Ridge Estates May 11, 2016 LAND SUITABILITY ANALYSIS REPORT 1. INTRODUCTION This report is provided in accordance with the submittal requirements of the Planned Development Plan (PPD). The report accompanies the attached PDP Existing Conditions/ /Land Suitability Analysis Map and is intended to assess the impact off proposed development on the site's physical and environmental attributes. 2. LOCATION The parcel of land proposed for annexation to thee Town, known as Ridge Estates, is within Douglas County and is adjacent to Crystal Valley Ranch, in the Town of Castle Rock. Ridge Estates is approximately a 70 acre parcel of land located east of Bell Mountain Ranch, south of Crystal Valley Ranch and north and west of Sellers Creek Ranch. More specifically, the parcel of ground is part of the Northwest Quarter of Section 36, Township 8 South and Range 67 West of the 6th Principle Meridian of Douglas County Colorado. 3. SLOPE ANALYSIS The slope analysis depicts existing slopes on the sitee in categories of 0-8%, 8-12%, 12-15%, 15-25%, and in excess of 25%. a. 25% and greater slopes Within the proposed development area there are scattered areas that contain slopes of 25% or greater. The majority of the steeper slopes are located along the minor ridges and within the open space area at the southern end of the site. It is anticipated that the site plan will be designed to take advantage of the slope by using the changes in grade to create walk out lots. b. 15%-25% slopes There are a few scattered areas throughoutt the site that t fall within the 15% - 25% slope range. These areas are located adjacent to the steeper slopes stated above. The proper siting and design of the homes with stepping foundations and walk out lower levels will aid in accommodating the sloping lots. Page 1 of 4
c. 12%-15% slopes Slopes ranging from 12-15% are generallyy scattered throughout the site. These areas, in most cases, will be graded to accommodate the lots and roads. d. 8%-12% slopes The majority of the site has sloping topography in the 8% - 12% range. These areas, in most cases, will be graded to accommodate the lots and roads. e. 0%-8% % slopes The flatter areas of the site are located in the eastern and southern portions of the site and along the gravel road thatt was previously graded for emergency access. The 0-8% slope category generally presents no constraints to development. Steeper slopes and a series of minor ridges and drainages are prevalent throughout the open space areas. To the extent possible, these areas will be preserved in their natural state. A native-surface trail is planned to traverse the open space providing connectivity to Crystal Valley Ranch trail system and to the lookout proposed at the highpoint of the site near the proposed water tank. 4. VEGETATION Stands of native Gambel Oak are located throughout the site. The Gambel Oak brush community varies in height and maturity. There aree a few scattered evergreen trees located amongst the Gambel Oak communities. Some of the existing vegetation will be removed to accommodate home sites, meet the Town s criteria for street grades, and to provide for drainage improvements. 5. WILDLIFE Colorado Parks and Wildlife has stated the oak brush vegetative community and surrounding hills provide wildlife with food, water, shelter and space. It is anticipated that many species of birds and raptors utilize this habitat year-round for nesting and hunting. Mule deer, antelope, elk, bear, coyote, red fox and mountain lion also use this habitat for carrying out annual life functions. Development will impact habitat however, continuous and connected open space within Ridge Estate and the adjacent neighborhoods will promote travel corridors and coverage for wildlife. Additionally, the preservation of vegetation enables much of the wildlife to stay in the area and permits many species of this wildlife to continue their migration, hunting and gathering patterns unabated. It is anticipated that wildlife will Page 2 of 4
continue to visit the area of development. Ridge Estates also provides fragmented islands of open space scattered throughout which will also harbor wildlife. The proposed open rail, low fencing will limit injuries to wildlife. No known nationally-designated threatened or endangered species have been observed or are known to exist within the property boundary. Coordination with Colorado Parks and Wildlife will be ongoing during the design and Sitee Development Plan process and will aid in identifying key wildlife areas and travel corridors and methods to mitigate impacts on wildlife. The adjacent open space and flora and fauna make this a unique and desirablee neighborhood. 6. GEOLOGY, SOILS and NATURAL FEATURES This site contains two distinct soil and subsoil conditions. The development area was addressed in the Custom Soil Resourcee Report by United Statess Departmentt of Agriculture; Natural Resources Conservation Service dated November 28, 2012. The general soil classifications are noted on the LSAR map. The report states that in general, that the FU- Fondis-Kutch association soils are generally locatedd in sloped of 5 to 40%, well drainedd with a typical profile of Loam, Clay and Sandy clay loam. The PpE association soils are generally located in a linear fashion on ridges and valley sides. The soils are well drained with a typical profile of Sandy loam and Sandy clay loam. A geotechnical engineering analyses and subsurface exploration with laboratory test will be conducted in the location of the proposed roads and residential structures to determine foundation type and pavement sections. 