[ Home ] [ Up ] [ Misty Acres Sketch Plan ] [ Misty Acres Rezoning ] [ Misty Acres Filing 1 Preliminary Plan ]

[ Sketch Plan (Zoom Out) ] [ Sketch Plan (Zoom In) ] [ Letter of Intent ] [ Vicinity Map ]

El Paso County Planning Commission Package for the October 2000 Meeting

SKP-00-005
711.02
SKETCH PLAN
MISTY ACRES RANCH
SERENITY RANCH LLC

A request by Serenity Ranch LLC for Misty Acres Ranch Sketch Plan approval, consisting of 124.9 acres, more or less. The property is proposed for single-family, multifamily and commercial/ office uses. The property is currently zoned RR-3 (Rural Residential) District, and is generally located east of Monument Hill Road and south of Old Antlers Way extend west, Section 2, T11S, R67W of the 6th P.M., El Paso County. Assessor's Tax Schedule #71022-00-006, 007.

APPLICABLE RESOLUTIONS
Approval Page 5
Disapproval Page 6

PLANNING DEPARTMENT RECOMMENDATION: The Planning Department recommends approval of the revised plan with the reduced densities as proposed, subject to the following conditions and notations:

CONDITIONS
1. Any rezoning of this property shall be to the PUD (Planned Unit Development) District. Among other things, the PUD (Planned Unit Development) District application shall address compliance with the Goals, Policies and Objectives of the 2000 Tri-Lakes Comprehensive Plan, including the I-25 Visual Overlay.

2. A new traffic study will be required with any zoning, including an analysis of methods to assure the safety of the intersection of Monument Hill Road and the unnamed major collector through this property.

3. Any development will be required to comply with the Colorado Department of Transportation requirements for improvements to Monument Hill Road.

4. The Sketch Plan is only adopting the general land use concept and general alignment of collector streets or larger. The density ranges adopted shall mean that consideration will be given to establishing a maximum density somewhere in that range for indicated portions of the site, depending on the ultimate provision of open space and the design of the higher density areas.

5. Prior to scheduling this request for the Board of County Commissioners' hearing:

a. All concerns of the Department of Transportation will be addressed to the satisfaction of the DOT.

NOTATIONS
1. Action taken by the Planning Commission and Board of County Commissioners on a Sketch Plan shall be considered a preliminary decision to the zoning and platting of the property and shall not be considered a final decision for purposes of judicial review.

2. For later consideration, all structures that include subgrade construction should include a subsurface drainage system.

3. Further development plans, and construction plans should note all of the Colorado Geologic Survey comments.

4. Sketch Plans not forwarded to the Board of County Commissioners for consideration within 12 months of Planning Commission action shall be deemed withdrawn and shall have to be resubmitted in their entirety.

PUBLIC NOTICE: The property was posted on September 22, 2000.

PUBLIC NOTIFICATION: The Planning Department notified adjoining property owners of applicant's intent on October 3, 2000. A summary of their responses will be given at the meeting.

ADJOINING LAND USE AND ZONING

DEFINITION OF A SKETCH PLAN:

Sketch Plan: A map and accompanying documentation of a proposed land development submitted in accordance with the requirements of these regulations, to evaluate the feasibility and design characteristics of the proposal at any early stage in the planning process. Sketch plans should reflect general concepts and land use proposals.

ALTERNATIVE ACTIONS: Section 47 A. 8. of the El Paso County Land Development Code provides the Planning Commission and Board of County Commissioners with several alternative actions regarding a Sketch Plan. However, actions taken by the Planning Commission and Board of County Commissioners shall be considered a preliminary decision to the zoning and platting of the property and shall not be considered a final decision for the purposes of judicial review.

a. Resolution for Approval

If the Planning Commission approves the sketch plan, said plan and their recommendations shall be referred to the Board of County Commissioners for their consideration.

If the Board of County Commissioners approves the sketch plan, said plan shall be deemed to be in conformity with the standards set forth in these regulations.

b. Motion for Tabling

If the Planning Commission and/or the Board of County Commissioners tables the sketch plan, said plan shall be reconsidered by the Planning Commission and/or Board of County Commissioners at a regularly scheduled separate meeting, provided all provisions as specifically outlined by the Planning Commission or the Board of County Commissioners have been complied with by the subdivider three weeks prior to the scheduled meeting.

c. Resolution for Disapproval

If the Board of County Commissioners elects to disapprove the sketch plan, said plan shall be deemed not to be in conformity with the standards or the intent as set forth in these Regulations. Whenever a sketch plan has been denied by the Board of County Commissioners, then the Planning Commission may not reconsider said sketch plan for a period of one (1) year from the Board of County Commissioners' action of disapproval. Provided, however, that if in the opinion of the Land Use Department, the plan is modified as to overcome the stated objections, then the Planning Commission may consider said plan within the one (1) year time limitation.

d. Conditional Approval

The Board of County Commissioners may elect to approve the sketch plan subject to certain conditions or provisions. The subdivider shall recognize that these conditions or provisions must be complied with at the identified stage of either the hearing or development process.

