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El Paso County Planning Commission Package- November 2000 Meeting

ENCLOSURES
Vicinity Map
Letter of Intent
Reduced Plan
Floodplain Map
Tri-Lakes Land Use Committee Comments
Air Force Academy Comments

Prepared by
Mark Gebhart
11/15/00

A request by All West Development Corp. for Sketch Plan approval of 107 acres, more or less, to be called Struthers Ranch. The property is proposed for 50 single-family lots, 75 multifamily units, 13.5 acres of office, and 30.19 acres of open space. The property is currently zoned RR-2 (Rural Residential) District and is located on the east side of Interstate 25, approximately one mile south of Baptist Road. Assessor’s Tax Schedule #71360-01-028, 029.

PLANNING DEPARTMENT RECOMMENDATION: The Planning Department recommends approval, with the following conditions and notations:

1. Any rezoning of this property will be to the PUD (Planned Unit Development) District to accommodate the variable densities and the provisions of the Interstate 25 Overlay Concepts in the Tri-Lakes Comprehensive Plan.
2. Any residential lots on the north boundary shall be a minimum size of one (1) acre and shall include at least a one hundred (100) foot setback from the common property line with Chaparral Hills Subdivision.
3. No access through platted road easements in Chaparral Hills shall be allowed.
4. No more than ten (10) dwelling units shall be allowed within Phase 1 until a second public means of access is provided or guaranteed.
5. Off-site relocation of Struthers Road on the south boundary will not require a Sketch Plan amendment unless densities and uses on this property change.
6. This property shall participate in a fair and equitable fashion in the upgrading and realignment of Struthers from its northerly terminus in the Academy View development to Baptist Road. This may require the execution of a Development Agreement to ensure the timeliness of construction.
7. Residential lots in Phase II shall be at least one-half (1/2) acre in size. Phase III area west of Struthers Road shall be restricted through the PUD (Planned Unit Development) District zoning to those uses and development criteria of the POC (Planned Office Complex) District and similar uses identified through the rezoning process.
8. Prior to scheduling this item for Board of County Commissioners’ consideration, a revised Sketch Plan graphic shall be submitted that:
   a. Addresses all the requirements of Chapter V, Section 48.A. of the El Paso County Land Development Code and the comments of the El Paso County Department of Transportation.
   b. The 100-foot buffer on the north boundary.
   c. The detention pond location in Phase III.
9. The modified Sketch Plan graphic and Letter of Intent shall both be considered binding elements of the approved Sketch Plan.
10. Developer shall comply with federal and state laws, regulations, ordinances, review and permit requirements, and other agency requirements, if any, of applicable agencies including, but not limited to, the Colorado Department of Wildlife, Colorado Department of Transportation, U.S. army Corp. of Engineers, and/or the U.S. Fish & Wildlife Service regarding the Endangered Species Act, particularly as it relates to the Preble’s Meadow Jumping Mouse as a listed threatened species.

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. 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.

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 an 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 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 (3) 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 Planning 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.

PUBLIC NOTICE: The property was posted on October 20, 2000.

PUBLIC NOTIFICATION: The Planning Department notified adjoining property owners of applicant’s intent on November 3, 2000, with a corrected notice mailed November 13, 2000. A summary of their responses will be given at the meeting.

HISTORY: The property was originally zoned A-4 (Agricultural) District - five-acre minimum lot size) in 1955 and rezoned to R (Residential) District - 20,000 square foot minimum lot size, in 1964. It was rezoned to A-6 (Agricultural) District - 2.5 acre minimum lot size, by County-initiated zoning in 1990. The A-6 District subsequently became the RR-2 (Rural Residential) District 1991. A request to waive the 300-year water regulation for this property was approved by the Board of County Commissioners on October 26, 2000, with the following conditions and notation:

1. The waiver must be acted upon by submittal processing and having a Final Plat approved within five (5) years of the Board of County Commissioners’ approval of the waiver.
2. This waiver only applies to a density equivalent to or less than the concept plan as identified in Exhibit A.
3. This waiver shall only be applicable if the property is annexed into the Donala Water and Sanitation District.

1. Approval of this waiver does not endorse a subsequent approval of any development applications or land uses referenced in this request.