7. SKYLINE/RIDGELINE The northwestt corner of the site, which is proposed as open space and a very small corner of development area, is located within the Minor Skyline Area. Adjacent to the Minor Skyline is a sliver of the Moderatee Skyline which is located totally within the open space buffer area. A second areaa of Minor Skyline is located in the southwest areaa of the site along Trail Gate Ranch Road and on the hillside at the southern endd of the site. A small areaa of Minor Skyline is located within the development area. However the majority of the Minor Skyline and Moderate Skyline areas are within the open space area at the southern end of the site which rises up to the highpoint. Based on the locations off the Minor and Moderate Skyline Areas all homes are permitted to be 35 feet in height, however all primary and accessory structures within these skyline areas shall comply with the mitigation measures listed in Section 17.48.060 of the Town of Castle Rock Municipal Code which are intendedd to mitigate visual impacts. Page 3 of 4
8. OPPORTUNIT TIES AND CONSTRAINTS The site is suited for development and will be designed to function in harmony with the natural features of the site to the extentt possible while meeting the Town s criteria. Additionally, the design of the homes will provide stepping foundations and walk out lower levels to aid in accommodating sloping lots. 9. CONCLUSIO ON The Land Suitability Analysis shows that the site on which Ridge Estates will be developed, is appropriate for the few number of single family lotss proposed. Page 4 of 4
Ridge Estates May 11, 2016 LAND SUITABILITY ANALYSIS REPORT 1. INTRODUCTION This report is provided in accordance with the submittal requirements of the Planned Development Plan (PPD). The report accompanies the attached PDP Existing Conditions/ /Land Suitability Analysis Map and is intended to assess the impact off proposed development on the site's physical and environmental attributes. 2. LOCATION The parcel of land proposed for annexation to thee Town, known as Ridge Estates, is within Douglas County and is adjacent to Crystal Valley Ranch, in the Town of Castle Rock. Ridge Estates is approximately a 70 acre parcel of land located east of Bell Mountain Ranch, south of Crystal Valley Ranch and north and west of Sellers Creek Ranch. More specifically, the parcel of ground is part of the Northwest Quarter of Section 36, Township 8 South and Range 67 West of the 6th Principle Meridian of Douglas County Colorado. 3. SLOPE ANALYSIS The slope analysis depicts existing slopes on the sitee in categories of 0-8%, 8-12%, 12-15%, 15-25%, and in excess of 25%. a. 25% and greater slopes Within the proposed development area there are scattered areas that contain slopes of 25% or greater. The majority of the steeper slopes are located along the minor ridges and within the open space area at the southern end of the site. It is anticipated that the site plan will be designed to take advantage of the slope by using the changes in grade to create walk out lots. b. 15%-25% slopes There are a few scattered areas throughoutt the site that t fall within the 15% - 25% slope range. These areas are located adjacent to the steeper slopes stated above. The proper siting and design of the homes with stepping foundations and walk out lower levels will aid in accommodating the sloping lots. Page 1 of 4
c. 12%-15% slopes Slopes ranging from 12-15% are generallyy scattered throughout the site. These areas, in most cases, will be graded to accommodate the lots and roads. d. 8%-12% slopes The majority of the site has sloping topography in the 8% - 12% range. These areas, in most cases, will be graded to accommodate the lots and roads. e. 0%-8% % slopes The flatter areas of the site are located in the eastern and southern portions of the site and along the gravel road thatt was previously graded for emergency access. The 0-8% slope category generally presents no constraints to development. Steeper slopes and a series of minor ridges and drainages are prevalent throughout the open space areas. To the extent possible, these areas will be preserved in their natural state. A native-surface trail is planned to traverse the open space providing connectivity to Crystal Valley Ranch trail system and to the lookout proposed at the highpoint of the site near the proposed water tank. 4. VEGETATION Stands of native Gambel Oak are located throughout the site. The Gambel Oak brush community varies in height and maturity. There aree a few scattered evergreen trees located amongst the Gambel Oak communities. Some of the existing vegetation will be removed to accommodate home sites, meet the Town s criteria for street grades, and to provide for drainage improvements. 5. WILDLIFE Colorado Parks and Wildlife has stated the oak brush vegetative community and surrounding hills provide wildlife with food, water, shelter and space. It is anticipated that many species of birds and raptors utilize this habitat year-round for nesting and hunting. Mule deer, antelope, elk, bear, coyote, red fox and mountain lion also use this habitat for carrying out annual life functions. Development will impact habitat however, continuous and connected open space within Ridge Estate and the adjacent neighborhoods will promote travel corridors and coverage for wildlife. Additionally, the preservation of vegetation enables much of the wildlife to stay in the area and permits many species of this wildlife to continue their migration, hunting and gathering patterns unabated. It is anticipated that wildlife will Page 2 of 4