SITE DESCRIPTION: The site is undeveloped, vegetated with native grasses, with patches of scrub oak and mature stands of Pine trees. Slopes range from 8% to 15%. Drainage goes north and south from an east-west ridge approximately in the center of the property. The drainage areas include wetlands and potential Preble's Jumping Mouse habitat.

PROJECT DESCRIPTION: The proposal is to rezone 124.9 acres from RR-3 to a mixed-use PUD District. The project is proposed to include single family, multi-family, commercial/ office, and open space areas. The property will essentially be bisected by a north-south collector street, intended to serve both this area, and as continued north, commercial areas to the north.

Proposed Land Use (from Plan):

AGENCY COMMENTS (Based upon the original plan. The revised plan was not received in time to be forwarded to review agencies.)

STATE ENGINEER'S OFFICE - submitted the following:

Under the provisions of Section 30?28?136(1) C.R.S., the county is directed to distribute copies of the Preliminary Plan submittal materials described in Section 30?28?133(3)(d), related to the proposed water supply for subdivision of land, to the State Engineer for an opinion on the potential for injury to decreed water rights and adequacy of the proposed water supply. As pointed out in the State Engineer's memorandum of August 7, 1995, to all county Planning Directors, because our legislated assignments must be given the highest priority, we will no longer be able to provide comments on land use actions that do not involve the subdivision of land as defined in Section 30?28?101(10)(a) C.R.S. Additionally we will no longer provide comments on concept, sketch or other submittals proceeding the preliminary plan for a subdivision of land.

Because this referral is a sketch plan and not a preliminary plan, we are not providing comments Pursuant to C.R.S. 30?28?136(1)(h)(I).

We do note that according to the August 18, 2000 General Water And Wastewater Resources Report prepared by Kiowa Engineering Corporation, the water demand figures for 44 single family lots, 370 multi family units, and 392,040 square?feet of commercial/office space totals an average of 458,505 gallons per day, or 514 acre?feet per year. This demand is significantly more than the 62.45 acre?feet committed by Woodmoor Water & Sanitation in its May 17, 2000 letter (based on 1/2 acre?foot per acre commitment rate times the 124.9 acres subdivision size). When submitting the Misty Acres Ranch preliminary plan to this office for review, the Woodmoor commitment should reference an amount of water that matches the estimated demand. In addition, we would like Woodmoor to provide an update of its current levels of commitment compared to its available decreed supplies.

THE COUNTY ATTORNEY'S OFFICE will provide a written water review for Misty Acres Ranch at the Preliminary Plan or Final Plat stage . Until then, this Office would recommend a finding of insufficiency as to water quantity and dependability.

WOODMOOR WATER AND SANITATION DISTRICT NO. 1 - Submitted the following:

The above property is within the Woodmoor Water and Sanitation District boundaries. The District is, therefore, committed to serving the property with water and sewer main line service. The District allows the use of ½ acre-foot of water per acre of land. If the subdivision requires more water than the allowed amount, the developer can apply to purchase additional water from the District.

The property is subject to all District Policies, Rules and Regulations, and the inclusion Agreement. A developer is required to provide and to pay for any off-site or on-site improvements to the infrastructure of the District deemed necessary by the District's engineer to serve the property adequately.

EL PASO COUNTY DEPARTMENT OF HEALTH AND ENVIRONMENT - submitted the following:

Woodmoor Water and Sanitation District serve the property. There is a finding for sufficient water quality.

Earthmoving activity more than 1 acre will require a Construction Activity Permit from Air Quality Control, call 578-3137 for information.

EL PASO COUNTY DEPARTMENT OF TRANSPORTATION - submitted the following:

Sketch Plan:
1) Boundary line lengths and bearings need to be legible.

2) Show location and ownership of all existing and proposed major easements and right-0f way.

3) Describe internal road classifications and roadway surfacing, and identify roadways by name.

4) The major collector roadway at the north end needs to exit the site at 90° to the property line and the access coordinated with the properties to the north for a common corridor.

5) Delineate open space areas more clearly.

6) Existing ponds will need to be filled and graded or the need for them to remain discussed in the drainage report, with a Geotechnical Engineer's certification provided on the spillway, piping, and embankment.

7) The plan should include maintenance responsibility and ownership of the open spaces, trails, detention and drainage areas.

8) Show major easements, right-of-way, utility facilities, drainage ways and ditches within one-quarter (¼) mile of the sketch plan boundary.

9) Referenced Wildlife Biologist and wildfire hazard letters were not provided.

Preliminary Drainage Report:
1) A Master Development Drainage Plan (MDDP) is required to be submitted and approved prior to approval of the Preliminary Drainage Report (PDR) and Preliminary Plan. The MDDP identifies major drainage ways, culverts and drainage areas tributary to the proposed development. The PDR identifies, and proposes specific solutions to drainage problems that would occur as a result of that portion of the development proposed to be platted. The MDDP and PDR can be combined if meeting all requirements for MDDPs and PDRs in the Drainage Criteria Manual.

Traffic Report:
1) Access and proposed construction at Old Monument Road requires approval from CDOT.

