content or the rapidly permeable substratum slightly ing corn, sugar beets, beans, alfalfa, small grain, potatoes,I restrict some crops. and onions. An example of a suitable cropping system is 3 I All methods of irrigation are suitable, but furrow ir- to 4 years of alfalfa followed by corn, corn for silage, ligation 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 com- grain and it is summer fallowed in alternate years. nercial 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 r 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. per 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-buf- cropland areas provide favorable habitat for ring-necked falograss sod forms. Undesirable weeds and annuals in- pheasant and mourning dove. Many nongame species can vade the site as range condition becomes poorer. be attracted by establishing areas for nesting and escape Management 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 grams, sideoats grams, buffalograss, pu- ment. 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 paten- 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 possible following 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, lilac. 7'iberian peashruh. and American plum. D-4 Wildlife is an important secondary use of this soil. The 64—Thedalund 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 and sandstone deeper than 40 inches. tial and should be included in plans for habitat develop Typically the surface layer is brown loam about ment, especially in areas of intensive agriculture. Range- inches thick. The underlying material is pale brown and land wildlife, for example, the pronghorn antelope, can be i very pale brown.loam. Shale is at a depth of about 28 attracted by developing livestock watering facilities,) inches. 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. ment. It has moderate to high shrink swell, low strength, Surface runoff is medium, and the erosion hazard is low. and moderately slow permeability. These features create, This soil is suited to limited cropping. A suitable problems in dwelling and road construction. Those areas! cropping system is 3 to 4 years of alfalfa followed by 2 that have loam or sandy loam in the lower part of the' years of corn and small grain and alfalfa seeded with a substratum are suitable for septic tank absorption fields nurse crop. Incorporating plant residue and manure im- and foundations. Some areas of this soil are adjacent to proves tilth and provides organic matter and plant streams and are subject to occasional flooding. The poten-. nutrients. tial is fair for such recreational development as camp and Most irrigation methods are suitable, but the length of picnic areas and playgrounds. Capability subclass Ile it- runs should be short to prevent overirrigation. Light, rigated, Inc nonirrigated; Clayey Plains range site. frequent irrigations are best. Sprinkler irrigation is desirable. Commercial fertilizers increase yields and add 61—Tassel fine sandy loam, 5 to 20 percent slopes. ' to the value of the forage produced. This is a shallow', well drained soil on upland breaks at In nonirrigated areas this soil is suited to winter wheat, elevations of 4,850 to 5,200 feet. It formed in residuum ! barley, and sorghum. Most of the acreage is planted to from sandstone. Included in mapping are small areas of winter wheat. The predicted average yield is 25 bushels sandstone outcrop and areas of noncalcareous soils. per acre. The soil is summer fallowed in alternate years Typically the surface layer of 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. I lage are needed to control soil blowing and water erosir Permeability is moderately rapid. Available water I 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 blue 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- pt6duction ranges from 1,750 pounds per acre in favors- falugrass, 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. Management of vegetation should be based on taking on taking half and leaving half of the total annual produc- half or less of the total annual production. Deferred graz-' tion. Seeding is desirable if the range is in poor condition. ing is practical in improving range condition. Seeding and Sideoats grama, little bluestem, western wheatgrass, blue mechanical treatment are impractical. ,grama, pubescent wheatgrass, and crested wheatgrass are Windbreaks and 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 produc- chief limiting feature is the shallow depth to sandstone. tion is typically low, grazing management is needed '" Capability subclass VIe irrigated, VIe nonirrigated; Sand-. livestock and wildlife share the range. Livestock wateri stone Breaks range site. facilities also are utilized by various wildlife species. The 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-5 • 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 is desirable if the range is in poor condition. has high shrink-swell potential. Environmental and beau- Sideoats grams, little bluestem, western wheatgrass, blue tification plantings of trees and shrubs can be difficult to I 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 can be drilled into a 82—Wiley-Colby complex, 1 to 3 percent slopes. 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 Heldt 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 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 Permeability 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 limited capacity of this soil to support a load. Capability moderate. subclass Ile irrigated, IVe nonirrigated; Loamy Plains This map unit is used for irrigated and nonirrigated range site. cropland and for rangeland, wildlife habitat, and urban i 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 5,000 feet. 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 Weld loam. suitable cropping system is 3 to 4 years 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 may be 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 corn- 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 followed in al- The Colby soil also is deep and well drained and formed ternate 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 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- r nualss invade the site as range condition becomes poorer. 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 ited fa or close grown crops should be grown at least 50 per- and have good survival are Rocky Mountain junipe.. _ast- 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, I 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 be i 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 rigation, good wildlife habitat can be established, benefit- planted to winter wheat. The predicted average yield is ing many kinds of openland wildlife. 1 28 bushels per acre. The soil is summer fallowed in al- The Wiley soil has only fair potential for urban anc I ternate years to allow moisture accumulation. Generally recreational development. Slow permeability, moderate 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 Coib: 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. i ments. Road design can be modified to compensate ioi The potential native vegetation is dominated by blue the limited capacity of this soil to support a load. Capes grama. Several mid grasses, such as western wheatgrass bility subclass IIIe irrigated, IVe nunirrigated; Lnam) 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 Copies of Change of Zone Notice and Use by Special Review Notice were sent to the following: 1) Frank Canepa 11621 Weld County Road 13 Longmont, Colorado 80501 2) Jerry McRae McRae & Short, Inc. 1227 8th Avenue Greeley, Colorado 80631 Mailed November 7, 1984 Hello