El Paso County to consider 244-lot Triple H Ranch plan north of Jones Road
The 752-acre proposal divides development into five filings; water supply would be reviewed as later subdivision plats are considered.
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El Paso County commissioners are scheduled to consider a preliminary plan for 244 single-family lots on 752.68 acres north of Jones Road on Oct. 22. The proposal by P760 Land LLC divides the development into five filings. The draft resolution would approve only the preliminary plan, leaving later subdivision plats and a water-sufficiency finding for future review.
The Planning Commission recommended approval 7-0 on Oct. 1. Under the draft conditions, each later final plat would require Board approval rather than administrative approval. Drainage, bridge, school and park fees would be due with each final plat. Preliminary-plan approval would expire after 24 months unless a final plat is approved and recorded or an extension is granted.
The plan proposes lots generally at least 2.5 acres, along with 40.57 acres of tracts and 67.92 acres of right-of-way.
Roads and traffic
The applicant’s traffic analysis estimates the development would generate about 2,301 additional vehicle trips per day at full buildout. It identifies project-linked road work, including improving the Jones Road frontage to county major-collector standards as the site develops, a southbound left-turn lane at Jones and Murr roads at full buildout, and an eastbound left-turn deceleration lane at the project access on Jones Road when the development reaches about 75 homes.
The analysis also lists improvements tied partly to other area development or existing and forecast traffic, not solely to Triple H Ranch. The draft conditions do not require every item in the analysis’s table. Instead, a plan note calls for analysis of whether off-site improvements are needed and, if so, for them to be specified in a subdivision improvements or development agreement. County road-impact fees would be due when building permits are issued.
Water review comes later
The proposal anticipates a central water system operated by the Triple H Ranch Metropolitan District and supplied by district wells, plus individual on-site wastewater systems for homes. The draft resolution defers a county finding on whether the water supply is sufficient in quantity, quality and dependability until final-plat review. With each final-plat application, the applicant would have to submit water-supply documentation under state and county standards and request a Board finding.