April 2002 Progress Report

One note of explanation — while we recognize that we have substantial work to do in order to integrate the HSAP into a coherent whole suitable for public discussion — we also feel that significant progress has been achieved, particularly in the needs assessment, site selection, and evaluation tasks. 

 

Our challenge lies in moving forward from a technical analysis of the parcels to a more detailed assessment of individual properties. At the end of this phase, a narrow set of the most appropriate sites will remain for consideration. 

 

The heavy services plan will also analyze regulatory, financial, and implementation options to determine how the plan may be put into practice at some time in the future. 

 

 

 

§         Draft HSAP Submittal                  18 April 2002

§         First Public Meeting (Open House)                  TBD (dependent on CC agenda)

§         Final HSAP Submittal                  9 May 2002

§         Final Presentation to County Commissioners                  TBD (dependent on CC agenda)

 

 

 

• Design Site Selection and Evaluation Methodology — apply a consistent approach to analyze present and future heavy services siting issues. 

 

• Allow Evaluation of Sites Not Selected Within the Current Study — the HSAP enables evaluation of future applications and sites, regardless of their location.

 

• Allow County to Proactively Direct Future Applicants and Regulate Permits via Common Base of Knowledge and Analysis — the HSAP compiles a single source of siting data, regulations, and applicable performance standards.

 

• Support Intentional Regulatory and Implementation Program — heavy services elements may incorporate into future capital improvements plans and enable modifications to regional development regulations.

 

• Mitigate Temporary, Non-Conforming Waste Transfer Facilities — HSAP performance standards may guide future review of temporary use permit extensions.

 

• HSAP provides consolidated tools for future analysis — geographic information system (GIS) software allows quick modification of analysis to reflect changed conditions and circumstances.

 

 

 

TASK 2          Research and Interviews

                        A great deal of basic data has been collected and analyzed.  Some research remains incomplete.  Some interviews were not completed due to schedule conflicts or unavailability of the interviewees.

                       

                        Actions Pending

·         Collection of additional environmental and infrastructure data. 

·         Complete interviews with propane tank farm operators, batch plant operators and public safety agencies as required. 

·         Continue to assess future need for industrial land in Teller County.

 

 

TASK 3          Needs Assessment for Heavy Services

                        The draft needs assessment is complete, pending additional research into comparable jurisdictions.

                       

 

TASK 4          Design Site Selection and Evaluation Methodology

Initial research into existing land use plans, regulations, and capital investment strategies is complete. 

 

                        Parcels that are unsuitable were eliminated.  The eliminated parcels include the following:

 

§         Pike National Forest, Florissant Fossil Beds National Monument, Dome Rock (Mueller) State Wildlife Area, State Land Board parcels, Department of Natural Resources parcels, CDOT parcels, other State-owned, school sites, County park sites, fire stations, parcels with conservation easements, parcels used for other public purposes (fairgrounds, etc.), residentially zoned parcels, producing mines, and mining claims. 

                       

                        The initial selection set was widened to include:

 

§         parcels within three miles of municipal boundaries,

§         parcels within three miles of Divide and Florissant growth nodes, and

§         all parcels within two miles of Highways 24 and 67.

 

Physical size, slope, and configuration criteria applied to refine selection set and drop physically unsuitable parcels: 

 

§         Minimum parcel size increased to two (2) acres to accommodate septic systems and protect water wells. 

§         Configuration and topography criteria applied to eliminate sites greater than 12% average slope and sites that are not readily developable (no or limited legal access, excessive grading required to provide access, et al).

 

                        Actions Pending

·         Complete research into physical characteristics of heavy services sites. 

·         Synthesize regulatory requirements into objective performance standards and evaluation criteria. 

·         Apply detailed site selection criteria to define the final set of parcels for evaluation.  The threshold criteria define whether a parcel is included or eliminated (yes/no).  The following categories of threshold criteria remain for application:

§         Location

§         Access

§         Land Use Compatibility

§         Water and sewer availability

§         Fire Control

§         Other utilities and services

§         Aesthetic concerns

§         Storm water

§         Water quality protection

§         Geology

 

Additional information on the individual thresholds will be provided shortly. 

 

·         Identify additional performance standards for evaluating potential impacts and need for mitigation.

