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Prepared For

All West Development, Corp.
3605 Hartsock Lane
Colorado Springs, Co. 80917

Prepared By:

Charles E. Graff & Associates, Inc.
1903 Lelaray Street Suite #101
Colorado Springs, Co. 80909
(719) 579-0704 Fax (719) 579-0735

September 13, 2000

POLICY PLAN

TRI-LAKES COMPREHENSIVE PLAN

The purpose of this document is to provide sufficient information for the review and approval of the Struthers Ranch Sketch Plan, outline the goals and objectives used in the preparation of the plan. This report will substantiate the planning and design decisions made, and will discuss the potential impacts this project may have on the environment and any jurisdictions this property falls within.

Struthers Ranch is to be planned development as a residential (low density), residential (high density), light Industrial (office Research), and open space project; intended to accommodate the projected population expansion for El Paso County. The land uses will provide semi-rural living and maintenance 29% open space in between the different densities. Consideration was given Black Forest Creek a portion of the Black Forest Drainage Basin as a flood plain and environmentally sensitive area. Therefore building areas have been designed out of the 100 year flood plain as defined by FEMA and potential wildlife area as indicated on the plan.

Struthers Road, a 120 foot ROW is stubbed into the property on the south and will be continued through the property to the north boundary. This ROW location has been discussed with the El Paso County DOT, Colorado State Highway Department, and adjoining property owners to the north, a general consensus on the alignment has been agreed upon.

In the past 3 years, there has been a increased demand for semi-rural living in the area around Baptist Road and Glen Eagle. The goals of the Struthers Ranch Sketch Plan are to create ½ and 1 acre lots on the northerly side of the open space area adjacent to the existing Chaparral Hills and buffer the residential from the Interstate by Light Industrial. The southerly side of the open space will provide residential living at a higher density and is similar to the adjoining land use. The Struthers Ranch Sketch Plan, in conformance with existing county and regional plans and will meet the needs to ensure the quality of the area is maintained.

The following is a justification statement based on findings in the County Policy Plan and 2000 Tri-Lakes Comprehensive Plan combined with sound planning principals.

Development pressures are not always easy to deal with in a land use setting that is as varied on all four sides as, Struthers Ranch. Therefore we have taken into consideration land use densities, buffering, and environmental concerns that may effect the compatibility with existing conditions. In general lots north of the drainage way are larger, office research is proposed along the westerly boundary, and higher density along the southern and easterly boundary. The Plan presented is the result of the research, soil testing, and consideration of existing conditions.

The Struthers Ranch, is located 1 mile south of Baptist Road and east of existing Struthers Road and is currently undeveloped. Principle access to the site will be from Struthers Road and one access point in Academy View on the south boundary. The entire Sketch Plan area contains 107 acres, which is broken down as follows:

STRUTHERS RANCH SKETCH PLAN

PHASE I

The area included within Struthers Ranch is zoned RR-2. The land uses proposed on the sketch plan, when rezoned, will be compatible with the surrounding land use and densities.

The immediate surrounding area of the Struthers Ranch Sketch Plan is zoned as follows:

The relationship between adjacent land uses, zone districts, and that which is proposed for Struther Ranch Sketch Plan was determined to be compatible based on the current County Policy Plan, 2000 Tri-Lakes Comprehensive Plan, availability of utilities, and present conditions. Any foreseeable adverse impacts can be handled on-site and in detail as the sketch plan develops and zoning applications are presented.

The County Policy Plan and 2000 Tri-Lakes Comprehensive Plan addressees several land use observations we feel are relevant to the proposed Struthers Ranch Sketch Plan.

Throughout the planning and development stages of the Struthers Ranch sketch plan, the goals, policies and programs of the Plans were recognized and incorporated where applicable into to the overall project intent and design. The sketch plan has implemented those policies which have been established for the guiding of future developments with reference to Growth and Land Use. The following are several sections that support the county plans as implemented by the Struthers Ranch sketch plan:

Section 6.0 Growth and Land Use

"6.1a Encourage patterns of growth which complement the natural environment and reinforce community character." The plan has taken into consideration the surrounding land use and matched compatible densities together with preserving the natural drainage and wild life habitat.

"6.2b Support growth which provides for the supporting and preserves environmental quality." Struthers Ranch sketch plan is proposed to be annexed into the Donala Water and Sanitation District and several agreements are attached to the property to assure access easements and a future water tank site in the south east corner. In addition the development will provide for another portion of Struther Road, a major arterial, to be completed, which will eventually become a frontage road adjacent to 1-25.

"6.1.3 Encourage new development which is contiguous and compatible with previous developed areas in terms of density, land use, and access." The Struthers Ranch is a in-fill parcel and surrounded on all sides by existing development. The proposed land uses are similar in density and only vary slightly with that on the north, because the property will be totally served by public utilities, unlike Chaparral Hills, which is on individual wells and septic systems.