SKETCH PLAN SUMMARY: The proposed land use acreages are as follows:

Three phases are proposed: 1) Patio homes; 2) Single family; 3) Office

COMPREHENSIVE PLANNING SECTION submitted the following recommendation:

The 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 few concerns that lead to the conclusion that a finding of Master Plan consistency cannot be recommended at this time.

The increased densities on the northern border adjacent to Chaparral Hills are too extreme without an adequate buffer. The Sketch Plan refers to the proposed 0.5-acre lots as large lot residential but when compared to Chaparral Hills’s 5-acre lots, they are a 10^th the size. The proposed 0.5-acre densities located in open grassland without adequate buffering will be distinctly different in size and character than the existing residential development in Chaparral Hills.

Most importantly, there is nothing that defines specifically what the "Office Research" will be. In the Introduction it is referred to light industrial. The shape of the 13.11-acre lot suggests strip-style development. The 2000 Tri-Lakes Comprehensive Plan recommends higher design standards within the I-25 corridor and discourages strip-style development.

1. Land Use: Struthers Ranch property parallels 1-25 and is located in the Gleneagle-Academy View Sub-Area of the 2000 Tri-lakes Comprehensive Plan. The recommended land use for this Sub-Area paralleling 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. While the Plan does not specify specific densities or uses it recommends that when densities differ from adjacent established uses, that a buffer be established. It is recommended that the sketch plan for Struthers Ranch is generally consistent with the aforementioned land use recommendations. The exception to this is the 0.5-acre single-family proposed for the northern section of the sketch plan. No buffer is indicated as a separation between the RR-3 of Chaparral Hills (5-acre lots) and the higher density 0.5-acre 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).
2. Transportation: The roadway transportation issues appeared to have been addressed. The 2000 Tri-lakes Comprehensive Plan also recommends alternative transportation modes such as continuous bike trails. The sketch plan does not indicate any trails or trail connections. The need for trails was specifically address in the Gleneagle-Academy View Sub-Area (page 131).
3. I-25 Visual Overlay: The goal of the Visual Overlay is to enhance the corridor appeal of I-25. In the introduction, paragraph 4, it states that the developer will "buffer the residential from the Interstate by Light Industrial." The suggestion of light industrial might suggest mini-warehouses or strip-type development that is highly discouraged in this I-25 Visual Overlay (pages 84-86).
4. Open Space: The Struthers Ranch Sketch Plan indicates approximately 29-acres of open space on the 105-acres of the residential portion of the sketch plan. This represents 36 percentage of the total site, an adequate amount.
5. 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 (pages 15-20). If over lot grading is planned, Best Management Practices for soil stabilization and dust control are recommended.
6. Vegetation: The Plan emphasizes retaining the existing vegetation or reestablishing stands of native vegetation such as Gamble Oak, and native grasses on this site.

1. 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.
2. Small Area Plan 2000 Tri-Lakes Comprehensive Plan

TRI-LAKES LAND USE COMMITTEE comments are included as an attachment.

THE STATE ENGINEER’S OFFICE submitted the following:

We have received your October 12, 2000 submittal concerning the above referenced proposal to subdivide 107 acres into residential (50 single-family lots and 75 multifamily-dwellings) and office space. The estimated water requirements were given as 76.58 acre-feet annually. The source of water is stated to be Donala Water and Sanitation District, but no commitment for service from the District was provided. Pursuant to the provision of C.R.S. 30-28-136(l)(h)(1 1) it is the opinion of this office that absent written commitment for service from the District the proposed water supply cannot be provided without injury to existing water rights.

When submitting the written commitment for serve, we would like the District to provide a summary of its supplies vs. commitments relative to documenting its ability to serve its commitments for both the 100 year Colorado Statutory aquifer life and the 300 year El Paso County policy water supply requirement.

THE COUNTY ATTORNEY’S OFFICE Findings and Conclusions will be presented at the meeting.