§         Traffic and access

§         Land use compatibility

§         Visual Impacts

§         Air Quality

§         Noise

§         Blowing Materials

§         Water Quality

§         Pests

§         Light Pollution

 

·         Analyze aerial photography data to identify vacant and redevelopable sites. 

·         Describe each candidate site, including vicinity map, parcel map, and photo.

 

 

TASK 5          Apply Methodology to Identify Candidate Sites

Initial phase of site selection is complete.  The methodology was applied to eliminate non-candidate sites, apply broad locational criteria, set minimum parcel size, eliminate steep sites, and evaluate development potential. 

 

Actions Pending

·         Apply remaining site selection (threshold) criteria. 

·         Establish short list of sites suitable for further evaluation.

·         Apply more specific evaluation criteria to assess remaining candidate sites.

·         Develop weighted score and rank sites.

·         Recommend optimal uses for each site.

·         Identify potential impacts and required mitigation at each selected site.

·         Document findings.

·         Present findings to County for further implementation as desired.

 

 

TASK 6           Heavy Services Action Plan

Documentation of the Heavy Services Action Plan is underway.  Compilation of information within the HSAP Technical Supplement is underway. 

 

Actions Pending

·         Compile an implementation element that would suggest additional policies and courses of action, if any, which might be pursued---either by the public sector or private sector---to enhance the base of industrial land in the County. 

·         The implementation element should also suggest an initial distribution of sites and types of uses that meet County goals. 

·         Complete HSAP and HSAP Technical Supplement. 

 

TASK 7          Analyze Need and Feasibility for Landfill Site

Golder Associates has transmitted a draft Landfill Use Assessment that details the expected lifespan of regional landfills that services Teller County. 

 

 

TASK 8          Miscellaneous

No actions specified under this Task.

 

Actions Pending

·         Attend at least two public meetings to describe the methodology employed and present the results of the study.  These meetings are pending.

 

Update:

March 25, 2002

 

The purpose of the Heavy Services Action Plan is to inventory the region and locate possible sites for services that have the potential to have impacts to adjoining properties, such as waste transfer facilities, and recycling centers.

 

Citizens and public officials attending a public meeting on July 30, 2001 agreed that the County needed to take the leadership role to identify appropriate sites for these uses, sites where the impacts can be mitigated and monitored.

 

The consultant hired by Teller County to complete this plan, with the financial assistance of the City of Cripple Creek, is moving forward with the analysis.

 

HB&A has completed the following.

 

T                   Interviews of heavy service businesses operating in Teller County in progress to evaluate their needs and business plans ongoing.

 

T                   Interviews of local government officials and interested community groups completed.

 

T                   Beginning review of parcels in the County.

 

T                   Development of site selection matrix.

 

T                   Additional definition of heavy services underway, based upon interviews completed.

 

The site selection process has been initiated. The entire County has been included in the process. The initial site selection criteria have included the following:

#                     Parcels removed from consideration:

                        Residentially zoned property

Federal parcels

(National Forest Service, Florissant Fossil Beds)

State parcels

(Mueller State Park and other resource mgmt areas)

Producing mineral parcels

Parcels under conservation easements

                        Parcels used for other public purposes

                                                (Sewage treatment, pump stations, well sites)

Parks and school sites

#                     Location Criteria

Three miles of municipal boundaries

                        Three miles of Divide and Florissant growth nodes

                        Two miles of Highways 24 and 67

#                     Minimum Parcel Size

Based upon expected needs described in interviews with providers

#                     Slope/ Topography

Generally sites over 12% slope have been eliminated.

 

The specific site selection matrix, used for review of individual parcels is also attached.

                       

Some comments that we’ve recently received:

 

<                     Why is the location criteria set at three miles from municipal boundaries, three miles from Divide and Florissant, and two miles of Highways 24 and 67?

A major concern regarding heavy services is the impact of the businesses on residents and property owners in the community. Chief among these impacts is expected to be dust from access roads. Currently the Teller County regulations require pavement for access to such uses. Paving a lengthy access from the state highway to a heavy services site can make a site unfeasible for business operation.

 

The location criteria have been expanded to include all properties within 2 miles of Highway 24 and Highway 67, 3 miles of cities and growth areas as identified in the local Master Plans.

 

Other roads in the County, such as Teller County Road One or North Road, are not adequate to handle the traffic expected to be generated by heavy service providers.