"6.1.4 Encourage efficient and economical facilities and services." All public utilities are available either on site or adjacent.

The Struthers Ranch meets all of the above objectives.

"6.1.6 Direct development toward areas where the necessary urban-level support facilities and services are available or will be developed concurrently." Struthers Ranch meets this policy objective.

"6.1.7 Encourage infill development which complements existing uses, is consistent with small area and other adopted plans." Struthers Ranch meets this policy objective.

"6.1.8 Encourage incorporating buffers or transitions between areas of varying use or density where possible." The Sketch Plan has met this objective by buffering the residential on the west from the interstate with office research, on the north with large lot ½ and I acre lots, on the east with open space and similar densities, and on the south with like densities. In the project itself the low density residential and higher density residential is separated by the open space drainage area. In general the Struthers Ranch Sketch Plan meets all or most of the policies as outlined in the Growth and Land Use section.

SECTION 5 TRANSPORTATION:

"GOAL 5.1 Ensure a connected, efficient. Safe, transportation system." Struthers Road is identified as a parallel road to I-25 and as a north-south road Struthers Road and Jackson Creek Parkway will provide improved north south movement for local traffic.

OBJECTIVES: The Struthers Ranch Sketch Plan is in support of several transportation objectives.

"5.1.1 Identify and prioritize transportation deficiencies and future transportation improvements."

"5.1.2 Plan for additional north-south arterial and collector roads."

"5.1.4 Encourage the dedication and/or acquisition of additional roadway rights-of-way."

"5.1.7 Encourage logical and economical road extensions and linkages."

SECTION 7 GROWTH AND LAND USE:

GUIDING PRINCIPLES: The Struthers Ranch Sketch Plan is in keeping with the principles identified for Growth and Land Use and more specifically the following GOALS.

"7.1 To allow for a balance of mutually supporting interdependent land use, including office and residential which provide for employment and housing."

"7.2 To encourage a moderate growth rate and not create a high demand on services and facilities by virtue of location and design."

"7.3 To allow development that complements the unique environmental conditions, is harmonious with the overall established land use patterns, and is consistent with the character of the area."

OBJECTIVES: The Struthers Ranch Sketch Plan supports several of the Growth and Land Use objectives.

"7.1.4 Ensure logical and contiguous expansion of necessary infrastructure. Discourage noncontiguous development."

"7.1.9 Carefully consider the environmental, visual, economic, and land use impacts of new development and where possible, incorporate, mitigate, and buffer or visually screen adjacent land use that differ in type and density."

SECTION 10 CLUSTERING AND OPEN SPACE:

The Struthers Ranch Sketch Plan is in support of several relevant GOALS as follows:

"10.1.4 Encourage public access onto open space lands, or a portion thereof, and consider access on a case-by -case basis."

"10.1.5 Consider open space as one method of buffer transitions between land uses and ensure that they are maintained in a mutually agreeable manner."

"10.1.6 Discourage development in stream channels, near water features, or within wildlife migration corridors."

The Struthers Ranch Sketch Plan will be phased in (3) separate phases. Phase I will consist of the proposed patio home area and contain approximately 75 units, with a projected population of 188 people. Phase II will consist of approximately 50 low density units on ½ and 1 acre lots, with a projected population of 125 people. Phase III is the office research area.

The following public services are recognized as essential elements of the sketch plan:

All of the above referenced jurisdictions are within there service area except the Donala District. We are currently in the process of annexing the Struthers Ranch into the district and have a application pending with the El Paso County planning commission to address the 300 year water policy verses the State’s 100 year water rule.

Water and sanitation for the property will require annexation into to the Donala District. After meeting with the district manager, it has been determined that they would annex the property and water is available to serve the desired uses under the State’s 100 year water rule. Several conditions will be required, as follows:

The above comments are the result of a request to the district along with annexation sufficient water for 75 patio homes, 50 single family lot, and 16 acres of light industrial.

The water requirements are 76.58 acre feet of water annually. This amount was determined according to the above referenced land use categories and calculated according the districts methods for water consumption.

The Struthers Ranch Sketch Plan will be served by newly developed roads in the interior of the project. These roads will be built to County Standards.

The primary access will be from Struthers Road. The future plans for the road is a 120’ right-of-way, connecting to the south and extending to the north to tie in with Jackson Creek Parkway.

Discussion with county officials, Mark Gebhart , Land Use Department and Paul Danley, County DOT, along with the State Highway Engineer, Bernie Guevara, has indicated that the road alignment would be acceptable given all proper design considerations. Meetings were also held with the property owners to the north and they agree in concept to the proposed alignment.

