Blue Sky Ranch proposal for 842 homes could require years of electric upgrades
CORE Electric Cooperative says the developer would pay for new facilities from the Elizabeth Substation. State reviewers found the proposed drinking-water supply adequate under the county’s allocation approach, while noting a well-capacity question and uncertainty in projected irrigation reuse.
A proposal to raise Blue Sky Ranch’s development cap from 193 to 842 homes on about 970 acres northeast of Elizabeth would require developer-funded electric upgrades that CORE Electric Cooperative expects could take multiple years, according to the cooperative’s utility review.
The Elbert County Planning Commission is scheduled to review the amendment at a public hearing Oct. 6, followed by a county commissioners hearing Oct. 28, the county staff report says. The proposal has not been approved.
CORE says the work would include new feeder facilities from the Elizabeth Substation and would be paid for by the developer. The cooperative does not guarantee service or timing until required plans and construction are complete and system capacity is verified.
The Colorado Division of Water Resources found the proposed drinking-water supply adequate under the county’s 300-year allocation approach. Subdivision approval would require plugging and abandoning existing well permit 3126 and filing an abandonment report. The state review says the performance of another existing well, permit 66740-F, at higher pumping rates is unknown; it recommends testing capacity with a higher-capacity pump or constructing additional wells. The state also cautions that the groundwater is nonrenewable and its economic life could be shorter than 300 years.
For irrigation, the applicant’s water consultant estimates reclaimed wastewater would provide about 168 acre-feet a year, compared with projected demand of 143 acre-feet. The state review says the estimate depends on assumptions, including how much indoor water use returns to the treatment system. Project materials contemplate supplementing irrigation with groundwater if reclaimed water falls short.
The amendment would revise the existing Miller Ranch planned unit development, allow smaller lots and establish a new layout of detached single-family homes. Lots would range from 6,000 square feet to more than 3.5 acres, with larger lots around the perimeter and smaller ones inside. The proposed development exhibit allocates about 377 acres, or 40.4% of the site, to open space, parks and easements. The application also proposes neighborhood parks, a community center and trails.
County staff reported receiving 43 public comments by Oct. 1, most opposing the proposal. Residents raised concerns about traffic and road capacity, water, emergency services, wildlife and the project’s fit with the area’s rural character, according to the compiled comments. Some asked for lower density, larger lots or stronger safeguards. In a Sept. 29 letter, neighboring property owners Don and Cathy Ernst supported the revised plan, citing larger lots, buffers and a proposed tree-preservation park.
The developer would pave County Road 154 from Wild Horse Trail to County Road 29, and County Road 29 from County Road 154 to County Road 166, at the start of the project, County Public Works’ updated review says. The department found preliminary traffic, drainage and geotechnical reports satisfactory, but requires final engineering reports and construction plans before accepting final plats.
If the amendment is approved, a revised metropolitan-district service plan, plats and further engineering review would still be required. CORE’s conditional utility review is separate from county approval of the planned unit development amendment.