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. 



Milestone Schedule


§         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)



Expected Outcomes and Results









Progress to Date


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.



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.


<                     Did Commissioner Jerry Bergeman work for the consultant on this project, HB&A?

Yes, Mr. Bergeman worked with HB&A as a Community Planner, working on projects related largely to military installations, from August 1993 to March 1994 and October 1994 to January 1995. The County Commissioners were not involved in the consultant selection process.


<                     What are the site selection criteria?

Please see the attached information.


<                     Is a site for these uses needed in Teller County? Teller County hasn’t needed these services within the County in the past and they really only benefit developers. Is this really an emergency?

Applications received within the last year show that there is a demand for these services, for example the waste transfer station application at the eastern entrance to Woodland Park.


In addition, Currently Teller County does not have a large recycling facility that will take all types of recyclable materials, so most of these are going to the landfill.


The County also has two waste transfer facilities operating under temporary operations permits that don’t meet the current design regulations. Those regulations are intended to minimize the impacts of these uses, such as enclosure in a building to minimize blowing materials and odors.


Illegal junk yards have been established on property with no regulation. Junk vehicles have accumulated on properties otherwise used for vehicle repair. These facilities have no regulation regarding the environmental impacts while enforcement actions are underway.


With the establishment of an appropriate site for heavy services, these uses can be directed to this location where we know that the impacts can be mitigated and proper controls are in place to screen the use from adjoining properties and roadway corridors. Planning for uses that we know operate within the County will lead to better locations, rather than relying upon such businesses to find locations that may or may not be appropriate.


<                     What is the benefit to individual residents of designation of a heavy services site?

The benefits include:

Opportunities for a community recycling center.

Competitive trash collection prices.

Certainty regarding the future location of heavy services, no more surprise applications for unpopular sites.

Protection of environmental quality of the area by allowing consolidated regulation and monitoring of impacts.


There are also benefits to local businesses:

Competitive trash collection rates.

Reduction in impacts of future applications for location of services on sites the citizens may consider inappropriate.


We need the participation of individuals and businesses in the County and surrounding areas in this process. In future editions of the updates we will respond to other comments that we have received.


The Heavy Services Action Plan information can be viewed on the Teller County website www.co.teller.co.us or contact us at 719.687-3048, PO Box 1886, Woodland Park, CO 80866.


Heavy Services Action Plan
August 23, 2001

This is the first update newsletter of the Teller County Heavy Services Action Plan. We plan to send out these newsletters on a regular basis to keep interested parties posted on the progress on finding locations for heavy services in the Teller County region.

If you wish to be removed from this mailing list, please contact the Planning Department at 719.687-5259.


The Teller County Commissioners held a meeting on July 30 with elected officials and administrative officers from area governmental jurisdictions. A number of interested citizens also attended.

Government officials in attendance were:

Clarke Becker, Chair, Teller County Board of County Commissioners
Jerry Bergeman, Teller County Commissioners
John Schenk, Woodland Park City Council
Dick Bratton, Mayor, Town of Green Mountain Falls
Kip Petersen, City Manager, City of Cripple Creek
Mark Gebhart, El Paso County Planning Department
Mark Fitzgerald, City Manager, City of Woodland Park
(Acting County Administrator) Sheryl Decker, Teller County Administrator
Jane Mannon, Senior Planner, Teller County
Joe Napoleon, Planning Director, City of Woodland Park
Sally Riley, Planner, City of Woodland Park

The officials present at the meeting assisted in compiling several lists regarding the heavy services action plan, summarized below:

-Potential Users of Heavy Services Sites-

· Waste Transfer Facilities
· Towing Yard
· Recycling Centers
· Construction Yard (not lumber yard for sales)
· Batch Plants
· Bulk Fuel Sales
· Landfill
· Utility Service Center (i.e. for the storage of power poles and wire)
· Body Shop and Vehicle Repair
· Junk Yard

