LDC, Inc.
3520 AUSTIN BLUFFS PARKWAY
COLORADO SPRINGS, CO 80918
(719) 528-6133
FAX (719) 528-6848
www.ldc-inc.com
El Paso County August 18, 2000
Planning Department
ATTN: Barry Holmes
Dear Mr. Holmes:
On behalf of Serenity Ranch LLC, a Colorado company, LDC, Inc. is submitting a Sketch Plan with intent to rezone 124.9 acres of land currently zoned RR-3 to Mixed Use PUD. The purpose of this request is to establish a more flexible land use mixture on this property, which can create an ideal buffer situation between the noise, light and congestion of the Interstate 25 corridor and the low density residential uses already established in Woodmoor Ridge, Woodcrest and Doewood Subdivisions, provide an alternative North-South Transportation corridor, provide neighborhood links, create areas of retail/office availability, and address the market demand for housing in varied ranges of value and price. The above stated purposes apply readily to the goals and objectives set forth in the El Paso County Master Plan and the Tri-Lakes Comprehensive Plan.
The northern boundary of this property is located approximately 1/4 mile south of County Line Road, and includes 1274.19 feet of frontage east of Old Monument Hill Road. A major collector accessed from Old Monument Hill Rd. will serve as a north -south corridor between Doewood and Old Monument Hill Road, in accordance with the Tri-Lakes Comprehensive Plan. This collector will intersect Old Monument Hill Road approximately 1.2 miles south of County Line Road. Two minor connections will link neighborhood residential streets to the east. This transportation corridor will in its turn be supported by the proposed changes and additions to County Line Road and the completed construction of the new interchange at Highway 105 and I-25.
The mixed uses proposed in the Misty Acres Sketch Plan support 74.7 acres of single family residential in densities from ½ ac minimum single family (2 du/ac) to 4-6 du/ac. The low density Single Family is proposed at 49 - ½ acre minimum lots to be served by 60’ county roads. The higher density Single Family is planned as Patio Homes on the design theory that smaller lots and abundant general common element green space between clusters of homes with private, HOA maintained streets, minimizing paved areas, fences and urban "yards" will assist in preserving the natural look and feel of this foothills area, make best use of existing grades, and allow the community to share and enjoy the natural features so prominent on these sites. Multifamily densities of 6-10 du/ac and 8-12 du/ac are proposed in buffer areas to I-25 on 39 acres. Townhome units and Garden Apartments will provide a lower cost and maintenance alternative for citizens of elderly and lower-income status, an area of housing which is currently under supported in this region of El Paso County. A 9 acre Commercial/Office site fronts on Old Monument Hill Road, providing available building area for business to offer jobs and services in the I-25 corridor, another goal set forth under the Tri-Lakes Comprehensive Plan. Centrally located Public Open Space, Trail Links and Wetlands provide continuity throughout the Planned Community, and conserve wildlife habitat, seasonal waterways, and native flora.
Central water and sewer is to be provided by Woodmoor Water and Sanitation District No. 1. Fire protection will be provided by Tri-Lakes F.P.D.
The projected Phasing of this development is split into 2-5 year phases, with construction and extension of infrastructure to be completed in a logical chronology relating to access and marketability. Beginning in the year 2001, Phase I construction (56.5 acres) will commence with the creation of the southerly access to Old Monument Hill Road, including required improvements to the intersecting road. Phase I includes mixed densities of residential. By year 2005, Phase II will begin, ultimately providing a continuous north-south corridor through the area, more mixed density residential, and the office/commercial area at the northern extreme of the parcel.
It is intended that upon approval of this Sketch Plan, a Mixed Use PUD Concept plan can be submitted for the rezoning of this acreage, followed shortly by site specific Development Plans and Final Plats.
Thank you for your attention.
