Matrix Design
Group, Inc.
2925 Professional Place, Suite 202
Colorado
Springs, Colorado 80904
(719) 575-0100
Fax (719) 575-0208
Hay Creek Ranch Letter of Intent
October 29, 2001
Owner/Applicant:
Hay Creek LLC
3045 Hay Creek Road
Colorado Springs, CO 80921
Consultant:
Matrix Design Group, Inc.
2925 Professional Place, Suite 202
Colorado Springs, CO 80904
Site Location:
Hay Creek Ranch is located in rural El Paso County west of Interstate 25 on Hay Creek Road. The site represents approximately 50.2 acres of foothills, valley and meadow currently existing as active farmland. The property lies within the Hay Creek watershed. Hay Creek flows from west to east through the property and is approximately 8 months of the year.
Request:
Hay Creek LLC is requesting El Paso County approval of the Hay Creek Ranch Development Plan and Rezoning of the property from RR-3 (Rural Residential) to P1110 (Planned Unit Development). The PUD allows for 15 single family residences placed on lots ranging in size from 3.04 acres to 4.29 acres with the average lot consisting of 3.35 acres. This rural community provides for 20.04 acres of dedicated open space, ~/2 mile of public trails, over ¼ mile of creek, nearly % of a mile of private meandering roadway and the preservation of essential view corridors to the mountains and valleys that constitute the rural nature of the existing topography. The plan requires the clustering of 15 home sites in and among the existing foliage with restrictions of height mandated to limit the view of any structure from Hay Creek Road and to be sensitive to the existing ridgeline. A Home Owners Association has been created and specific architectural guidelines have been provided that require all new residences to be constructed in the Colorado Mountain Style” as delineated in the binding covenants and restrictions and as shown in the illustrative architectural graphic standards created for the community.
Justification:
The existing Ranch/Farm property was recently purchased by the Hull Family consisting of the family and names-sake as well as an extended family of relatives all related by blood or marriage. The purpose of the purchase is to provide a high quality rural living environment for the family that respects the existing environment and provides for a community of people seeking the lifestyle that is prevalent in the surrounding area. The proposed change of zone from RR-3 to PUD allows for the necessary controls and subdivision of lots required to mandate the high quality, rural approach envisioned by the Tri Lakes Master Plan and by the owners. The PUD zoning will allow for the site to be developed with specific regard to the existing ranch character while requiring the implementation of easements, covenants and restrictions for all home owners that respect the natural environment, open spaces, and view corridors. This proposed change in zone will increase the stewardship of these principles by residents beyond what would be afforded under the existing zone.
Under the guidance that is provided for in the Tri Lakes Comprehensive Plan adopted by El Paso County on October 19,1999 we are proposing to plan and develop 15 lots with private road access from Hay Creek Road with a density of 0.29 dwelling units per acre. The gross density proposed for this development is one residence per 3.35 acres. The plan is in general conformance with the 2000 Tri Lakes comprehensive plan as delineated below:
Throughout the planning and design process, we have desired to make thoughtful, creative, realistic, holistic, and site appropriate decisions regarding the planning of this neighborhood. Careful consideration has been given to the surrounding property uses, various densities, and the improvement quality in the twin-valley sub-area. Special forethought and deliberation has been given to the “Tri-Lakes Comprehensive Plan” (an advisory document) and its clearly stated intentions for “guiding and accomplishing a coordinated and harmonious development”. As quoted in the comprehensive plan, a holistic approach to development is desired:
“The applicable objectives in this document should be considered and applied comprehensively rather than singularly. Most development proposals will naturally be consistent with some objectives while inconsistent with others. The appropriate approach is to evaluate all of the relevant objectives and then make a land use decision with respect to overall vision and consistency based upon a preponderance of the objectives within this Plan. It is not the intent of this Plan to prescribe a hierarchy of objective statements. Rather, the significance of particular goals and objectives derives from their utilization as part of the land use decision-making process and their application to specific land use proposals and issues.”
Hay Creek Ranch meets and exceeds the requirements of the above stated intent contained within the Tri Lakes Plan.
Hay Creek Ranch lies in a beautiful natural environment and has been planned in harmony with its natural setting, visual qualities, and sense of open space. There is continuous open space running from east to west within the property representing 21.4 acres and 42% of the entire property, inclusive of the meadow and stream area. In order to retain the existing overall rural and visual character of the property as well as protect fully open wildlife habitat and migration corridors it is necessary to preserve this open space with an easement as indicated in the plan. As mandated by the easement, no building is allowed in this open space area. All existing wetlands and riparian habitats have been carefully maintained in their present condition and will be further enhanced with pruning and supplementary plantings.
The new plan provides many additional public benefits such as a pedestrian, equestrian and bicycle trail along the one-half mile of Hay Creek Road frontage that does not exist today. This public amenity responds to existing residents desire to have an interconnecting trail system. Most subdivisions do not provide pedestrian, bicycle or equestrian trails. Many residents use roads for these purposes. As the Tri-Lakes area continues to grow the lack of pedestrian and bicycle trails has been identified as an area for improvement.
