El Paso County planning panel backs Elkview Estates rezoning 7-1, forwards to commissioners

The El Paso County Planning Commission voted 7-1 on Sept. 18 to recommend approval of a map amendment to rezone 17.05 acres near Old Ranch Road from RR-5 to RR-2.5 for a proposed subdivision called Elkview Estates. The commission’s recommendation, made by Commissioner Shippel, included two conditions and two notations and will be forwarded to the Board of County Commissioners for final action.

The rezoning request, submitted by Elk Ridge Developments and presented by John Romero of Galloway, would allow lots averaging roughly 2.8 dwelling units per acre using well and septic systems. Planner Lacey Dean told commissioners the project “is brought by Elk Ridge Developments, for an approval to rezone 17.05 acres from RR5 to RR2.5,” and reviewed the county criteria for a rezone, saying “these criteria are really the only criteria we can look at today as far as approval goes.”

Why it matters: the change would allow smaller lots than the current RR-5 designation, and neighbors said that change could increase traffic, strain groundwater and change drainage patterns. Commissioners and staff noted that technical issues such as drainage reports, water sufficiency and construction-level access will be evaluated at the subdivision (preliminary plan/final plat) phase if rezoning is approved.

Staff findings and technical notes Planner Lacey Dean and Jose (Joe) Anstrom, an associate engineer with El Paso County Department of Public Works, said the property is in the Kettle Creek drainage basin, is not inside a regulatory floodplain and that basin or bridge fees do not apply. Anstrom said a drainage report and grading and erosion-control plans will be required at the final plat stage. He told the commission, “The property in question is in the Kettle Creek drainage basin, and there are no basin or bridge fees associated with this basin. The property is not located within a regulatory flood plain.”

Transportation and access County staff noted Old Ranch Road is owned and maintained by the City of Colorado Springs and that the submitted traffic study projects an increase of 57 average daily trips for the subdivision and about 6 peak-hour trips in each peak period. The county’s review concluded the roadway would operate at a level of service B or better after the project; staff said no off-site mitigation was required at the rezoning stage. Romero said the applicant proposes a new access built to county standards and acknowledged the existing Studebaker drive is a private, single-lane access that serves neighboring properties.

Public comments and concerns At least six written letters of opposition were received and multiple neighbors spoke in person. Concerns focused on: whether Studebaker is a private drive and should not be treated like a public road; whether additional wells and septic systems would deplete or contaminate groundwater; and whether grading already done on the site had affected neighboring lots and trees.

Resident Fabricio Colola told the commission, “Studebaker has been a private drive from the 1970s,” and said existing Google mapping does not reflect the private nature of the lane. Longtime resident Nona Womack said Old Ranch Road is narrow with roadside ditches and potential safety and tree-health effects from added traffic. Larry Powell said drainage from the proposed development “runs onto my property” and that he has “the only culvert that goes underneath of Old Ranch Road.” Jeff Guyverson said reduced water pressure is already a local issue and added, “I don't wanna be part of their HOA,” referring to the developer’s stated plan for covenants if the subdivision proceeds.

Applicant response and county process Applicant John Romero said soils testing and geohazard work had required on-site grading to evaluate wells and septic viability and that preliminary studies indicate soils and services are adequate. He said the developer will pay applicable road impact fees, obtain city approval for access onto Old Ranch Road, and that an HOA covenant package is planned to help preserve open space character.

Commissioners’ discussion and next steps Commissioners emphasized that rezoning review is limited to compatibility with the master plan and zoning districts; technical issues such as drainage, water sufficiency, and detailed access are evaluated later in the subdivision review. Commissioner Trowbridge noted state and county differences on water availability requirements: “The state requires a 100-year supply ... El Paso County ... requires a 300 year commitment.” Several commissioners invited neighbors to meet with county staff to review drainage and water procedures; Public Works staff offered an El Paso County drainage FAQ and said they would meet with interested neighbors.

Formal action Commissioner Shippel moved to recommend approval in accordance with the attached resolution, with two conditions and two notations and no finding as to water sufficiency, quality and dependability. The motion passed 7-1 (Commissioners Shippel, Fuller, Trowbridge, Jack, Whitney, Byers and Mares voted aye; Chair Jay Carlson voted no). The commission’s recommendation will be transmitted to the Board of County Commissioners, where the final decision will be made.

What remains unresolved If the Board of County Commissioners approves the rezoning, the project must still satisfy subdivision requirements at the preliminary plan and final plat stages. Those later steps will require: a drainage report and measures to avoid adverse impacts to neighboring properties, evidence of water availability and well feasibility, final access approvals from the City of Colorado Springs, and adherence to El Paso County design standards for roads and erosion control.

Votes at a glance Elkview Estates (File P257) — map amendment to rezone 17.05 acres from RR-5 to RR-2.5: Recommendation to approve with two conditions and two notations; vote 7-1 to forward to the Board of County Commissioners.