Planning Commission continues Ranch at Watkins Farm preliminary plat after residents raise water, floodplain and road concerns

The Arapahoe County Planning Commission on Aug. 19 voted to continue consideration of the Ranch at Watkins Farm preliminary plat (PP23-002) to Sept. 16 to allow staff and commissioners to obtain additional information about floodplain delineation and water-supply questions raised by residents.

Staff principal planner Molly Orkin Larson presented the preliminary plat for the Ranch at Watkins Farm, filing 1, saying the applicant, Strategic Land Solutions Inc., proposes subdividing 36.73 acres into 11 single-family lots and one tract for stormwater detention. Lot sizes would range from about 2.41 to 4.5 acres. The site lies east of North Watkins Road and adjacent to East Colfax Service Road; portions of the parcel lie within a FEMA-designated 100-year floodplain (Cardboard Gulch). Staff said the proposal yields a density of about 3.34 dwelling units per gross acre and conforms to the county land development code and the comprehensive plan’s urban residential, single-family-detached designation.

Orkin Larson and the applicant said utilities would be served by well water and on-site septic systems. The state water engineer’s referral, staff reported, indicated the proposed water supply could be provided “without causing material injury” to existing water rights; Orkin Larson said that language reflects the state engineer’s standard opinion and that the county had not received a written finding of material injury. The staff report and applicant materials note water-rights requirements imposed by a Division 1 water-court decree: the property owner must form a property owners association (HOA) and assign the augmentation/water rights to the HOA before final plat signing. The Bennett School District requested a cash-in-lieu payment of $22,869.99 to be addressed at final plat. The health department flagged septic/well setbacks on Lots 8–11; staff said a condition addresses setbacks and the applicant provided an exhibit showing how setbacks can be met.

The applicant, Robert Palmer of Strategic Land Solutions, described site drainage and said the design dedicates a drainage easement and a detention/quality tract. He said the development’s access road along East Colfax Service Road will be paved to county standards at final plat and that the project’s drainage and grading will be engineered to meet FEMA and county requirements. The applicant said the water-rights attorney had coordinated with the state, and that available water rights will be assigned to the HOA and allocated among lots.

The item drew extended public comment: more than a dozen residents from adjacent subdivisions (Thunder Ranch, Watkins Farm, Thunder Ranches and others) raised concerns about declining well yields, the adequacy of the Denver aquifer in the immediate area, the width and mapping of the Cardboard Gulch floodplain, and the condition and maintenance of East Colfax Service Road (a rural service road many residents said is in poor condition). Several residents urged a stay or continuation so the county could obtain additional technical review of groundwater availability and flood mapping; some residents said prior storm events had flooded portions of their neighborhoods and called the FEMA mapping incomplete for local conditions.

County counsel explained the state-subdivision review process under Colorado Revised Statutes 30-28-136: the county requests an opinion from the state engineer on whether the proposed water supply will likely cause material injury to decreed water rights; if the state engineer finds likely injury, the state must provide a written opinion detailing what additional water or exchange would be required. County staff and counsel said they had not received a state-engineer opinion finding material injury.

After discussion, Commissioner Saube moved to recommend approval subject to the staff report findings and conditions (1–8). That motion failed on a 2–4 vote. Commissioner Latsis then moved to continue the hearing to Sept. 16, 2025, to obtain additional information specifically related to the floodplain and water; Commissioner Saul seconded. The continuance motion passed unanimously, 6–0. Staff requested direction about specific evidence and experts that commissioners want for the Sept. 16 hearing (for example, additional hydrology/floodplain analysis or a state-water-engineer presence).