Sincerely,
Debra Greer
For LDC, Inc. and
Serenity Ranch, LLC
Impact Statement for Misty Acres Sketch Plan
On behalf of Serenity Ranch LLC, a Colorado company, LDC, Inc. is submitting a Sketch Plan with intent to rezone 124.9 acres of land currently zoned RR-3 to Mixed Use PL]D. The purpose of this request is to establish a more flexible land use mixture on this property, which can create an ideal buffer situation between the noise, light and congestion of the Interstate 25 corridor and the low density residential uses already established in Woodmoor Ridge, Woodcrest and Doewood Subdivisions, provide an alternative North-South Transportation corridor, provide neighborhood links, create areas of retail/office availability, and address the market demand for housing in varied ranges of value and price. The above stated purposes apply readily to the goals and objectives set forth in the El Paso County Master Plan and the Tri-Lakes Comprehensive Plan.
The northern boundary of this property is located approximately 1/4 mile south of County Line Road, and includes 1274.19 feet of frontage east of Old Monument Hill Road. A major collector accessed from Old Monument Hill Rd. will serve as a north -south corridor between Doewood and Old Monument Hill Road, in accordance with the Tri-Lakes Comprehensive Plan. This collector will intersect Old Monument Hill Road approximately 1.2 miles south of County Line Road. Two minor connections will link neighborhood residential streets to the east. This transportation corridor will in its turn be supported by the proposed changes and additions to County Line Road and the completed construction of the new interchange at Highway 105 and I-25.
Statistics, Facts and Figures:
2000 Tri-lakes Comprehensive Plan. Population approx. 20,000 including Palmer Lake and Monument (quote from El Paso County Master Plan Policy Manual)
Drainage Basins: Crystal Creek, Bald Mountain (Douglas County)
Identified Special Hazards:
a) Natural Wetlands Systems throughout property, on 2 separate Drainage
Basins. Wetlands are to be preserved as Public and Private Open Space, with
Trails Links to be platted as tracts, and maintained by HOA cooperatives.
b) Slopes up to approximately 10% generally, some up to 20% in isolated areas.
c) Ecosystem preservation to be accomplish via Covenants prohibiting water
intensive landscaping, encouragement toward native landscaping, minimization of
pavements and other impervious surfacing via conservation design theory.
Geologic Hazards: please see Geologic Hazards Report, Entech Engineering, Inc. dtd August 16, 2000.
School District: Lewis Palmer District 38. Development will add 49 large single family units, up to 160 du in single family Patio homes, up to 1~O apartment size units, and up to 80 townhome units. A percentage of the total possible addition of approximately 449 dwelling units will add to the student population of District 38.
Utilities provision:
Woodmoor Water and Sanitation
People’s Natural Gas
U.S. West
Mountain View Electric
Tri-Lakes Fire Protection District
Public Roadway construction: 13,000 l.f. centerline, including a major Collector (80’) and minor residential streets (60’). Access to Monument Hill Road will require intersection improvements recommended in the Traffic Study submitted by LSC August 18, 2000
Wildlife/Endangered Species: According to Wildlife biologist letter attached to submittal, no Preble Mouse exists on this property. No other species listed as endangered in this area.
Wildfire Hazard: No special hazard. See attached letter.
August 18, 2000
Project No. 00024
MISTY ACRES
WILDFIRE RISK EVALUATION & MITIGATION
Misty Acres is a 126 acre multi-use development located in the West Half of Section 2, T 11 S, R 67 W, just East of I-25. The project is planned for Commercial, Multi-Family, Single Family and a School Site.
This land is characterized by slopes ranging from 8% to 15% with the majority of the buildable areas being 10% or less. The site is vegetated by native grasses with patches of scrub oak, and mature stands of Pine trees. The surrounding property to the South and East is developed or being developed, as half-acre Single Family Residences, the property to the North, is being developed as commercial property, and the property to the West, is Interstate Highway and an RV Park, with one large tract residence.
The majority of this project is relatively open with intermittent stands of mature Pines and Gambel Oak. The intermittent nature of the standing vegetation is a deterrent to the overall wildfire risk, which will be further decreased by the construction of the development’s streets, utilities and parking lots.
Overall this development will create fire breaks by the construction of the streets and will provide fire hydrants on a central water system. There is very minimal exposure to fire from the adjoining properties. Most of the adjoining property is either developed or adjacent to the Interstate Highway.