The future improvements to the I-25 and Baptist Road intersection has not been designed yet. However, the State will be evaluating the future expansion and needs during the next 12 months, with improvements starting possibly as soon as 2003. One of the items that will change is the existing location of Struthers Road at Baptist Road and the environmental assessment will determine the ultimate width and alignment of Struthers at Baptist Road.

Submitted with this application is a traffic analysis prepare by LSC Transportation Consultants, Inc.

Topographic conditions presented on the site are generally suitable for the development proposed within the Sketch Plan area. The topography on the site varies, however it is gently sloping uplands, rising from the Interstate 25 to the east. This area has slope gradient generally between 0 and 5% with a few areas greater along the Black Forest Creek Drainage, which range from 5 to 15%.

To accommodate the development proposal, the residential will remain a safe distance from the drainage way and clear of the 100 year flood plain. No significant landforms are present within the project area, which inhibit the development as proposed. The road systems will be designed to bear a compatible relationship with existing topographic conditions.

The principal vegetation within the project area is generally limited to prairie grasses with some deciduous trees associated with the creek area and in the eastern area, which is the back portion of the property. The typical species composition found on the site is dominated by the following plants.

These species are typical of eastern Colorado along the front range, occurring on the higher plains and adjacent to major drainage courses where soil moisture content is conducive to plant growth, specifically the riparian shrubland.

The type of prairie grassland ecosystem which would be lost due to the development is abundant in this region. Therefore, the reduction in habitat would not result in a significant loss of this particular grassland ecosystem.

Black Forest Creek is a unique riparian/wetlands area. There are several species associated with the creek and conservation of the area has been addressed by backing lots up to the creek and no building structures or roads will effect the potential habitat area, with the exception of the crossing of Struthers Road.

The Prebel’s Meadow Jumping Mouse (PMJM), since it’s listing as a threatened species in 1998 was found by a presence/absence survey prepared in June of 1999. This study trapped 8 individual PMJM over a period of 535 trapnights. Since than we have had the area surveyed by SWCA Inc. Environmental Consultants. The direction was to establish in the field the actual area of the riparian habitat and stake it for accurate identification. This area is identified on the sketch plan. Subsequent ecological services during the development process will be processed by SWCA.

The soils, geology, and geologic hazard study for Struthers Ranch was prepared by ENTECH Engineering, Inc. and the report is part of the application under a separate cover.

The residential land use proposed for Stuther Ranch Sketch Plan does not typically lend to dramatic increases in air pollution. The larger lot residential use is considered to be clean and non-polluting as are the Patio Homes. The Office Research area also falls with in this classification. Therefore, the only major contributor of air pollutants would be the result from vehicular traffic. The nature of the traffic being destination oriented will minimize the resulting vehicular particulate emissions. The only other source would be from Struther Road once the connection to the north and south have been made.

Noise pollution generated from the development will be due primarily to vehicular traffic.

The development contribution to the degradation of existing water quality will be minimal. Of the primary contributors to water pollution, the only one which would result from this development would be due to surface runoff, which may contain sediments from the proposed streets.

The visual impact created from the development will be minimal. It is the intent to buffer the residential from the interstate with the office research area and buffer the interstate with landscaping.

JPS Engineering has prepared a Preliminary Drainage Report for the proposed development in accordance with the El Paso County drainage criteria manual. The report is submitted with this application under a separate cover. The entire site drains to the west and into Black Forest Creek, which runs through the property. This report defines the quantity of storm water runoff that is generated on site and off site, east of the property, that crosses the sketch plan and discharge points at the creek. The storm water runoff flows were computed on the basis of a 24 hour storm duration with both 5 and 100 year storm return frequency.

The El Paso County Sourcebook excludes this area from its study of wildfire hazards. However, the lack of any tree cover on the site eliminates the possibility of crown-fire in the development area. There are no shrubs or sapling growth found that would lead to brush-fire. Being predominantly a low growing grassland and npanan shrub environment, this vegetation is not conducive to the occurrence of wildfire.

The overall project has been address by JPS Engineering., Inc., for specific information addressing the drainage and erosion control refer to this document, which has been submitted under a separate cover.

The proposed Struthers Ranch Sketch Plan, will prove to be beneficial to El Paso County. The development proposed has integrated specific site elements into the project design to ensure the development is functional, environmentally sound, and compatible with adjacent land uses. The type of growth, which the Tri-Lakes area will experience from this development will benefit the County through an increased tax base, extension of a major roadway, and provide a compatible living environment. The proposed development has less density than conventional single family site built developments today. The development will result in beneficial impact versus little or no adverse impact. The coordinated efforts and research involved in the preparation of the development will ensure the resulting development will have minimal impacts upon adjacent communities and services while increasing the diversification of the Tri-Lakes area.

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