Planning commission backs 186‑lot Cypress Ridge preliminary plat despite traffic and road‑maintenance concerns

The Elbert County Planning Commission on March 3 recommended approval of the Estates at Cypress Ridge preliminary plat (case PP2025‑000004), a proposed 421‑acre subdivision east of the Douglas County line that would create roughly 186 lots ranging from about 1 to 3 acres.

County staff described the project as R‑1 zoning consistent with the 2024 rezoning and said the proposal includes central deep‑aquifer wells, a lift station to convey sewer to the Town of Elizabeth, and a metropolitan district to finance and maintain internal infrastructure. Staff said subdivision regulations and the county comprehensive plan’s residential development goals are met in the preliminary technical review.

John Preswitch, the applicant’s representative with PCS Group, and owner Jim Marshall said the plan preserves a central stand of ponderosa pines and provides at least 40% open space through a mix of tracked open space and easement areas. The applicant said lots are clustered with larger parcels along the south and east edges and that building envelopes and wildlife corridors would be refined on the final plat.

Traffic and roads were the principal concerns voiced by nearby residents during public comment. Brad (Legacy Trail) asked that the county clarify its policy on accepting subdivision roads because "if the county will not accept the roads ... it places a much larger financial burden on the residents of the metro district" and could prevent district dissolution after bonds are paid. Pat Leds told the commission Highway 86 is already crowded and worried another 1,700 weekday vehicle trips at full buildout would strain the two‑lane highway.

The applicant’s traffic consultant, Chris McGran (LSC), said the proposal aligns with the state Department of Transportation access‑control plan and that two full‑movement accesses on Legacy Ridge (County Road 3) and one aligning with Cherokee Trail meet the plan. He said a signal at the Highway 86/County Road 3 intersection is a "potential traffic signal when warranted" and that CDOT requires multi‑year traffic counts and specific warrant thresholds (1‑hour, 4‑hour, 8‑hour matrices) before permitting signals.

On water, hydrologist Gina Burke said the project has access to more than 545 acre‑feet of usable Denver‑basin water rights; applying Elbert County’s 300‑year supply standard yields roughly 181 acre‑feet per year of usable supply and the project team estimated the development’s demand at about 82 acre‑feet per year under current design.

The applicant addressed residents’ financial concerns by saying the metro district would include operating reserves and mandatory disclosures about long‑term maintenance and potential continuing district levies. The team said phasing will install backbone infrastructure first (spine road and trunk utilities) and then open lots in tranches.

After closing public comment and asking technical follow‑ups, the commission moved to recommend approval of the preliminary plat with the conditions noted in staff’s presentation and technical referrals. Roll call recorded five 'aye' votes and the motion carried. The matter will now proceed to a Board of County Commissioners hearing for final decisions and execution of any required subdivision improvements agreements.

Next steps: applicant expects to file a final plat and finalize utility agreements (sewer agreement with Town of Elizabeth) before final plat hearings; commissioners asked staff to confirm signed drainage reports and finalize wildlife corridor/builder envelope commitments before final approval.