2) Provide easement and ownership information on the collector roadway between the subject subdivision and County Line Road.

3) The buildout traffic entering and exiting the site for the morning and afternoon peak hour are approximately the same. Prior to Preliminary Plan approval, provide an analysis of these traffic-generated quantities.

4) The major collector will need to be coordinated with the properties to the north for a common corridor and construction schedule. The traffic report states this corridor will need to be constructed prior to buildout of Phase II.

COLORADO DEPARTMENT OF TRANSPORTATION - submitted the following:

The Colorado Department of Transportation (CDOT) has reviewed the information submitted requesting approval of a 124.9?acre Sketch Plan. We have the following comments:

o The attached Traffic Impact and Access Analysis has been forwarded to Mr. Terry Shippy, Regional Traffic Engineer. Upon his review, I will forward his comments to you.

o The proposed access to Monument Hill Road will require that an application for access permit be submitted to the Department for review.

o Per the letter from Ken Rowberg dated May 2, 2000, it is understood that El Paso County wishes to make Misty Acres Road into the planned north-south collector road. CDOT will need a letter from the County stating its intentions to make Misty Acres Road into a county road and stating that the County will accept the maintenance of the road. The letter will need to also request that CDOT Quitclaim the property to the County.

o Drainage to the state highway right?of?way shall not exceed the undeveloped historic rate of flow. If the County has requested a drainage report from this development, CDOT wishes to review and comment on it.

MAJOR THOROUGHFARE TASK FORCE - submitted the following:

The collector road is to be built to County standards, there will also need to be coordination with the development to the north for the north connection, and subject to CDOT approval for the access permit onto Monument Hill Road.

COLORADO GEOLOGIC SURVEY - submitted the following:

In response to your request and in accordance with Senate Bill 35 (1972) I visited this property to review the plat. A Soil, Geology and Geologic Hazard Study prepared by Entech Engineering, Inc (August 2000) and a General Drainage Plan prepared by Kiowa Engineering Corporation (August 2000) were included in the referral.

1) Drainage. The sketch plan shows open space that generally coincides with the seasonally wet areas delineated by Entech. This is an effective means of dealing with areas that may be otherwise problematic for development. As stated in the Entech report, subsurface drains in the vicinity of minor drainages should be incorporated in the grading plan. All structures that include subgrade construction should include a subsurface drainage system.

2) Erosion. Erosion is a major concern at the site. Entech identified several erosion gullies on the geology/engineering geology map, and there are additional gullies that are not indicated. These areas may be regraded provided there is an understanding and effective mitigation of the drainage and erosion conditions that led to gully formation.

Because much of the site will be overlot graded, temporary sedimentation ponds should be installed before grading begins to prevent oversedimentation of the drainage/wetlands areas. In the southern part of the site, bedrock is very close to the surface (vicinity of TB 1 and 2). This area will be overlot graded for multi-family dwellings and patio homes. Flow calculations for sedimentation ponds should take into account the fact that the hydrologic group for the soils will be different (less permeable) once grading begins, and that runoff will increase.

3) Soils. The subsurface soils should be evaluated in more detail at the next stage of development. As stated in the Entech report, the occurrence of clays and claystone lenses, which may be expansive, is unpredictable. Development of the site should include the contingency of mitigation for expansive soil/bedrock.

In summary, the Entech report provides a good evaluation of the onsite conditions and their recommendations should be followed. Particular attention should be given to erosion control to prevent problems with the deterioration of lots and road base. Please call me if there are any questions.

EL PASO COUNTY PARKS - submitted the following:

Regional Park fees are currently $254.00 per dwelling unit, neighborhood fees are currently $191.41 per dwelling unit. Proposed trail corridors are located in potential Preble's Meadow Jumping Mouse Habitat.

Based on a preliminary review of the Sketch Plan for Misty Acres Ranch by Serenity Ranch LLC, I recommend that the applicant consult with the U.S. Fish and Wildlife Service regarding potential threatened or endangered species. The project occurs within the historic range of the Preble's meadow jumping mouse. If the project would adversely impact riparian or upland habitats within 300?feet of riparian areas, a Preble's meadow jumping mouse habitat assessment should be conducted. If the assessment reveals the presence of potential mouse habitat, the project proponent should contact the U.S. Fish and Wildlife Service regarding any impacts to these areas.

WOODMOOR IMPROVEMENT ASSOCIATION - submitted the following:

9-25-2000
The Woodmoor Improvement Association appreciates the opportunity to comment on SKP-00-005, the Sketch Plan for Misty Acres Ranch, as submitted on behalf of Serenity Ranch, LLC.

