November 3, 2017

Settlers View and Abert Ranch Subdivision Applications

Grandview HOA & Developer Issues of Concern

VEHICULAR CIRCULATION CONCERNS

  • The LDC limits the amount of vehicular access onto a single access roadway to 25 lots. Currently, Silver Nell Drive facilities access to 17 Grandview lots/residences, 1 existing Settlers View residence and 1 off site residence for a total of 19 lots/residences. The Grandview subdivision requests that the Settlers View subdivision be limited to final platting of 6 additional lots, including the existing Settlers View residence, until such time as a second legal vehicular access is provided into the Settlers View subdivision.
  • The 10 lot Abert Ranch subdivision is planned to take vehicular access from both Silver Nell Drive to the west and Settlers Ranch Road to the south. Neither of these accesses is available until such time as development is completed both east and south. The applicant has proposed a 60’ wide temporary access easement across lots 9 and 10 accessing Steppler Rd to provide access until construction of either the Silver Nell Drand/or Settlers Ranch Rd. Historically, El Paso County has refused to guarantee maintenance of temporary access easement roadways (even if the roads are constructed to County standards). The Grandview subdivision requests that no Abert Ranch subdivision traffic be allowed to gain access indirectly into Grandview via Silver Nell Dr until such time as a second legal access is provided onto Steppler Road.

MINIMUM LOT SIZE – DENITY CONCERNS

  • During the development of the Settlers Ranch subdivision and the Grandview subdivision, El Paso County established a policy which limited the minimum size of lots within the West Cherry Creek drainage basin to 2.5 acres and the minimum size of lots within the East Cherry Creek drainage basin to 5.0 acres. This policy was based upon the specific language detailed within the Black Forest Historic Preservation Plan and was strictly enforced upon the development of both the Settlers Ranch and Grandview subdivisions. The Settlers View and Abert Ranch subdivisions are located between and contiguous to the Settlers Ranch and Grandview subdivisions yet the previously established minimum lot size policy is not reflected in either the Settlers View or Abert Ranch proposed Preliminary Plans.
  • The JPS Preliminary Drainage Plan for both the Settlers View and Abert Ranch subdivisions illustrates the specific location of the boundary between the East Cherry Creek Basin and the West Cherry Creek basin. Grandview requests that either the applicants modify their proposed Preliminary Plans to respect the previously established policy regarding minimum lot sizes or that the County re-define the policy specifying the criteria to be utilized in establishing the location of minimum lot sizes to be utilized in future plats or re-plats within the East Cherry Creek basin.

STEPPLER ROAD IMPROVEMENTS

  • Per the LDC, El Paso County required that the developers of the Grandview subdivision improve Steppler Road adjacent to the Grandview property at their sole expense. The required improvements included reconstructing the road platform, road base, asphalt, drainage ditches, drainage structures and side slopes to meet current County standards and specifications. Because the adjoining improvements were required by Code, the developer agreed and preformed the work. As a condition of approval of the Grandview subdivision, the County also required the Grandview developer to improve Steppler Road where adjacent to the future Abert Ranch subdivision. Per the LDC, the improvements adjacent to the Abert Ranch subdivision were the responsibility of the Abert Ranch developers but the County desired a timely and continuous reconstruction of Steppler Rd from Grandview south to Hodgen Road. With the cooperation of the Settlers Ranch subdivision, Steppler road was reconstructed from Grandview to Hodgen, including the Abert Ranch portion. Grandview is requesting that the County require that Abert Ranch reimburse the Grandview developer for that portion of Steppler Road constructed adjacent Abert Ranch on their behalf.
  • A final section of Steppler Road from Grandview north to Walker Road is yet to be reconstructed. Consistent with all other recent development accessing traffic onto Steppler Road, Grandview requests that the County require the Settlers View subdivision to participate in the reconstruction of this section.