Floyd Hill Master Plan Information
July 6, 2009 Draft
I. Background
II. July 6, 2009 Draft Floyd Hill Master Plan Executive Summary
click here for complete Master Plan document in pdf (1.32MB)
The new area-specific plan is supposed to be based on the county's overall master plan.
In 2003, the county undertook a county-wide master plan to guide real estate development throughout the county. Although there were questions about glossing over citizen input in that process, the plan was adopted in early 2004. This county-wide plan called for a few "sub-regional" master plans, for a few specific localities. Floyd Hill is the first such "sub-regional" plan to be undertaken.
To understand the current activity then, it is important to understand what was said in the plan approved in 2004. I have excerpted a few key pages from this plan (see pdf attachments below), so that you don't have to read the whole plan.
Chapter 4 in the county-wide plan has a number of recommendations, one of which calls for the creation of sub-regional master plans at the Henderson Mine, Empire Junction, and Floyd Hill. That is what is now going on here on Floyd Hill. The excerpt from Chapter 4 (MP_4.pdf) contains this recommendation at the very bottom of page 4-38, continuing on to page 4-39. It states that "The plan for Floyd Hill should provide for substantial open space, wildlife movements and an attractive entry to Clear Creek County."
Chapter 6 of the county-wide plan contains planning recommendations for specific areas. The part that is specific to Floyd Hill appears on pages 6-2 through 6-3 (MP_6.pdf). This part talks about "Mixed Use" development (combination of commercial, office, and/or residential) on the approximately 40 acres that are already zoned Commercial. It talks about preserving the "natural setting" of the rest.
So it is quite clear from the county-wide plan that the development on Floyd Hill should be contained in narrow boundaries, all the while preserving the area's existing natural setting and low-density, rural mountain residential character.
If you are interested in all the details, the entire 180-page document is on the web at http://www.co.clear-creek.co.us/Depts/planning.htm. This takes you to the Planning Dept page. Scroll down until you see "MASTER PLAN" and click on it.
The reason it is so important for you to attend the July 30 meeting is that the document that will be presented deviates drastically from the guidelines in the county-wide plan . It contains many high- density, urban-style ideas that could be implemented across all 500+ acres of the area in the study. These ideas are totally unrestrained in the current draft, so they would enable a developer to propose almost any density he could think of, anywhere in the whole area. This is a very contentious part of the plan, and the county needs to hear your feelings about it.
II. July 6, 2009 Draft Floyd Hill Master Plan Executive Summary
A. Process
The Floyd Hill Master Plan is a tool that the County can use as a foundation for future planning in the area. It is unlike other master plans, in that there is no specific land use map and associated recommended density; rather, the master plan intends to remain flexible in order to respond to the community as it evolves over time.
To that end, this plan should be considered advisory; a guide to assist the County assess current and future development potential and review and react to proposed development. Applicants for land use change are provided with valuable information regarding existing utilities and what level of improvements would be necessary to accommodate growth. Applicants and landowners alike are held to the Countys zoning, subdivision and land use ordinances and regulations. In other words, the Master Plan must be one of many documents considered before development is proposed at Floyd Hill.
The ultimate objective of the Floyd Hill Master Plan (FHMP) process was to create a document that has consensus from the varied stakeholders. To achieve consensus, the team implemented a process through which numerous elements of development impacts were studied and integrated to create potential alternative growth scenarios for the area. The master plan integrates stakeholder input, existing and future market demand, existing utility and transportation infrastructure capacity and cost for expansion, potential transit and multi-modal connections, traffic projections, and environmental concerns including wildlife and steep slopes. Community engagement played a key role in the process, including utilization of a Steering Committee, focus group meetings with stakeholders, charrettes, policy discussion, and a public open house.
The master planning effort included the integration of a variety of complex issues; thus, the process for information gathering, analysis, stakeholder input, and planning integration was key to the outcome of the three master plan alternatives.An important effort of this master plan process was to analyze the various studies, documents and plans that could have an effect on Floyd Hill and determine how the master plan should address potential future scenarios.This master plan process provided the County and Floyd Hill stakeholders the opportunity to be proactive and set their own goals for growth, identity, and its future, regardless of plans being done on a more regional scope.
Current
residents of Floyd Hill enjoy a rural mountain lifestyle; many fear that
future development will change the nature of their community. Existing
residents are generally isolated physically from the vacant developable land
of the study area, but their access to I-70 is through the study area. Any
future requests for development within the study area should be examined for
impacts to the residential community, with minimal negative impacts of
utmost concern.