-Heavy Services Site Selection Considerations-

· Central Services or Adequate Storage Capacity for Water and Sewage Disposal - may be desirable for some uses, probably not all
· Adequate Access, Road Conditions - safe access and egress, heavy truck impact on pavement vs. gravel roads
· Aesthetic issues, visibility, screening, design standards
· Proper Drainage from site
· Water Quality Protection
· Topography
· Size requirements
· Utility Services
· Fire Control
· Convenience to Public and Operator

-Heavy Services Impacts to Mitigate-

· Noise
· Heavy Traffic
· Odors/ Air Quality
· Blowing Materials
· Visual Impacts
· Water Quality
· Pests
· Dust
· Light Pollution


Teller County is preparing a Request for Proposal, which will be sent to environmental consultants. The RFP will request proposals and cost estimates for the consultant to complete an area-wide study to determine potential sites for locating heavy services. We expect the RFP to go out September 7, with proposals due by September 24.

Targeted consultants may include: Golder & Associates, HB&A, LKA, E-21, and KRW. It is our intent to limit the RFP to five companies, and the final list has not yet been determined. This list is includes companies that Teller County has worked with in the past, as well as consultants recommended to us by the State Department of Health.


We are keeping a log of all comments that we receive regarding this process. We will respond to those comments in this newsletter on a regular basis, rather that responding to each individual so all interested parties can benefit from the comments.

Comment: Uses should be prioritized, so that the consultant does not focus on too many uses, creating problems with site identification.

Response: We feel that the uses listed, with the exception of the landfill, have similar impacts. When a site is identified and properly zoned, it will be up to the property owner to determine which uses and operators the property owner will lease or sell property to. We will separate the landfill in the RFP, to have the proposals consider landfill feasibility and siting separately.

Comment: The County may have to consider variances to regulations to allow development of an appropriate site, such as roadway construction standards.

Response: The County is interested in innovative methods for the development of heavy services sites. We would anticipate entering into a development agreement with the property owner to ensure incremental development of infrastructure to meet the demands when improvements are necessary. We must balance the need to provide locations for these services against the responsibility to keep the citizens from absorbing the added costs to provide infrastructure.

Comment: Need to make property owners aware that the County is looking for appropriate sites for heavy services. Allow the property owners who might be interested to come forward and be considered.

Response: Teller County has no plans to purchase property, nor to manage a heavy services site. It is our intent to identify appropriate sites and work with the property owner, if they chose to develop their property. When a consultant is hired, Teller County will request that any interested property owner contact either the County or the consultant to make certain that their property is considered. Certainly it will be more efficient to work with willing property owners.

Comment: A wealth of information available on the internet regarding site selection for heavy services, particularly waste transfer facilities.

Response: We appreciate this information, and we will review it for inclusion in our process.

Comment: The Master Plan says that we only want clean industry in our region.

Response: Most of the adopted master plans in the County repeat this goal. This is part of the problem that we now face, that there has not been planning for areas to provide these necessary services. The plans also repeat, however, the need to provide locations for businesses to serve the region. In most cases, the master plan will need to be reviewed, and possibly amended to allow for heavy service zoning. This will be part of the public review process. It is also important, in reviewing a heavy service development, to mitigate the impacts to the area, and provide the services in as unobtrusive a manner as possible.

Comment: These services are not needed, they are provided by companies in Colorado Springs, and that has worked OK so far. Bringing these services to Teller County will encourage growth.

Response: It is the intent to provide a location for these services to locate, if the provider sees an opportunity. If the business is not competitive, it will not locate here. The strategy for growth management in Teller County is not to restrict strategic industries, but to provide control through the Land Use Regulations and the Roadway Design and Construction Standards. In addition, the provision of these services from Colorado Springs brings many concerns including increased pollution, traffic impacts, and potential for safety hazards.


Please feel free to contact us with any questions, comments and suggestions.  Our process depends on the public's involvement and input.