Through your good offices we, along with residents of Doewood Estates, have had the opportunity to discuss this development with the developer's representative; and he has been more than cooperative in hearing and responding to our concerns. Specifically, he has agreed as the development process goes forward:

· To maintain a buffer of residential property (half acre, single family homes, or low density patio homes) all along the adjoining Woodmoor~Doewood Estates boundary, to include reducing the density of the patio homes to be constructed in the southeastern corner of the subdivision to a maximum of 2.5 dwelling units per acre;

· To adopt residential (single and multi-family) and commercial covenants which are compatible to those of Woodmoor for the relevant sections of the Misty Acres development, applying the latter equally to the Monument Business Park when and if it begins development, and to obtain approval of these covenants by the Woodmoor Improvement Association Board of Directors, such approval not to be unreasonably withheld;

· To either safeguard or transplant existing vegetation within the subdivision to enhance its screening effects as regards views within the subdivision and from or to adjoining properties;

· To seek County approval for a road configuration within the subdivision which will minimize traffic flows from the subdivision into Woodmoor and Doewood Estates; and

· To seek County approval for the road cuts eastward from the subdivision into Woodmoor at Old Antlers Way, and into Doewood Estates at the northwest corner of that subdivision, and at no other place.

After reviewing the plan, and in view of the developer's willingness to address our concerns, the Woodmoor Improvement Association and interested residents of Doewood Estates who also took part in these discussions are pleased to support the Misty Acres Sketch Plan with the assurances noted above. We note, however, that this is an early stage of the development approval process, and many changes are likely to occur over the next several months. Therefore, even at this early stage we would like to highlight two issues that will likely emerge as your consideration of this subdivision progresses through the approval cycle:

First, drainage is a concern here as it is in most projects: Historical flows in the southern half of the proposed Misty Acres development flow in part toward the southeast, into an area of Woodmoor where water penetration of house foundations has been a chronic problem. The developer assures us that his drainage consultant will be made available to brief adjoining residents on the Misty Acres drainage plan at an appropriate time during the approval process, but we would ask the County to pay special attention to this as well.

Second, this and other developments along the I-25 corridor will generate a significant increase in traffic flows up and down the corridor of which Misty Acres is a part, north to County Line Road, as well as south along Monument Hill Road to Woodmoor Drive and, ultimately, to Highway 105. We recognize that it is not the sole responsibility of the Misty Acres developer to solve this problem. But we believe it is clearly the County's responsibility to see that current and prospective developers in the area address the problem before it confronts us. Accordingly, we request the Planning Department to clearly delineate a route for the northward and southward extension of the major north~south arterial in Misty Acres as soon as possible so all interested developers can contribute, as appropriate, to necessary traffic improvements at County Line Road and Woodmoor Drive.

Once again, thank you for the opportunity to comment.

NORTHERN EL PASO COUNTY COALITION OF COMMUNITY ASSOCIATIONS, INC. - submitted the following:

9-22-2000
The NEPCO Land Use Committee has reviewed this proposal and submits the following comments on density, drainage, and roads.

We find this application is generally consistent with current density patterns in the Woodmoor - sub-area #7 of the 2000 Tri-Lakes Comprehensive Plan. "The existing residential patterns should be preserved and reinforced. New residential development should be consistent with or larger than existing half acre lots. Higher densities should be considered only…in areas designated as mixed use." However, to preserve this pattern, the single family patio homes(4-6 DU/AC) planned adjacent to Woodmoor Ridge should be replaced with single family ½ AC lots, like those planned adjacent to Doewood and Woodcrest.

The Woodmoor Improvement Association, a member of NEPCO, has informed us that "drainage is a concern here: Historical flows in the southern half of the proposed Misty Acres development flow in part toward the southeast, into an area of Woodmoor where water penetration of house foundations has been a chronic problem." Therefore, when the time comes to submit a drainage plan, input from current residents of Woodmoor should be required.

To summarize, we recommend approval of the Sketch Plan provided the following conditions are met:

Maintain ½ AC, residential lots along the Woodcrest/Doewood/Woodmoor Ridge edge of the property.
Prepare a drainage plan which addresses current flooding problems in the immediately adjacent part of Woodmoor.

Finally, we applaud the Serenity Ranch LLC's intention to "provide an alternative North-South Transportation corridor." We urge the County to use this opportunity to extend this major collector ¼ mile North to County Line Road and, possibly, South to Woodmoor Drive.

Thank you for the opportunity to comment on this proposal.

TRI-LAKES CITIZEN ADVISORY COMMITTEE - submitted the following:

9/25/2000
Thank you for the referral on the above proposal. The Tri-Lakes Land Use Committee met September 11th and reviewed the above requests. The requested rezoning will permit multi family uses along with commercial uses on this 125 acres. The site is partly visible from County Line Road, visible from the Interstate and Doewood Drive and it adjoins Monument Business Park to the north. The site lies within the Woodmoor Sub Area and also within the I-25 Visual Overlay Area of the 2000 Tri Lakes Comprehensive Plan Update.

Some difficulty was experienced with the data presented. In the Impact Statement a total of 449 dwelling units is suggested. The Sketch Plan however, indicates between 514 and 743 dwelling units are possible. The Sketch Plan indicates a wetland of 12 acres but only 2.24 acres of Open Space, suggesting the difference will not be "preserved" as stated.