The Hay Creek Ranch PUD takes into account the four major spheres of interest and influence in this project and its primary stakeholders:
1. The purpose and intents of the Tri-lakes Comprehensive Plan,
2. The jurisdiction of the El Paso County Planning Department,
3. The neighbors in proximity to this property, and;
4. The new family owners of the Hay Creek Ranch Property.
The cooperation and inputs of all these entities will be crucial to meeting the goals of the proposed PUD while enhancing stakeholder expectations and exceeding their intents. We are submitting a sound rationale that provides for an effective, affordable, sensitive and well-planned community that will be suitable to all involved.
Great sensitivity has been applied to the design of the plan to preserve the natural and historical appearance of this property. The visual look of the property from the adjacent Hay Creek Road will remain essentially unchanged. Care has been taken to minimize any visual impact of the homes and driveways (see the attached photo simulation of the project).
A particularly positive advantage of the PUD and its covenants and restrictions is the reduction of driveways and creek crossings to access the residences allowing limited and controlled access to Hay Creek Road while meeting the requirement of TR.1 .23 of a minimum of two independent accesses. High priority has been given on ensuring overall safety and fire access to the site while blending the private access with the existing topography to protect the existing environment.
Existing landscape screens have been retained so that when one travels from east to west along Hay Creek Road there are no changes on the “road” side of the creek Existing foliage acts as a screen to the property until you travel beyond the existing facilities. The historic barn, silo and homestead that are so prominently displayed in the Tri Lakes Comprehensive Plan document will remain visually unchanged, except for the desired enhancement of our planned restoration. What better way to maintain the rural character and feel of the community than to retain and enhance these magnificent structures?
WATER and WASTEWATER:
The recently heard case in water court establishes that the existing water decree and subsequent water rights for the property provide the justification necessary to serve all 15 lots in the PUD (see the attached water resource report and the Declaration of Protective Covenants, Conditions and Restrictions for Hay Creek Ranch). Wastewater for each lot will be collected and treated naturally in leach fields designed for each residence. Percolation rates for the type of soils contained on site provide for excellent leaching and treatment of domestic wastewater. The three hundred year replacement model for water has been used in the analysis of water supply for the site. The existing wells in the area have proven to be dependable and they provide a high quality of water. The State Engineer’s findings have proven to be in agreement with the report. For the benefit and safety of the homeowners in Hay Creek Ranch and Green Mountain Ranch Estates the Hay Creek LLC has been discussing with the Tri-Lakes Fire District the feasibility of a future cistern designed for fire fighting in the Twin-Valley Area.
GEOLOGIC AND WILDLIFE:
Geologically the landform is stable and buildable with specific areas of steep terrain outlined on the plan to provide areas that will not be built upon without proper engineering support provided. The details of these findings are in the geotechnical report provided as part of this submittal. In addition, any potentially erosive areas have been protected from development and delicate and unique landscape features have been retained in the plan.
Wildlife preservation is paramount in the plan. Existing deer, elk, rattlesnakes and a variety of bird species will continue to flourish in the creek and open space preserve. While the Tri Lakes Plan addresses threatened and endangered species (specifically Prebles Meadow Jumping Mouse) with concern, wildlife authorities have established that Hay Creek Ranch has been determined to have no species that are endangered on the 50.2-acre parcel (see attached Letter from Fish and Wildlife Service).
Covenants have been established that specifically address the placement of driveways and location of building envelopes that further reduce encroachment on open space and natural areas that could impact wildlife habitats. There will be compliance with all applicable state and federal regulations pertaining to the geologic and wildlife resources of this property. Throughout, minimal impact principles have been applied that do not degrade the natural fauna and flora, alter wildlife environment or infringe upon migratory patterns.
DRAINAGE:
A Master Drainage and Development Plan has been prepared and submitted with this request that identifies the impacts of development on the existing creek as well as the proposed storm water controls that allow the development to be accomplished with no significant impact to the existing drainage way. No onsite detention is planned and developed flows produce no impact to historical releases. There are no directly connected impervious surfaces to convey storm water from the proposed home sites to Hay Creek In addition, the Hay Creek LLC proposes to clean up the streambed and adjacent flood plain in order to enhance and preserve the natural stream channel. An erosion control plan and NPDES permit will be provided prior to any construction on site to further protect the creek from silt and any potential development construction debris.
TRAILS:
In addition to the internal vehicular circulation and pedestrian trail systems provided Hay Creek LLC is proposing to build a safe non-motorized equestrian, walking and bicycle trail running the length of the property from east to west adjacent to the Hay Creek Road nght of way for the use and convenience of neighbors to do our part to give free access for the residences in Green Mountain Ranch Estates. This fits in well with the objectives of the El Paso County for its trail system
TRANSPORTATION:
Private roadways are planned for access and circulation to the 15 lots in the Hay Creek Ranch PUD. Two points of connection to Hay Creek Road are proposed for access, egress, fire and safety. Trip generation for 15 dwelling units will have no significant impact to the average daily traffic on existing Hay Creek road. Existing lanes and traffic control are more than adequate for the level of service necessary in achieving access to regional transportation networks.
Waivers:
Hay Creek LLC. requests a waiver of density from that recommended in the Tri Lakes Comprehensive Plan from 0.19 dwelling units per acre to 0.29 dwelling units per acre. This represents a gross density change from one unit per 5 acres to an average of one unit per 3.35 acres.