B. Study Area Context
For purposes of this study, the Floyd Hill area was defined as 570 acres strategically located at the gateway to the County, extending east and west of the I-70 interchange at mile marker 247, on both the north and south sides of I-70, which bisects the study area into two parts.There are 95 ownership parcels located in the study area, most of which are privately owned. Exceptions include those parcels owned by Clear Creek County and CDOT as I-70 right-of-way, and the Clear Creek County School District RE-1. South of the study area there are nearly 500 existing single family residences, all of which access the highway through the study area. North of the study area is primarily County owned open space. Of the total 570 acres in the study area:
464 acres are zoned Mountain Residential (MR-1)
28 acres are zoned Planned Development (PD)
38 acres of Commercial (C-1)
40 acres of right-of-way (I-70 and County)
Existing
residents are generally isolated physically from the vacant
developable land of the study area, but their access to I-70 is through the
study area. Any future requests for development within the study area should
be examined for impacts to the residential community, with minimal negative
impacts of utmost concern.
C. Key Findings
In order to provide the County with a complete and thorough analysis of the complex conditions and issues that exist at Floyd Hill, in the I-70 corridor and in potential future development, the consultant team completed a study of each development consideration including site analysis, community values, market demand, utilities, transportation, and open space needs. The purpose of these findings is to establish a baseline of data that can be utilized to determine what options are available for potential future development at Floyd Hill. The findings were used as a starting point to creating the development alternatives found in Section IV.
Site Analysis
There are minimal wetland areas within the study are, located primarily along the south side of I70.
The subject area is mountainous and a majority of slopes are greater than 10%.
Elk and mule deer migration patterns are depicted along I-70 and adjacent to the study area.
Due to Mountain Pine Beetle Infestation in Colorado, there is potential that all of the Lodgepole Pine in the area will be dead within 3-5 years, which has significant impact on wildfire potential.
Community and Stakeholder Input
Close interaction with the public, County staff, and key stakeholders was critical throughout the project process and resulted in the identification of residents concerns, perceived needs, and priorities regarding the development of Floyd Hill. The project team worked to include a wide representation of interests, groups, and geographic areas, so as to represent the diverse needs of the communitys residents and stakeholders and identify their concerns and issues. These efforts included a wide variety of forums and opportunities for residents and stakeholders to participate and to engage in the master planning process, and to guide the identification of important issues and appropriate solutions. Some common input that was received during the public engagement process included:
The need to balance development and open space.
The desire to concentrate development in specific area.
The need for site specific design standards.
The desire for rail accessibility via a bus system.
The preservation of a sense of community through limited day tourism.
Provision of affordable housing for Clear Creek County residents.
The promotion and preservation of the natural beauty of the "gateway".
Market
This
Market Assessment contains findings, observations, and conclusions related
to the market feasibility of development in the FHMP study area. As part of
the analysis, the Market Assessment projects market potentials for
residential and commercial development in the FHMP area in the short-term (5
years), medium-term (15 years), and long-term (up to 30 years) time
frames.The time frames are assumed to commence after the current market
downturn, with the assumption that more normal market conditions will return
in 2010 and 2011.The projections for the FHMP area include potential new
development which may occur in existing subdivisions which have not been
fully built out, in other approved developments which have not been
initiated, and in potential future developments on well-situated vacant land
which have no approved development plans at the present time.
Market
projections should not be construed as recommended development scenarios.
Rather, they simply reflect what could occur, given a continuation of
current trends in both population and employment.
Cumulative Potential New Development Through Long Term (30 Years)
Residential - 275-350 units
Commercial / Retail - 75,000 square feet
Office / Flex / Light Industrial - 150,000 square feet
Hotel - 120 rooms
Community facilities and services
Through the master planning process it was determined that the amount of market demand and development potential exceeds the capacity of the existing wastewater treatment facility.
Utilities
There is currently no central public water treatment plant or water distribution system servicing Floyd Hill; rather, a natural water distribution system through individual wells is utilized. Three water districts currently serve the project area and immediate environs: Saddleback Mountain Metropolitan District, Lookout Mountain Water District, and Beaver Brook Water and Sanitation District. The Clear Creek County Water Bank (CCCWB) is another possible source of water for Floyd Hill and provides water to its customers pursuant to a basin-wide augmentation plan filed in Colorado Division 1, District 7 Water Court (05CW302).A final consideration is utilizing water from municipalities to serve Floyd Hill. One of the most widely considered sources is the City of Idaho Springs (IS). According to the Idaho Springs Comprehensive Plan adopted in July 2008, the City has sufficient water rights to be able to consider sales to users outside the City limits.