The residential density requested is not compatible with the existing residential use adjoining to the east. The TLLUC believes multi family use to be compatible but it should be at a density much closer to the existing residential use in this area. In part, the Woodmoor Land Use Scenario in the 2000 Update has this to say.......The existing residential patterns should be preserved, reinforced, and continued. New residential development should be consistent with, compatible with, or larger than existing lot sizes. Higher densities should be considered only in association with a density bonus for Open Space or other amenities........As presented only 2.24 acres (1.8%) of Open Space is proposed. The wetlands as well as the drainages on site should be incorporated in the Open Space which then may total 15 acres (12%) or so.

Traffic at these densities is quite substantial. Many thousand vehicle trips per day will be generated. More than half of them will likely head south on Monument Hill Road. All will wind up in the Highway 105/Woodmoor Drive intersection. Even with the proposed CDOT improvements, this will have a large negative impact on the level of service. Again, the solution is to reduce the density permitted.

Review of the Commercial rezoning request highlights the fact that the property on the west side of the Interstate south of County Line Road is already zoned C1 allowing for these uses just a few hundred feet away. In addition, the property adjoining to the north is zoned PBP, also allowing some of these uses. No specific land uses or floor area ratios are proposed for the Commercial area, consequently, one must consider all possible uses and densities. Most are not suitable for this location. Commercial uses should be located in existing commercial areas. This area is suitable however, for office type uses with inconspicuous parking facilities that access internally and building setbacks that are substantial.

The 2000 Tri Lakes Comprehensive Plan Update Sub Area Land Use Scenario has the following to say: "Commercial and non residential type land uses should be located in areas designated as mixed use. All development that occurs along the I-25 corridor should be consistent with the goals and objectives as outlined in the I-25 Visual Overlay District." And in the I-25 Visual Overlay District the following appears in the Vision Statement...:The vision for this corridor is one of quality development that is enjoyable to pass through, with attractive buildings, landscaping and screened parking. Viewsheds to the mountains should be essentially uninterrupted, framed by thoughtfully considered development. The Corridor should be developed as a showcase reflecting community pride and as an example of exceptional planning."

The Goal of the Visual Overlay District is to "Preserve the Natural Character of the I-25 Corridor."

Two of the Guiding Principals for this District are especially relevant to this parcel; they are:
2. To encourage well-organized and thoughtful development that compliments the natural landscape and preserves open space and "viewsheds" to the Front Range and eastern plains.
3. To discourage development with conspicuously large parking areas.

If residential densities are reduced to approximate adjoining levels; if the Commercial is replaced with Office use; if open space is provided to protect sensitive natural features and if the traffic impact is reduced, the TLLUC believes the PUD zone district proposed is appropriate for this parcel. Because of the visibility of the site and it's location at the "gatepost" to the County, concerns include the need for very effective site planning for any proposed use or later change of use. Any uses requiring substantial hard surfacing, outdoor storage, multiple individual buildings, large lighted areas or Interstate, rather than neighborhood exposure are not compatible with the sites' sensitive location and should not be permitted.

COMPREHENSIVE PLANNING SECTION - submitted the following:

Recommendation of the Comprehensive Section is that the mix of land uses shown within this sketch Plan are generally consistent with the 2000 Tri-lakes Comprehensive Plan. However there are a number of secondary concerns that lead to the conclusion that a finding of Master Plan Consistency cannot be recommended at this time.

Most importantly, the total amount of open space appears to be insufficient in comparison to the aggregate density impacts of this development as proposed. Some of the open space depicted is proposed to be included within platted lots and may have limited value. Other open space may be degraded through the construction of drainage facilities.

Based solely on this plan, the cumulative impact may be a project that will substantially alter the natural condition of the western half of the property through massive over-lot grading to accommodate the densities and parking. This is not consistent with the purpose and intent of the Plan which seeks to incorporate significant mixed uses into this area, but in a way that retains significant aspects of the natural character of the Woodmoor area while accommodating a reasonable amount of mixed land uses. These uses should be interspersed within the landscape rather than a solid mass of highly visible development.

In any case, a related concern of the Comprehensive Section is that much of the intent of the 2000 Tri-lakes Comprehensive Plan can be achieved through a design, rather than a strict density approach. However, some of these densities may not be supported even with careful design. At this point there are also insufficient guarantees that design and siting will be fully addressed.

Residential Portion of the Misty Acres Ranch Sketch Plan:

a. Land Use: Misty Acres Ranch property parallels I-25 and is located in the Woodmoor Sub-Area of the 2000 Tri-lakes Comprehensive Plan. The recommended land use for the area of the Woodmoor Sub Area that parallels I-25 is mixed-use. The mixed use designation in the Plan includes office/commercial and higher density residential subject to a number of design and compatibility criteria. The Plan does not specify specific densities or uses. Higher impact commercial or industrial uses are effectively discouraged as inconsistent with these criteria. The Plan also recommends that when densities differ from adjacent established uses, that a buffer be established.

