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County approves preliminary plat for Ranch at Watkins Farm, citing water and floodplain conditions
Summary
The Arapahoe County Board conditionally approved the 36.73-acre preliminary plat for the Ranch at Watkins Farm (PP23-002) with eight conditions, including homeowners association requirements for adjudicated groundwater augmentation and setbacks on lots impacted by the floodplain.
The Arapahoe County Board of Commissioners on Jan. 13 voted to conditionally approve the preliminary plat for the Ranch at Watkins Farm (case PP23-002), allowing a subdivision of about 36.73 acres into 11 residential lots and one tract for detention.
Molly Orkild Larsen, principal planner with Public Works and Development, presented the proposal and explained staff findings: the site is zoned rural residential (RB), proposed density is 3.34 dwelling units per acre, and service by wells and on-site septic is feasible. The State Water Engineer provided a referral concluding the proposed water supply can be provided without causing material injury to existing water rights, and — consistent with a District 1 water-court decree — the property owner must create a property-owners association (treated as an HOA) to accept augmentation plans and water rights assignments.
Key points: Lots 8–11 were noted to have constraints related to the Cardboard Draw floodplain; staff included a condition (and an applicant exhibit) describing required setbacks and buildable footprints to keep structures outside the floodplain. The Bennett School District requested cash-in-lieu of land of $22,869.99 to address school-site needs; staff said that dedication or payment will be resolved at final plat.
Applicant remarks and planning history: Robert Palmer, representing Strategic Land Solutions (the applicant), summarized the exhibits prepared to show buildable footprints and cross sections addressing the floodplain and well/septic setbacks. The Planning Commission held hearings over several months and ultimately recommended approval with conditions after seeking additional exhibits and information.
Board action and transparency note: Commissioner Jeff Baker moved to conditionally approve the preliminary plat and adopt the resolution on the record; the motion was seconded and approved by voice vote. Commissioner Jessica Campbell noted that conditions are included in the draft resolution and will remain disclosed there for transparency to applicants and the public.
Next steps: Conditions noted in the staff report and resolution must be satisfied at final plat, including recording the homeowners association and meeting setback and floodplain conditions before signing the final plat.