EL PASO COUNTY DEPARTMENT OF TRANSPORTATION submitted the following:

1. Provide planned internal roadway locations, functional classifications and names.
2. Show location and ownership of all existing and proposed major easements and right-of ways.
3. Struthers Road will need to be coordinated with the properties to the north and to the south for a common corridor.
4. The second access from the west into the multi-family area will need to be coordinated with the properties to the south for a common access.
5. The Preble’s Meadow Jumping Mouse habitat buffer area is delineated on the sketch plan with the single and multi-family housing area encroaching into this area. Provide discussion on these areas.
6. No-build areas for the 100-year flood plain and other Geologic Hazard or wildlife habitat areas needs to be designated on the plan.
7. Provide proposed lot sizes and locations adjacent to existing developments.
8. Existing ponds will need to be removed and regraded unless they are designed and upgraded to serve as part of the storm water management and discussed in the drainage report, with a Geotechnical Engineer’s certification provided on each of the spillways, piping, and embankments. Two ponds are shown just upstream of this proposed subdivision. Ownership, maintenance agreements and a Geotechnical Engineer’s certification will need to be provided on these drainage structures, also.
9. The plan should include maintenance responsibility and ownership of the open spaces, detention and drainage areas.
10. Show major easements, right-of-way, utility facilities, drainage ways and ditches within one-quarter (14) mile of the sketch plan boundary.

1. An affirmative drainage statement to the effect that the required regional drainage improvements and structures can feasibly be provided on this property in light of access and threatened species issues.
2. There are significant drainage, drainage structures, and detention improvements required in this development as identified in the Drainage Basin Planning Study (DBPS) for the Black Forest Basin. A Master Development Drainage Plan (MDDP) is required to be submitted and approved prior to review and approval of any Preliminary Drainage Report (PDR) and Preliminary Plan. The MDDP will be required to address the required regional drainage improvements. 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.
3. Any significant deviations from the approved DBPS for Black Forest Basin, including a "Prudent Line" approach will require a revised DBPS to be proposed and approved by the City/County Drainage Board.

1. The Major Transportation Task Force (MTTF) has recommended that access onto Struthers Road be limited to approximately one-quarter mile. Thus, only one full access intersection will be allowed in Struthers Ranch and it will need to be located approximately one-quarter mile from Spanish Bit Drive. Should an additional access be needed, the MTTF has recommended it be located midway between the full intersections and that it be limited to a right in-right out intersection only.
2. The developer to the south of Struthers Ranch is proposing Struthers Road with a different alignment than shown on this sketch plan. Coordination with this developer for a common corridor will be needed.

COLORADO GEOLOGICAL SURVEY submitted the following:

In response to your request and in accordance with Senate Bill 35 (1972) 1 visited this property to review the plat. Included in the referral were a Preliminary Drainage Report prepared by JPS Engineering (September 2000) and a Soil, Geology and Geologic Hazard Study prepared by Entech Engineering (July 2000).

1. Drainage. Black Forest Creek, which trends-from northeast to southwest, is the most prominent feature on the property. A small dam is present in the northeastern corner of the property. The darn appears to be in good condition, with no tree or shrubs growing on it; no seeps were observed on the downgradient side of the dam. The spillway has experienced severe erosion, as mentioned in the Entech report, and a deep channel has been cut in this area.
       I recommend that the integrity of the dam be confirmed by drilling and sampling the soil in the structure, and then performing geotechnical analyses. If any modifications are planned, the developer should check with the Division of Water Resources to determine whether the dam is jurisdictional.
   The drainage report is a bit unclear as to how developed flows will be routed. Page 5 of the report states that storm sewer outf ails will be extended to daylight in the adjacent natural channels. On page 6, flows will be routed to detention pond 11. There should be clarification on flow management, particularly from Basin D, which bounds a residential subdivision.
       The depth to groundwater varies across the site, and will likely decrease after development. Basement construction should be considered only where basement floors are a minimum of 4 ft above seasonal high groundwater. A subsurface drainage system should be included with any subgrade construction.
2. Soil/bedrock. The subsurface profile is well exposed in the drainage, where coarse sandstone bedrock is overlain by alluvial and colluvial sediments. The bedrock is shallow in the northwestern part of the state, which may increase the cost of grading activities and excavation for homes. Also, shallow bedrock may increase the potential for perched water to form after development.
       The coarse fraction of the soils is very erodible on the rolling topography. Sedimentation ponds and other erosion control practices should be in place before grading activities begin.
       The subsurface soils from individual building sites should be evaluated for geotechnical parameters so that foundations systems may be designed accordingly.
       There are no geologic conditions present that would preclude development. The recommendations stated in the Entech report are valid and should be followed. The darn should be evaluated in more detail in the next phase of development, and clarification should be provided on the drainage plan.

