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Developer and staff highlight trails, geotech and water concerns in West Mountain FPDP presentation
Summary
Applicant and town staff described trail connections, geotechnical studies and water-master-plan requirements as part of the West Mountain FPDP presentations; Colorado Geological Survey referral flagged landslide overlap requiring more geotechnical data.
During a lengthy presentation on the West Mountain FPDP package, the applicant and town staff outlined trail connectivity plans, geotechnical findings for steep slopes and the need to complete the water master plan before final subdivision approvals.
The applicant said they conducted extensive ground studies and adjusted layouts to avoid mapped landslide areas on the west side of the mountain. "We pulled development significantly away from the identified boundary that CTL Thompson came up with," Clark Lipkcom told commissioners, explaining that the design team removed several houses from the mapped landslide zone and reconfigured golf holes and open space to reduce geotechnical risk.
Staff noted that the Colorado Geological Survey (CGS) requested additional data for areas where historic landslides were mapped; CGS has not yet signed off and has asked for underlying data to confirm overlaps. Staff also flagged that large portions of the project are outside FEMA-mapped flood zones and that flood hazard mapping is incomplete, so a note about undetermined flood risk should be included on subsequent plats and approvals.
Trails were a major design focus. Applicant and staff described an 8-foot separated arterial trail along Grand Park Drive with local sidewalks and feeder trails to connect neighborhoods to the Leland Creek Trail and to County Road 72. Applicant representatives emphasized sidewalks in neighborhoods to make trailheads more accessible rather than expecting every homeowner to hike to a trailhead.
On utilities, staff carried forward a condition that the water master plan be approved before final subdivision approval to ensure master-system utilities and water supply comport with planned densities. Commissioners and staff also discussed street-lighting levels and agreed in principle on a limited set of low-profile intersection lights along the main arterial to balance safety and dark‑sky considerations.
The planning commission did not act on the railroad-adjacent parcels tonight because of the notice omission but asked staff and applicant to continue technical coordination so the outstanding geotechnical, water and trail issues can be resolved before the next hearing.