It is recommended that the sketch plan for Misty Acres Ranch is generally consistent with the aforementioned land use recommendations. The possible exception to this is the single family patios (4-6 du/acre) indicated in the south-east corner of the sketch plan. No buffer is indicated as a separation between the RR-1 of Woodmoor (0.5-acre lots) and the higher density patio homes and therefore, this use would be inconsistent with the recommendations of the 2000 Tri-lakes Comprehensive Plan. (Objectives 7.1.2, 7.1.9, 7.1.13, 7.1.14, and 7.1.17. Pages 70 and 71).

b. Transportation: The current north-south roads in the vicinity of Misty Acres Ranch include Monument Hill Road and Doewood. An additional north-south collector road as indicated on Map TR-1 of the 2000 Tri-lakes Comprehensive Plan (attachment) has been addressed in the Misty Acres Ranch Sketch Plan and therefore, the transportation aspects of this sketch plan are consistent with Objective 5.1.2 and Proposed Action 5.1.15 (page 50).

Objective 5.1.1 (page 50) recommends identifying transportation deficiencies and future improvements. With regard to this recommendation, is a concern pertaining to traffic congestion at two intersections external to the site. These are Woodmoor Road/Monument Hill Road and Woodmoor Road/SH-105. The SH-105 intersection is already heavily congested and while the reconstruction of the I-25/SH-105 Interchange will to some degree alleviate the current situation, a traffic study to address future congestion mediation may be necessary.

The 2000 Tri-lakes Comprehensive Plan also recommends alternative transportation modes such as continuous bike trails. The sketch plan indicates 5-6 acres for trails. The trail alignments as indicated on the plan are primarily located in the open space areas and are not continuous.

c. Open Space: The Misty Acres Ranch Sketch Plan indicates 12 acres of open space on the 116 acres of the residential portion of the sketch plan. This is less than 10 percent. In addition to the 12 acres of open space the Plan states that "each multi family zone is required a minimum of 15% of the net area to be designated for landscaping and open space".

The guiding principles as stated in Section 10.0, Clustering and Open Space of the 2000 Tri-lakes Comprehensive Plan (page 78) recommend a balance between natural open space and development. This section also defines open space as natural areas. Also in Section 7.0 Growth and Land Use, Objective 7.1.16 (page 71) discourages approving increases in density beyond the present zoning without negotiating provisions that will benefit the community.

While the Plan recommends that density increases be considered in exchange for amenities such as open space, it does not recommend specific ratios. The current zoning of RR-3, allows for roughly 20 to 23 lots on the approximately 116 acres (not including roads). The densities as indicated on the sketch plan would result in a gross range between 500 and 720 dwelling units. This is on the order of 22 to 36 times greater than provided for by the existing zoning. The Plan recommends that increased densities should be in balance with preserved open space. Staff is concerned that the allotment for open space is not in balance with the dramatic increase in density. A 10 percent allotment for open space is not in balance with the proposed increases in density of 70 times that of the present zoning and should be further considered.

An issue that is related to how the open space is used, is that the area designated for drainage detention appears to be in the designated open space. With the ratio of impervious surfaces to natural areas that could be anticipated with the indicated densities, the runoff coefficients will be significant. Is it the intention to use the open space as detention ponds? If this is the intention, then the question becomes, is the allotment for space adequate for this purpose and does using open space for drainage detention meet the Plan's definition for open space?

There is not enough information on the sketch plan to make a recommendation of consistency with the comprehensive plan.

d. Soils: The 2000 Tri-lakes Comprehensive Plan indicates that the soils in this area are highly erosive. Minimal disturbance on erosive soils is suggested in both Chapter 4, Section 1.0: Natural Systems, and Chapter 6, Sub-Area 7: Woodmoor.

The sketch plan for Misty Acres Ranch identifies areas of vegetation and wetlands. Due to the slopes, low lands, and anticipated densities in this development, it is likely that much of the area will be over lot graded and the existing vegetation removed. Best management practice for erosion control, drainage, and re-vegetation should be addressed as this project progresses.

e. Vegetation: The Plan emphasizes retaining the existing vegetation or re-establishing stands of native vegetation such as Ponderosa Pine, Gamble Oak, and native grasses on this site.

SUPPORTING DATA

Land Use Element(s)

A. County-wide Elements
The El Paso County-wide Land Use Policy Plan does not include site-specific land use policies, and further recognizes that a Small Area Plan has been developed for this area of the County. The 2000 Tri-Lakes Comprehensive Plan should be relied upon for site-specific guidance.

B. Small Area Plan 2000 Tri-Lakes Comprehensive Plan

Reviewed by Carl Schueler and Elizabeth Hacker, 9/28/00.

MOUNTAIN VIEW ELECTRIC ASSOCIATION - submitted the following:

This area is within MVEA certificated service area. MVEA will serve this area according to our extension policy.

EL PASO COUNTY SHERIFF'S OFFICE - submitted the following:

Impacts on the operations of the County Sheriff s Office were discussed with Chief Kastmer and the undersigned. Currently, the County has one sworn officer per 1,000 residents. One 24?hour patrol requires six officers. Based on the existing County average, approximately nine officers would be required to serve the units proposed for Misty Acres Ranch. In general, the addition of more population will impact response time to the whole County unless additional officers are added.