COLORADO DEPARTMENT OF TRANSPORTATION submitted the following:

The Colorado Department of Transportation has reviewed the information submitted with the request for approval of a Sketch Plan for Struthers Ranch. The development is approximately 107 acres, which proposes 50 single-family lots, 75 multifamily units, 13.5 acres of office and 30.19 acres of open space. The development is located on the east side of 1-25, approximately 1 mile south of Baptist Road.

Mr. John Cordova, a CDOT traffic engineer, has reviewed the traffic report submitted. His comments follow:

These items will need to be addressed and a revised report submitted to the Department for review. Upon review of the revised report, additional comments may be forthcoming.

UNITED STATES AIR FORCE ACADEMY comments are included as an attachment.

THE TOWN OF MONUMENT submitted the following:

We are in receipt of your referral regarding application 4 SKP-00-010 (Sketch Plan Struthers Ranch) for the 107-acre Struthers Ranch south of Chaparral Hills.

Our Board of Trustees discussed this application at our November 6, 2000 Board meeting and voted unanimously to state our opinion this application is "Not Preferred" at this time because of the lack of the following items being addressed:

1. There is not a good traffic plan to Baptist Road
2. The issue of possible impact fees for the Baptist Road Rural Transportation Authority does not appear to have been addressed.
3. The applicant appears to have an inaccurate Government Services list, especially with regard to the Fire District and the School District.

MAJOR THOROUGHFARE TECHNICAL COMMITTEE - The applicant is requesting three full movement access points on Struthers Road. The first access point is a full movement, the second is a right in, right out, and the third access point is to the south of the patio homes. The third access will be difficult because of the mouse habitat and terrain. We show conceptual turn lanes, which will be based on design and grade.

Recommendation: Approval

MAJOR THOROUGHFARE TASK FORCE - It was moved by Mr. McCarty, seconded by Mr. Novak, and carried unanimously (Mr. Barber was absent from this matter) to uphold the recommendation of the Technical Committee to approve two full access points on Struthers Road and a right-mi right-out. (The third full access point is at Spanish Bit Drive.)

REGIONAL BUILDING DEPARTMENT - Floodplain Administrator: Portions of the site are located in a designated 100-year floodplain. Development in these areas is subject to the Floodplain Development regulations.

EL PASO COUNTY DEPARTMENT OF HEALTH AND ENVIRONMENT - Donala Water and Sanitation. Air Quality Permit required for land disturbances in excess of one acre.

ACADEMY SCHOOL DISTRICT #20 - The 50 projected single family lots and 75 multi-family units are expected to yield approximately 27 elementary school students, 14 middle school students and 17 high school students. Schools of assignment are Pine Creek High, Challenger Middle and Antelope Trails Elementary Schools. Future growth projected for the area will eventually require the construction of additional school facilities.

MOUNTAIN VIEW ELECTRIC ASSOCIATION commented as follows:

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

Comments, if any, from the following entities will be provided at the meeting:
El Paso County Parks
Soil Conservation District
Northern El Paso County Land Owners’ Organization
United States Army Corps of Engineers
Donala Water & Sanitation District
Donald Wescott Fire Protection District
Colorado Division of Wildlife
Baptist Road Rural Transportation Authority

1. The property has been subject to many prior development-related discussions. This proposed request is the furthest any application has proceeded on the property. The waiver of the 300-year water supply, utilizing the State’s 100-year supply instead, was approved by the Board of County Commissioners.
2. The property provides a middle link for the connection of Struthers Road between Northgate Road (and future Powers Boulevard) and Baptist Road, which may in the future reduce traffic on Gleneagle Drive.
3. Master Plan Issues - Development of this property would be consistent with the Tri-Lakes Comprehensive Plan and the County-Wide Policy Plan, with certain clarifications and modifications, and additional standards that would be imposed at the zoning stage. Inclusion of a larger lot requirement or buffer on the north, substantial building setbacks along Interstate 25, implementation of a visual overly, will enhance master plan consistency.
4. Land Use Compatibility - The land use plan, as proposed, is compatible with surrounding land uses, if a buffer of larger lots is provided along the north boundary and the area west of Struthers is planned as office.
5. Water/Wastewater - The property is proposed for annexation into the Donala Water and Sanitation District. The District has indicated that they have sufficient water for a 100+ year supply, and grey water irrigation of the office landscaped area will be required.
6. Drainage/Open Space - A large portion of the center of the property is located in the 100-year floodplain, and is also considered habitat for the Preble’s Meadow Jumping Mouse, and will be maintained as open space, and could be part of a future habitat bank. As the Black Forest Drainage Basin Planning Study predates Preble’s Mouse considerations, some channel improvements identified in the Study may be difficult to implement. Both the Air Force Academy and Colorado Department of Transportation will require that developed drainage flow be limited to historic flows.
7. Approval of Location by the Planning Commission for the future water tank will be required since the design and construction specifics are not available at this time.

