El Paso County Planning Department
Master Plan Consistency Review
(March 19, 2001)
File # PUD-00-0016
Project Name: Misty Acres Ranch
Tax ID # 71022-00-006,71022-00-007
Project Description
• A request to rezone 124.9 acres from the RR-3 (Rural Residential) zone
district to the PUD Planned Unit Development) zone district to allow for single
family, multi-family, and commercial/office uses.
Planner Barry Holmes
Comprehensive Section Recommendation
The recommendation of the Comprehensive Section is that the mix of land uses suggested in the PUD including 90-acres of varying density residential and 7.8-acres commercial, are generally in conformity with the 2000 Tri-Lakes Comprehensive Plan (TLP). However there are a number of concerns to be addressed.The Comprehensive Section has the following concerns: the degree to which density is being increased, the degree to which the site will be disturbed to accommodate these densities, and ultimately the visual affect this density will have on the natural and non-urban quality of the area.
Currently, the 124-acre property is zoned RR-3 (rural residential district with 5-acre lot minimum). The request to rezoning to the PUD (Planned Unit Development) zone would allow approximately 449 dwelling units on 90.8-acres reserving 7.8-acres for commercial with the remainder of the property to be roads, wetland, trails, and common space. This is in striking contrast to the approximately 23 lots that would have been allowed under the RR-3 zone district. Looking at it another way, this request if approved, will increase density of up to 20 times greater than the existing zoning would allow.
In concept, higher residential density mixed with commercial is consistent with the TLP, as mixed use is recommended for future use in this area. However, the TLP also recommends that serious consideration be given to the consequences that increased densities will have on the natural quality of the area, established land uses, and infrastructure. Zoning standards generally do not address issues of visual quality and community character as suggested in the comprehensive plan, thus it is up to the applicant to illustrate how a plan will accomplish the vision, goals and objectives of the comprehensive plan. This has not occuired. The TLP encourages development of communities with character that will endure and stand the test of time. Presently, the areas of most concern are phase U and III, the multi-family town homes, where buildings are shown close together with little separation, resembling row housing more generally associated with highly urban cities rather than rural communities.
Another concern pertains to the fact that the western portion of Misty Acres Ranch lies within the I-25 Visual Overlay, and consideration should be given to the visual impact of this development from I-25.
Land Use: Misty Acres Ranch property parallels I-25 and is located in the Woodmoor Sub-Area of the 2000 Tri-Lakes Comprehensive Plan (TLP). The TLP recommends mixed-use in this area subject to a number of design and compatibility criteria. The Plan does not recommend specific densities or uses. It recommends that development be compatible with the unique and natural qualities of the area.
Differing Land Uses: The Plan recommends that when densities differ from adjacent established uses, that a transition or buffer be established. It is recommended that the sketch plan for Misty Acres Ranch is generally in conformity with this recommendation. One exception to this is the Phase II single-family patio homes that abut already established homes on 0.5-acres lots in Woodmoor. The TLP recommends that existing land uses be protected or screened from variations in densities. This implies that adjacent land use should either be the same as the established uses in Woodmoor or that they should be visually screened either though landscaping or by other methods.
Site Alteration: Based solely on the information presented on the sketch plan, it appears that the cumulative impact may be a project that will substantially alter the natural landscape of the western portion of the property through over-lot grading to accommodate the densities and parking for the multifamily town homes indicated in Phases II & III. Overlot grading may not be in compliance with the intent of the TLP that recommends incorporating mixed uses in a way that retains aspects of the areas natural character as viewed from I-25. The TLP recommends that land uses be intermingled within the landscape rather than a solid mass of highly visible development.
• 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.
• 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.
• Chapter V: I-25 Visual Overlay Objective I-25.4 (page 86) encourages clustering in an effort to preserve substantial areas of permanent open space and viewshed.
Transportation:
Roads: 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 (page 54) and Objectives 5.1.2 and 5.1.4 (page 50) of the TLP have been addressed in the Misty Acres Ranch Sketch Plan.
Map TR-1 also indicates a residential road that would extend to the southern boundary of the Misty Acres Ranch property that has not been addressed on the development plan. This road may be necessary to allow access for future development for properties to the south.
Objective 5.1.1 (page 50) recommends identifying transportation deficiencies and future improvements to the overall transportation system. It is recommended that serious consideration be given to the traffic impact on two intersections external to the site including Woodmoor Road/Monument Hill Road and Woodmoor Road/SH-105.
• The Woodmoor Drive/SH-105 intersection is already heavily congested and while the reconstruction of the I-25/SH-105 Interchange (scheduled for 2001-2002) may for a time alleviate congestion, traffic generation models for these improvements were based on existing zoning. A new traffic study to address future congestion may be beneficial.
• Based on the transportation report submitted by the applicant to EPC-DOT, the average daily trips are estimated at 4440/day (2220 ingress/22220 egress), of which as many of 70% of these may ultimately use these intersections. This is a significant increase to already congested intersections that may not be designed for this capacity.
• The off-site transportation impact generated from Misty Acres Ranch is exceptional and further study and improvements may be necessary.