The majority of existing residential and commercial buildings within the project area are currently treating wastewater using Individual Sewage Disposal Systems (ISDS). The only known exception is the High School, which owns and operates its own wastewater treatment plant (WWTP).
Transportation
Floyd Hill has a constrained transportation network. The network is constrained by geography, traffic conditions on I-70, and a lack of modal diversity.
Travel demand along the I-70 corridor is expected to increase over the next twenty-five years.
The likelihood of transit investments in the I-70 corridor is uncertain. While transit will likely develop in the I-70 corridor, decisions have not been made about what type of transit will be used, where stations will be located, or what the transit service plan will be. The COlorado Department of Transportation (CDOT) and Federal Transit Authority (FTA) studies do not currently identify Floyd Hill as a station location. The RMRA has not yet recommended station locations.
Draft I-70 Programmatic Environmental Impact Statement (PEIS) calls for a third westbound lane to be added west of Floyd Hill to the Eisenhower Tunnel, including a third bore at the Twin Tunnels.
Collaborative Effort Alternative Agreement calls for a third westbound lane to be added west of Floyd Hill though the Twin Tunnels' including a bike trail and frontage roads from Idaho Springs East to Hidden Valley and Hidden Valley to US6.
Gaming EIS is exploring an alternative that locates a tunnel from the I-70/US6 interchange to SH 119.
D. Alternatives
This master plan does not include a traditional land use plan with a recommended amount of development or density; rather, it is a guide to the County that provides steps to implement different levels of development, the infrastructure costs and transportation needs associated with that process, a hierarchy plan to guide development intensity in the Floyd Hill study area, as well as design guidelines that promote smart growth principles and maintenance of a traditional community form. The master plan identifies three levels of development:
The Baseline Development Plan shows development that is allowed per existing zoning.
The Level 1 Development Plan targets the threshold of development that can be accommodated utilizing the existing wastewater treatment plant, including the full build-out of the high school and private development.
The Level 2 Development Plan included the maximum demand for development that is noted in the market study.
The master plan attempts to remain neutral on which development level, if any, is appropriate for Floyd Hill. Because the master plan represents consensus among the diverse interests of stakeholders, a process oriented plan was proposed to evaluate a variety of development options that might occur. That development can be measured in accordance with priorities established herein, infrastructure capability, design guidelines and other policies of the plan.
E. Action Plan
The recommendations associated with the action plan involve additional research and planning efforts that were not provided for within the FHMP scope of work. Yet, these actions can provide information that would be highly impactful and beneficial to making decisions which effect the land uses and infrastructure of Floyd Hill. The design team has found that there are significant forces that will continue to affect Floyd Hill over time, and that the master plan is not a stopping point in the planning process.
Utilities & Infrastructure
Conduct a further study to determine if adjacent districts can provide water to future development at Floyd Hill. Additionally, well water quality should ne analyzed to determine if any treatment of groundwater would be needed.
Investigate further the legal annexation and zoning implications of utilizing City of Idaho Springs (or other municipalities) as a water source.
Work with the School District and developers to determine the appropriate strategy for providing future wastewater treatment at Floyd Hill: either through the expansion of the existing facility (which has limited capacity for growth), or a new facility that can support all future developments in the area.
Implement stormwater infiltration and water quality regulations for all new development in the Floyd Hill study area to improve the stormwater infiltration system.
Should water and sewer service be expanded at Floyd Hill, the County should investigate potential to provide water and sewer to both existing properties located within and outside of the study area.
Strategic Planning
Implement an Overlay Zoning District or other planning mechanism for the Floyd Hill area that follows the design guidelines for any future development.
Maintain current County standards of preserving dedicated open space.
Implement a forest management plan specific to Floyd Hill to address wildfire potential, including fuel reduction and defensible space regulations. See that the forest management recommendations in the Clear Creek County Community Wildfire Protection Plan be implemented.
Transportation and Emergency Access
Apply for service annexation into RTD for the Floyd Hill area.
Work with landowners and agencies to design and construct new egress and access roads.
Maintain and enhance the existing emergency egress route at Pat Creek, south of the study area.
Sign, maintain and enhance the secondary emergency vehicle egress route at Sawmill Court and provide an alternative route which meets or exceeds the quality of the existing route.
Adopt a County standard for a maximum number of residential units that may be constructed off a single point of access.
Work with CDOT to provide a westbound off-ramp at the mile marker #247 interchange
Appendix
Cost Assumptions for Floyd Hill Utilities Project (rtf)
Water Sewer Loads Estimate Floyd Hill (xls)
Charts
Maps
090401 Floydhill Masterplan Map Exhibits (pdf)