continue to visit the area of development. Ridge Estates also provides fragmented islands of open space scattered throughout which will also harbor wildlife. The proposed open rail, low fencing will limit injuries to wildlife. No known nationally-designated threatened or endangered species have been observed or are known to exist within the property boundary. Coordination with Colorado Parks and Wildlife will be ongoing during the design and Sitee Development Plan process and will aid in identifying key wildlife areas and travel corridors and methods to mitigate impacts on wildlife. The adjacent open space and flora and fauna make this a unique and desirablee neighborhood. 6. GEOLOGY, SOILS and NATURAL FEATURES This site contains two distinct soil and subsoil conditions. The development area was addressed in the Custom Soil Resourcee Report by United Statess Departmentt of Agriculture; Natural Resources Conservation Service dated November 28, 2012. The general soil classifications are noted on the LSAR map. The report states that in general, that the FU- Fondis-Kutch association soils are generally locatedd in sloped of 5 to 40%, well drainedd with a typical profile of Loam, Clay and Sandy clay loam. The PpE association soils are generally located in a linear fashion on ridges and valley sides. The soils are well drained with a typical profile of Sandy loam and Sandy clay loam. A geotechnical engineering analyses and subsurface exploration with laboratory test will be conducted in the location of the proposed roads and residential structures to determine foundation type and pavement sections. 7. SKYLINE/RIDGELINE The northwestt corner of the site, which is proposed as open space and a very small corner of development area, is located within the Minor Skyline Area. Adjacent to the Minor Skyline is a sliver of the Moderatee Skyline which is located totally within the open space buffer area. A second areaa of Minor Skyline is located in the southwest areaa of the site along Trail Gate Ranch Road and on the hillside at the southern endd of the site. A small areaa of Minor Skyline is located within the development area. However the majority of the Minor Skyline and Moderate Skyline areas are within the open space area at the southern end of the site which rises up to the highpoint. Based on the locations off the Minor and Moderate Skyline Areas all homes are permitted to be 35 feet in height, however all primary and accessory structures within these skyline areas shall comply with the mitigation measures listed in Section 17.48.060 of the Town of Castle Rock Municipal Code which are intendedd to mitigate visual impacts. Page 3 of 4
8. OPPORTUNIT TIES AND CONSTRAINTS The site is suited for development and will be designed to function in harmony with the natural features of the site to the extentt possible while meeting the Town s criteria. Additionally, the design of the homes will provide stepping foundations and walk out lower levels to aid in accommodating sloping lots. 9. CONCLUSIO ON The Land Suitability Analysis shows that the site on which Ridge Estates will be developed, is appropriate for the few number of single family lotss proposed. Page 4 of 4
RIDGE ESTATES - LSAR DOUGLAS COUNTY, COLORADO A PARCEL OF LAND LYING IN THE NORTHWEST QUARTER OF SECTION 36, TOWNSHIP 8 SOUTH, RANGE 67 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF DOUGLAS, STATE OF COLORADO EXISTING CONDITIONS / LAND SUITABILITY ANALYSIS MAP Legend Property Boundary Development Area Vehicular Access 5' Existing Contour Existing Native Vegetation (Gambel Oak Brush Community) WAR KNOT N LA E K EE R C Potential Natural Surface Trails (Locations to be determined at time of Site Development Plan) AD RO TR AI L GA TE RAN CH NORTH 0 200' 400' 600' RIDGE ESTATES LAND SUITABILITY ANALYSIS MAP SHEET 1 OF 2 DATE 5-12-2016
RIDGE ESTATES - LSAR DOUGLAS COUNTY, COLORADO A PARCEL OF LAND LYING IN THE NORTHWEST QUARTER OF SECTION 36, TOWNSHIP 8 SOUTH, RANGE 67 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF DOUGLAS, STATE OF COLORADO EXISTING CONDITIONS / LAND SUITABILITY ANALYSIS MAP Legend Property Boundary Development Area PpE Vehicular Access 5' Existing Contour Fu Existing Native Vegetation (Gambel Oak Brush Community) 0-8% Slope PpE 8-12% Slope 12-15% Slope 15-25% Slope 25% + Slope Fu Fondis-Kutch association Peyton-Pring-Crowfoot sandy loams, 5 to 25 percent slopes PpE PpE Soil Boundary Minor Skyline - 25-foot structures would be visible from Viewing Platforms. Moderate Skyline - 25-foot structures would not be visible, but 35-foot structures would be visible from Viewing Platforms. Fu NOTES: 1. Many species of birds and raptors utilize the site's habitat, as well as mule deer, antelope, elk, bear, coyote, red fox and mountain lion. To mitigate the existing wildlife, the PD shall maintain continuous and connective open space, providing corridors and movement routes. 2. Lots adjacent to open space shall be limited to 42" open rail fences so as to reduce wildlife injuries. PpE TR A IL GA TE NORTH RAN Fu CH 0 100' 200' 300' RIDGE ESTATES LAND SUITABILITY ANALYSIS MAP SHEET 2 OF 2 DATE 5-12-2016