Other agencies notified who have no comment or no concerns:
El Paso County Soil Conservation

Other agencies notified, whose comments will be provided at the meeting if they are available, are:
Town of Monument
Tri-Lakes Fire Department
Lewis Palmer School District # 38
Peoples Natural Gas

PLANNING DEPARTMENT COMMENTS

1) Status of a Sketch Plan:
It needs to be kept in mind that a sketch plan is a conceptual plan, which among other purposes, is a vehicle to identify issues and concerns early in the planning process.

2) Chapter V Section 47.B.11 STANDARDS FOR REVIEW OF SKETCH PLANS, of the El Paso County Land Development Code lists the following criteria. Applicant has stated that these items have all been addressed in the submitted materials, attached.

a. The relationship of the sketch plan to adopted county, regional and district plans, to include:
1) Master Plan for the Development of El Paso County.
2) Master Plan for the Extraction of Mineral Resources
            3) Regional Air Quality Maintenance Plan and State Implementation Plan.
4) Regional Water Quality Management Plan
5) Regional and County Transportation Plan
6) Regional Health Services Plan, if applicable.
7) Special District Plans, if applicable.
8) Drainage Basin Plans

b. Compatibility of proposed land uses within and adjacent to the plan.

Staff Comment:
Within:
The site exhibits a transition from single family on the east, through multi-family, to commercial/office next to I-15. This is a traditionally accepted land use progression.

Some smaller area relationships are not as acceptable. The proposed detention ponds are sited in the areas indicated as wetlands. The State Geologist indicates that these areas are seasonal wetlands. If these are not year-around wetlands, the issue is not so much the ponds in wetlands, as ponds in the open space area. The Comprehensive Section review brings into question the classification of detention ponds as qualifying open space, an issue to definitely be addressed with any future plans.

Adjacent:
The project has acknowledged the adjacent development and zoning. The single-family areas are on the east side of the area, extending to the central portion of the site. ½ acre lots have been provided along the east boundary to meld with the existing subdivisions to the east. The more intensive uses are adjacent to the collector street, or further west, next to I-25. The commercial use at I-25 has the potential of being in conflict with the Master Plan view corridor proposal. As mentioned in the Tri-Lakes Land Advisory Committee comments, straight office use might be a better use at this location.

c. Availability of community facilities both existing and proposed, to include:

1) Schools
2) Parks and Open Space.
3) Major utility facilities.

The area is served with telephone, electricity, and natural gas. Water and wastewater are discussed below.

4) Police and fire protection facilities and boundaries.
5) Solid waste collection and disposal facilities.
6) Medical facilities.
7) Social service facilities.
                    8) Community centers and community activity facilities.
                    9) Other facilities.
        10) Maintenance responsibility and ownership of parks, open space, common areas, and other public areas.
                  11) Management arrangement for industrial parks.
                  12) Existing and proposed water and/or sanitation services and facilities.

See below.

d. Adequacy of proposed water supply.

Water is to be served by Woodmoor Water and Sanitation. The applicant will have to purchase additional water, over the standard allocation, in order to serve the higher density proposed.

e. Adequacy of proposed method of wastewater disposal.

Wastewater service is to be provided by Woodmoor Water and Sanitation District.

f. Project phasing as compared to the project's impact and proposed mitigation measures.

g. Impacts upon the 100-year floodplain of any water course.

There is no 100-year floodplain on this property. There are apparent wetlands, although these were not mentioned by the State geologist. Areas will have to be analyzed to determine if they are wetlands that need to be maintained or mitigated.

h. Geologic and soils conditions impacting the site.

The Colorado Geologic Survey has reported on the site and their comments are provided elsewhere herein. Their summary is that there are no geologic conditions present at the site that would preclude development.

i. Wildfire hazard potential and mitigation measures.

See attached report for applicant's statement. Staff believes this to be inadequately addressed at this time, but it will be addressed with any future requests.

3) General Review and Comment:

Transportation and Streets:

A traffic impact and access analysis report was prepared for the project by LSC Transportation Consultants, Inc. The report discusses a short term (2005) and a buildout (2020) situation. The major recommendations and conclusions of the report are:

Short Term ? 2005

The short term assumes only a connection to the south and west to Monument Hill Road and one connection through to Doewood. between Capadaro and Outrider Way.

1) The site by 2005 is projected to generate about 1,675 new vehicle?trips on the average weekday (840 entering and 840 exiting in a 24 hour period).

2) The site access point on Monument Hill Road would operate at a satisfactory level of service as a Stop?sign controlled intersection. This access should be placed as far south as is possible in the CDOT ROW. A southbound left turn lane and a northbound right turn lane would be required on Monument Hill Road at the site access point.

3) Assuming development occurs south to north, a small amount of traffic, about 75 vehicles per day, from this development would use Doewood Drive. However, it is likely that some traffic from the existing neighborhoods to the east would utilize streets in this development to access Monument Hill Road, especially if Doewood remains barricaded as it is currently. This would remove some of the existing traffic from Doewood Drive.

4) The intersection of Woodmoor Drive and Monument Hill Road will be able to accommodate the additional traffic generated.