--------------------------------

Tri-Lakes Land Use Committee / El Paso County, Colorado
19360 Spring Valley Road • Monument, Colorado 80132 • 719 481-8292

Mark Gebhart, Project Planner
El Paso County Planning Dept.
27 East Vermijo Avenue
Colorado Springs, Colorado 80903

Re: Struthers Ranch Rezoning/Sketch Plan November 2, 2000

Dear Mark,

Thank you for the referral on the above proposal. The TLLUC has reviewed the request and has a few comments. This parcel adjoins the Interstate just southeast of the Baptist Road Interchange and is fully visible from the highway in each direction. The site lies within the GleneagleAcademy View Sub Area and also within the I-25 Visual Overlay District of the Comprehensive Plan Update.

As you know, the Gleneagle-Academy View Sub Area is mostly built out and land use patterns are generally well defined. This particular area is a remainder parcel and has different land uses and densities on each side. The plan proposes varying density residential uses adjoining existing residential uses which is generally compatible. Efforts should be made with respect to providing the larger lots and setbacks along Chaparral Hills in deference to those existing large parcels.

A 13.5 acre portion lying between the Interstate and the proposed Struthers alignment is referred to as "Office-Research" or "Light Industrial." Neither industrial nor retail business land uses are in any way compatible in this location. Office type uses are however, and the TLLUC supports that use in this area. We believe the depth of the property between Struthers and the Interstate is not as wide as it needs to be and we believe an alignment for Struthers further east and not parallel with the Interstate to be preferable. This would increase the office area and decrease the residential, which we would support - in fact, replacing the "low density" (50) dwelling units with office use would itself be supportable from many points of view of the Tri-Lakes Comprehensive Plan.

Questions surfaced about the PMJM area and whether or not it complies with the USF&W required setbacks? If not, would an increase in open space necessitate an increase in the residential density adjoining? We hope not. Further, questions remain about the availability of this open space to the residents and/or the public. Who will own the open space and who will administer and maintain it?

Of course, the larger concern voiced in the Tri-Lakes Comprehensive Plan is the I-25 Overlay District. This entire area is fully visible from the highway, consequently all uses and densities are of concern.

The overall Goal of the I-25 Overlay District is to preserve the natural character of the corridor. One of the specific proposed actions to be taken is to maintain substantial setbacks from I-25 (to allow) for future transportation expansion. Again, this goes back to the proposed Struthers alignment.

Further, the 2000 Tri-Lakes Comprehensive Plan has the following to say: "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 with screened parking. Viewsheds to the mountains should be essentially uninterrupted, framed by thoughfully considered development. The Corridor should be developed as a showcasc reflecting community pride and as an example of exceptional planning."

All four of the Guiding Principals for this District are relevant to this parcel; they are:

1. …to preserve the unique character of the I-25 corridor from County Line Road to the Academy Boulevard exit.
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.
4. To visually enhance and define I-25 as the entry to the County, Town of Monument and City of Colorado Springs.

With reservations stated, the TLLUC believes the uses proposed are appropriate. Because of the visibility of the site and lack of vegetation, the very best of planning efforts will be the minimum required to integrate the development and prevent it from appearing like just another "rooftop ocean."

As always, the committee welcomes the opportunity to further assist staff or the owner/developer with suggestions that would be appropriate for this site and other areas within the I-25 Overlay District.