Non-motorized Trails: The 2000 Tri-lakes Comprehensive Plan also recommends alternative transportation modes such as continuous bike trails and pedestrian walkways. The plan indicates approximately 4 acres for internal non-motorized trails. The trails are laid out in a logical manner and extend to both the north and south boundaries of the property that will allow for future developments to feed into this system. Trails are especially important in this area because Lewis Palmer School District-38 has a one-mile exclusion zone for transporting students to schools. Misty Acres will fall within that exclusion zone for Lewis Palmer Middle School and the Charter School. Proposed Action 2.2.12 in the TLP (page 29) recommends that non-motorized access be constructed and maintained as a condition of the subdivision process. This should be addressed by the applicant.
Open Space: The Misty Acres Ranch Sketch Plan indicates approximately 14-acres for open space. However, much of this land is designated for drainage facilities and also does not meet the definition for open space in the TLP.
Land Development Code under Chapter IV, Section 16, item M, Design Standards:
c. Open Space: Common open space may be provided within the PUD District. The amount and type should be proportional to the proposed land uses. buildings and densities. Common open space areas should be desi gned for the occupants/residents of the PUD District.
Open Space is defined as a parcel of land~ an area of water, or a combination of land and water within the site designated for a planned unit development designed and intended to reasonably serve the needs of the residents, occupants and owners of the planned unit development.
Although the Code requires common open space "proportional to the proposed land uses," there are no established standards in which to evaluate proportionality. The aforementioned Code requirement also differs from the definition of open space in the TLP (page 80) in that open space in the TLP is defined as lands held in either public or private ownership with a significant visual value to the community. In other words, land such as one of the lakes or a monument such as Elephant Rock would be considered open space under the TLP definition. However, there are no provision in the County’s Master Plan to provide guidance on the amount of land necessary to accomplish proportionality.
The question then becomes, is the dedication of open space proportional to the density increases proposed for Misty Acres Ranch, especially given that open space is a secondary function to drainage for much of the dedication. Approximately 10 percent of the site is dedicated to open space while the request is for an increase of 20 times the density, establishing a 1 to 2 ratio, where a 1 to 1 ratio may be more desirable.
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.
I-25 Visual Overlay: The vision for this corridor is that is the northern entry into El Paso County and should be developed as a showcase reflecting community pride and as an example of exceptional planning. Guiding Principle I-25.2 encourages development that complements the natural landscape and preserves open space. It is suggested that open space should be viewed from I-25. The open space in Misty Acres Ranch will not be visible from I-25.
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, 3/19/01.
Tri-Lakes Land Use Committee
El Paso County, Colorado
19360 Spring Valty Road • Monument, Colorado 80132 • 719 481-8292
Barry Holmes, Project Planner
El Paso County Planning Dept.
27 East Vermijo Avenue
Colorado Springs, Colorado 80903
Re: Misty Acres Ranch, Proposed Rezoning PUD-00-0 16
November 30, 2000
Dear Barry,
Thank you for the referral on the above proposal. The Tri-Lakes Land Use Committee met November 27th and reviewed the above request. The requested rezoning will permit single family, multi family and 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. As you know, we originally commented on this proposal in September.
The single family density requested is generally compatible with the existing residential use adjoining to the east. The 2.5 du/ac proposed in the southeast corner should be changed to 1/2 acre lots in order to match the adjoining lots in Woodmoor Ridge. This 7 or 8 dwelling unit reduction is important to maintain compatibility. 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. The earlier question of numbers of dwelling units has now been somewhat clarified with a stated total of 449 dwelling units requested (4.15 du/ac.gross) although the plan indicates 485 possible. The committee still believes 449 is excessive. The lower proposed du/ac range shown on the plan would total 394 dwelling units, which is still 3.64 du/ac. 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 8.2 acres (6.5%) of Open Space is proposed. This includes about half of the wetlands. What is the thinking here? The remaining wetlands are within lots or multi family tracts. The wetlands as well as the drainages on site should be incorporated in the Open Space which should not be platted as part of individual lots or included in multi family tracts. These areas should be platted as separate parcels (dedicate to HOA) to ensure their preservation and availability in the future. No buildings are shown in the wetlands/drainage areas so, why not?
Obviously, traffic at these densities is quite substantial. In excess of four thousand vehicle trips per day will be generated with 449 units. More than half of them will likely head south on Monument Hill Road. Almost all of them will wind up in the Highway 105/Woodmoor Drive intersection. Even with the proposed CDOT improvements (still years away), this will have a large negative impact on the level of service. This implies that either further reductions are needed in the density permitted or the project must be phased such that the impact occurs after the CDOT improvements are completed.
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 Cl allowing for these uses just a few hundred feet away. In addition, the property adjoining to the north is zoned PBP, also allowing 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 (especially from I-25) that are substantial. Unfortunately, not much setback room is available with the proposed parcel being only about 200 feet wide on average.
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 the patio homes in the southeast corner are replaced with single family lots, if the multi family residential densities are reduced to the lower levels; if the Commercial is restricted to Office use; if platted open space is provided to protect sensitive natural features and if the traffic impact is mitigated by phasing, 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 the proposed Commercial - Office use or later change of use. Any uses requiring substantial hard surfacing, outdoor storage, large lighted areas or Interstate, rather than neighborhood exposure are not compatible with the sites’ sensitive location and should not be permitted.
Respectfully Submitted,
Jerome W. Hannigan, Chairman
Tri Lakes Land Use Committee