5) The intersection of Monument Hill Road and County Line Road would be able to accommodate the additional traffic generated. A plan for auxiliary turn lanes at this intersection is in place from the Monument Business Park Development application.

6) The intersection of Woodmoor Drive and SH 105 will be reconstructed as part of the SH 105/I interchange project that will likely be completed by 2005. The operations at this intersection will be improved and capacity increased.

Intermediate

The road connection to the north will need to be constructed at some point during the progression of development from south to north prior to buildout so that Doewood Drive is not overburdened with traffic from this development oriented to and from the north.

Long Term - 2020 (buildout)

The long term assumes: the connection to Monument Hill Road to the southwest, two connections to Doewood, and the new road connection to the north to County Line Road.

1) At buildout, the site is expected to generate about 5,500 new vehicle?trips on the average weekday (2,750 entering and 2,750 exiting in a 24?hour period). During the morning peak hour, about 210 vehicles would enter and 280 vehicles would exit the site. During the afternoon peak hour, about 300 vehicles would enter and 260 vehicles would exit the site.

2) The intersection of County Line Road and the new north/south road is planned to replace the existing intersection of Monument Hill Road and County Line. Monument Hill Road would be realigned to intersect this new road south of County Line. This intersection ultimately needs to be designed to accommodate the traffic generated by this development as well as developments to the north and south of the site. A westbound left turn lane is planned in
conjunction with the development of Monument Business Park. The construction of a right turn deceleration lane would be required based on the CDOT and El Paso County Access Codes. As an unsignalized intersection, the northbound left?turn movement from the new north/south road to County Line Road would operate at LOS F. If signalized, this intersection would operate at LOS B.

3) The intersection of the new proposed north/south road and County Line Road would likely meet a Peak Hour Volume traffic signal warrant as outlined in the Manual on Uniform Traffic Control Devices (MUTCD) based on projected 2020 background and total volumes. Based on Misty Acres traffic only, a peak hour volume signal warrant would not likely be met at this intersection.

4) The north/south roadway between County Line Road, has the potential to ultimately carry Collector level volumes. Eighty feet of right?of?way for this road should be dedicated through this property.

5) The intersection of Woodmoor Drive and Monument Hill Road would operate at LOS B for the eastbound minor approach during the afternoon peak hour

Staff Comment: The studies to date seem to indicate that this development will not significantly impact Woodmoor Drive and Monument Hill Road. This seems contrary to what a non-engineer would assume - such as planning staff and the Woodmoor Improvement Association. We would like to see more detailed information about this intersection as it is impacted be regional growth. Staff will consider the need for additional reports at subsequent development stages for this development, however, this development is not the sole, or even major contributor to the intersection and this will have to be taken into account also.

Facilities and Services:

There is public water and sewer service for the development through the Woodmoor Water and Sanitation District.

Drainage:

Questions were raised by the community associations about the drainage. Very little is required of the applicant at the sketch plan stage regarding drainage reports. The applicant has provided a general drainage plan report, which indicates a thorough awareness of the drainage issues. The plan proposes two on-site detention ponds, one for the northward slope, and one on the southern boundary. At this preliminary stage, it appears that adequate drainage solutions will be implemented. Design of the full drainage solutions will not come until platting.

Land Use:

With changes made to the plan after the Comprehensive Plan Section review, staff believes the plan is now consistent with the master plan regarding the land uses proposed. The plan was modified to indicate a maximum density of 2.5 units per acre in the southeast corner, bringing that area to a density nearly the same as the existing development to the east.

In response to the Comprehensive Plan Section's comments, all of the residential use areas except the 2 du./ac area reduced their densities. (The 4-6 went to 2.5, the 6-10 went to 4-6, and the 8-12 went to 8-11.) These densities are much lower than the initial submittal, and may be suitable when re-looked at with a PUD plan. The staff recommends that the density proposals be adopted only as a potential range at this time, with final maximums being determined at the time of zoning.

Open Space:

The next stages of development of this area will have to address the master plan requirements for open space in more detail if the plan is to obtain a finding of general conformity with the County Master Plan. The plan has been revised from the initial plan reviewed by Comprehensive Planning. The open space area listed on the plan at this time is now 7.7 acres instead of 2.2 acres, although staff could not find 7.7 acres identified on the drawing.

A statement about open space from the plan drawing is included in the attachments, at a legible scale.

4) The Sketch Plan is only adopting the general land use concept and general alignment of collector streets or larger. The concept plan and other documents are not to be adopted, as they are likely to change as the plan is refined. These elements should be adopted with a PUD plan if such zoning is approved in the future.

ENCLOSURES
Vicinity Map
Letter of Intent
Reduced Sketch Plan
Reduced Phasing Plan
Open Space Note from Plan
Impact Statement
Wildfire Risk Evaluation
Letter from Fish and Wildlife Service d. May 22, 2000

Prepared by
Barry Holmes
10/11/00

[ Home ] [ Up ] [ Sketch Plan (Zoom Out) ] [ Sketch Plan (Zoom In) ] [ Letter of Intent ] [ Vicinity Map ]