Respectfully Submitted,

Jerome W. Hannigan

Tri Lakes Land Use Committee

--------------------------------

To the El Paso County Planning Department
November 3, 2000
Attn: Mark Gebhart

General comments:

1. We respectfully request a copy of the drainage report and traffic study accompany future requests for development reviews by USAFA due to storm drainage issues and potential traffic impacts on USAFA.
2. Recommend USAFA be included as an adjacent property (page 5 of Sketch Plan).
3. The acreage proposed for Office/Research in the Sketch Plan differs from that which is shown in the drainage and traffic studies.
4. The Sketch Plan report addresses how the proposed development supports the general goals and policies of the Tri Lakes Comprehensive Plan. While it appears the proposed sketch plan generally complies with these policies, recommend the applicant address the objectives and actions in Sub Area 10 and I-25 Overlay as approved by the BOCC 19 Oct 1999. Please have the applicant address how they will:
   a. Establish and maintain substantial building setbacks from 1-25 for future transportation expansion.
   b. Incorporate provisions for native landscaping as part of future development along the 1-25 corridor.
   c. De-emphasize large parking lots that are visible from 1-25 through the use of berming, landscaping, and above ground or underground parking structures.
   d. Reduce adverse visual impact from signs, communications towers, lighting and land uses along the 1-25 Corridor.
5. USAFA recommends orientation of any parking for the office/research area to the east side of the facilities, away from I-25. Carefully consider setback, size, massing, and orientation of these facilities to be consistent with the general theme of the USAA complex.
6. Consider revising the PMJM habitat/development limits to include existing development on the property.
7. Due to the proximity of this development to our main airfield, the USAF Academy requests the following notice be place on the final development plat: "NOTICE: This property may be impacted by noise and other similar sensory effects of flight by aircraft used in the United States Air Force Academy’s Airmanship Program. This notice shall remain in effect until the Air Force Academy shall cease to be actively used. This notice shall run with the land."
   Comments on Drainage Report:
8. The 1989 Black Forest Drainage Basin Planning Study (DBPS) assumes essentially the same proposed land uses on the Struthers Sketch Plan to predict storm water runoff conditions. The plan calls for extensive improvements both onsite and upstream from this property to mitigate developed flows associated with this tributary area to the Air Force Academy. Specific improvements include the following:
   a. On-site, the DBPS recommends numerous improvements including a regional detention facility and channel improvements to maintain historic flows and to prevent further channel degradation which is evident on the property.
   b. Off-site, the DBPS recommends improvements to an existing upstream detention facility and construction of an additional regional detention pond north of Baptist Road near Kingswood Drive. The majority of this upstream area is built out and is releasing developed flows onto USAFA through Struthers property.
9. The 1989 DBPS recommended riprap lining improvements and drop structures to stabilize the main channel, which flows through this property. The Drainage Report recommends using a "prudent line" or setback area away from the stream in lieu of providing the DBPS improvements, even though the DBPS indicates that these improvements are required to preserve historic flows and to protect wetland areas from additional degradation. From the USAFA perspective, the "prudent line" approach is not an acceptable solution.
10. The DBPS states that the County will be responsible to maintain drainageways and detention facilities to include the limits of the 100-year floodplain and freeboarding areas. Access along all major drainageways via a 12’ maintenance road for the County to maintain these facilities will also be required. Who will fund these improvements and who will ultimately maintain them?
11. Please clarify the location of proposed detention pond "11". The Drainage Report Sketch Plan shows the pond in a different location than what is shown in the DBPS. The All West Development Corp. Sketch Plan shows primary access to the Office/Research area at the same location of the proposed pond.
12. The Drainage Report implies that the detained flow rates from the DBPS are adequate to size drainage crossings under Struthers Road, but these facilities have not yet been built.
13. USAFA will not accept any developed runoff from this property. If the improvements in the DBPS are not constructed USAFA strongly recommends the County update the DBPS to reflect these changes and include provisions to maintain historic flow rates, stream stability, and water quality.
    Comments on Traffic Study:
14. The applicant’s Traffic Study indicates that this development will cause the future level of service at the Gleneagle Drive and Northgate Road intersection to decline from C to D after proposed signalization. Who will be responsible for constructing the signal and mitigating the decreased service at this intersection caused by this development? When will these improvements be made?
15. USAFA is concerned with responsibility and timing of improvements to Struthers Road from Baptist Road to Northgate Road. The Traffic Study indicates that Struthers Road is to be built as an arterial with a total of four lanes. The study also points out that additional turn lanes along Struthers both onsite and offsite will be required to prevent disruption of traffic. What entity(s) will be responsible for this construction and when will it occur?
16. Please have the applicant clarify the assumptions made for determining traffic volumes coming to and from the undeveloped parcels along Jackson Creek Parkway to the north.

VICKI WILLIAMS
Comprehensive Planner

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