Harrison Park Master Plan

This is a project to create a master plan for the community on the 12-acre open area north of the Lake County Elementary School. The planning effort is community-based and will be shaped by feedback from the community. The plan will incorporate affordable housing, recreation, and open space uses.

The project kicked off on December 10th with an open house. Public input on the project, concerns, and ideas are being solicited until the end of January. Your input is valued so please click on the link above and take the  community survey . We are listening and your comments will shape the final proposals. Please take time to provide your feedback today.

The size and location of the Harrison Park site allow for a variety of community uses. It is one of two potential sites being considered for the pool/recreation center's relocation. The planning efforts are also considering the need for passive open space, parks for the neighborhood, and trail connections to the school and library.

Affordable, attainable, or workforce housing is an essential element of the project moving forward. Over the past four years, the community has studied and heard the growing need for housing for the local workforce. Today over 450 residents are actively looking for rentals in the community. This housing need has been exacerbated by the national trend of rising home costs, construction costs, and labor costs.

These uses developed together will reduce infrastructure costs and create regional neighborhood spaces for the community. Future grants require that this process creates a balance of recreation and affordable housing that connects to the existing neighborhoods, integrates safe routes to the elementary school, and provides community amenities such as park space, trails or even a pool/recreation center.

The 2024 Housing Needs Assessment has determined that over 500 housing units are needed in Lake County over the next five years to address the community's housing needs. Most of these units are needed to support our local workforce. Harrison Park is a unique opportunity to ensure that any future housing built on this site is for the local workforce. The community feedback so far has been clear that any future housing on this publicly controlled site must be deed-restricted for rental or homeownership for local workers.

For the development of affordable housing to be successful on this site, housing must be available that costs <30% of a person’s monthly wage. This housing cost must be based on local wages and employment. The project team is soliciting feedback from the local workforce and employers on what types of housing are desired and what the local needs are. Any proposed housing in the final master plan will be informed by the feedback received and proven development strategies to achieve housing prices our local workforce can afford.

"Housing continues to be a significant challenge to our ability to staff our schools with qualified educators. An entry-level teacher has a gross monthly income of $3,600. A goal of spending no more than 30% of their income on housing would require monthly housing costs of under $1,200. This is nearly impossible in the current housing market." ~ Kate Bartlett (Lake County School District Superintendent)

”Because Leadville's housing market has been turned upside down by forces out of our control, it is harder than ever for local businesses to prosper here.  If we don't create more housing for our workers, our business community and the diverse nature of our town (and downtown) will be forever changed.” ~ Fritz Howard (Melanzana)

"As a key social determinant of health, affordable housing is essential for supporting a vibrant community. The lack of affordable housing in Lake County is an ongoing issue that threatens the character, resiliency, and economic potential of Leadville. Lake County has the highest percentage of cost-burdened renters in the state and the 2024 Housing Needs Assessment indicates that no single-earner household can afford a median-priced home. Without available affordable housing, many folks are forced to relocate. " ~ Carlye Sayler (Executive Director of Lake County Build A Generation)"

"In recent years, CMC has come to see housing as an existential threat to the college's ability to fulfill its mission of serving its students and communities. We worry that without more affordable options in mountain communities, our students and alumni will be forced to leave, eroding CMC’s ability to serve our local businesses and students hoping to make a life in our mountain towns." ~ Ben Cairns (Colorado Mountain College Vice President and Campus Dean)

"Housing is a fundamental need and is critical to the livelihood of any community. It's heartbreaking to see valued members of our community have to leave due to the lack of available housing." ~ Laurie Simonson (City Administrator)

The community survey collected resident feedback on Harrison Park's future, with similar questions to the public open houses held in December and January. This survey was open from December 22nd until February 4th and received over 200 responses. A summary of survey responses is available below:

Several Public Open House events have been held to provide the community with opportunities to meet the project team, provide input, and ask questions in person. These Open Houses were held on December 10th and January 22nd. A summary of feedback collected is available below:

Submit your email to the form below to get project-specific updates.

This project is being led by Lake County and involves a diverse group of stakeholders, including Lake County Build a Generation, the Lake County Housing Authority, Lake County Elementary School, and residents who live close to the project area. The consultant team for this project consists of SE Group (planning, landscape architecture, and project management), Shape Architecture (architecture), TetraTech (engineering) and Fox Tuttle (traffic study).

The planning stage of the project began in November 2024 and will conclude by March 2025. Development of the project is not expected to begin until 2027.

Lake County has conducted several recent planning studies that are relevant to this project, including the  2024 Housing Needs Assessment  and the  2023 Lake County Parks, Recreation, and Open Space Master Plan. 

What land does Lake County own adjacent to Harrison Ave?   Lake County owns a large 12-acre parcel legally described as the Neusitz Placer.   Lake County purchased the property on February 5, 1964. While it is adjacent to the West Park subdivision, it is not part of the subdivision. The property is often referred to as the Harrison Ballfield Property or Harrison Park. 

Are there restrictive covenants on Harrison Park?  No, there are no restrictive covenants on the property. Title Company of the Rockies and the County Attorney have reviewed the vesting deed and title history to confirm no legal restrictions were ever placed on the property.  

While a 1962 Board of County Commissioners meeting discussed using the land for recreation, a playground or picnic area if acquired, no motion nor action was taken. The land was transferred to the County without restrictions in 1964.  

Why is Lake County considering the potential development of Harrison Park?  Development is being considered because, as we are all aware, there are some issues and unmet needs facing our community. Some include a lack of indoor recreation/aquatic space, quality public space that is walkable and connected, and of course attainable housing for locals.  

This location can serve a diverse range of our community and is near access for food, school, and transit.  It provides an opportunity for recreation, housing, and public facilities, making it rise quickly to the top of the list of county owned land that would be suitable for future development consideration.   

What is happening at Harrison Park now?  After a competitive Request for Proposal (RFP) process, the Lake County Board of County Commissioners selected a local Planning Consultant, SE Group, to conduct a Master Planning process for Harrison Park.  SE Group has identified a three-phase process in their scope of work:

     a. Identify goals and expectations for the project. 

     b. SE Group will lead a comprehensive public engagement and stakeholder process  that invites the community to the table to build consensus on the future vision for the Harrison Park site.  

     c. The SE Group will refine the preferred site plan based on stakeholder and community feedback. They will begin preliminary engineering for key infrastructure elements focusing on water, wastewater, stormwater, and street networks. 

Has a decision already been made about the future of Harrison Park?  No decisions have been made. The County is committed to transparency and community involvement throughout this process. Robust outreach and public engagement will guide the planning and ensure that community voices are heard before any decisions are finalized. 

Can Harrison Park’s infrastructure support housing?  Preliminary evidence supports the ability to establish utility connections for a mixed-use development.  

How will environmental impacts be considered?  The Leadville Lake County Regional Housing Authority has received a $850,000 Community Project Funding grant from Representative Brittany Pettersen’s office.   This federal funding requires a National Environmental Policy Act (NEPA) review study.  The study will evaluate environmental impacts before moving forward.   

This funding is in addition to a brownfield grant which has already provided a Phase 1 and Phase 2 environmental review to ensure all environmental concerns are adequately addressed and mitigated.  

What can the community expect next?  SE Group will guide community outreach and engagement to ensure residents have multiple opportunities to share their priorities and input to shape the future of Harrison Park.  Stay tuned!