This Wildfire Risk Mitigation Plan shall consist of the following Fuels Management requirements:
Scrub oak should be removed from within 30 feet (safety zone) of the main structure and significant accessory structures. Scrub oak patches or clusters may be left within the 30 feet safety zone when separated by clear areas of 10 feet or more of non-combustible materials or grass mown to not more than 4 inches. No scrub oak patches should be left within 10 feet of the main structure unless specifically approved by the local fire authority. The mature Pine trees in the buildable areas should be thinned and pruned so as to leave no overlapping limbs, no dead limbs below 10 feet above the ground and no branches over or under roof eaves. There shall be no branches within 15 feet of a wood burning appliance chimney. Tree clusters may be allowed if sufficient clear area is provided. Any proposed landscaping should conform to these same requirements.
Daniel L. Kupferer, PLS
V.P., LDC, Inc.
All areas of this plan contain open space to be private and shared, with wetlands as preliminarily shown, to be preserved. Trails throughout this plan are shown, as intended to be shared community wide. The wetlands alone (see legend) contain approximately 12 acres, as a preliminary estimate, which must be preserved. Additionally, approximately 5-6 acres shall go to public trails tracts, conceptually shown on this plan. Another undetermined acreage shall also fall into open space be it public or private, simply by the regulatory requirements of El Paso County, Colorado. Each multi family zone is required a minimum of 15% of the net area to be designated as landscaping and open space for the use of residents. Approximate minimum acreages are shown in the data table on this Plan. The higher density single family areas, designated for detached patio homes, support a design theory of clustering homes, minimizing pavements and roadway, eliminating large amounts of fencing, and provide for a large proportion of common open space between clusters. Overlot grading shall not be allowed in the patio homes areas, nor in the 1/2 acres single family lots. Site specific grading shall be the method of grade preparation in the aforementioned areas. All efforts shall be made to minimize removal of native grasses and trees, preserving areas surrounding building sites in a natural state. General overlot grading shall be limited to public road building and minimized in the commercial and higher density multi family areas. A preservation plan shall accompany all development proposals in the sketch plan area. Any and all detention ponds shall be designed and engineered to produce a natural looking pond/lake/stream, with the intent of using the detention areas also as recreational features for the benefit, use and enjoyment of the residents of this sketch plan area. restrictive covenants shall be created and recorded with each plat governing preservation of the natural beauty of each development, strictly enforced adherence to native landscape.
United States Department of the Interior
FISH AND WILDLIFE SERVICE
Ecological Services
Colorado Field Office
755 Parfet Street. Suite 361
Lakewood, Colorado 80215
IN REPLY REFER TO:
ES/CO: T&E/PMJM/Survey
Mail Stop 65412
MAY 22, 2000
Bob Stoecker
Stoecker Ecological Consultants, Inc.
279 Forest Lane
Boulder, Colorado 80302
Dear Mr. Stoecker:
Based on the authority conferred to the U.S. Fish and Wildlife Service (Service) by the Endangered Species Act of 1973 (ESA) , as amended (16 U.S.C. 1531 et seq.), the Service renewed the Preble’s meadow jumping mouse Zapus hudsonius preblei (Preble’s) survey report submitted with your letter of April 27, 2000 and subsequent update of May 19, 2000. This report regards Misty Acres Ranch in El Paso County, Colorado (Section 2, Township 11 South, Range 47 West). The project, as proposed, may disturb wetlands and other riparian habitats.
Given your compliance with the Preble’s survey guidelines, the Service finds the report acceptable and agrees that a population of Preble’s is not likely to be present within the subject area. Thus, the Service concludes that development or other actions on this site should not affect the continued existence of Preble’s. Should Preble’s populations exist downstream from the site, actions on the site that result in significant modification of Preble’s habitat downstream (for example, through alteration of existing flow regimes, or sedimentation) may be subject to provisions of the ESA.
If the Service can be of further assistance, please contact Peter Plage of my staff at (303) 275-2370.
LeRoy W. Carlson
Colorado Field Supervisor
cc: U.S. Army COE, Pueblo, CO
Plage
Reference:Peter/PMJM/2000.53