Hay Creek Valley Development sparks concern from neighbors
(COLORADO SPRINGS) — Driving up Hay Creek Road southeast of Monument, the views of mountains along with horses grazing on fields can catch one’s attention. The quiet atmosphere in this neighborhood stems from the layout of the land, with houses fairly spread a part, but change could soon be coming to this area.
Last week, the El Paso County Board of Commissioners voted 4-0 to approve of a Final Plat for the Hay Creek Valley Subdivision which would create 20 single family residential lots. During the presentation, county commissioners heard the need for rural large-lot housing in El Paso County.
Hay Creek Road is a dead-end street, which has caused homeowners in the area to voice their concerns regarding the safety risk this development would bring, by increasing the population in the valley.
“The problem we have in this valley is that we are going to be trapped here by the fires or one that erupts up here,” said Mike Cloutier, who lived off Hay Creek Road for 22 years. “As you can see from a 2009 fire up against the hill right here, very significant fire.”
Michael Cloutier provided these photos depicting a fire that happened in 2009 in the valley neighborhood where he still lives. Michael Cloutier provided these photos depicting a fire that happened in 2009 in the valley neighborhood where he still lives. Michael Cloutier provided these photos depicting a fire that happened in 2009 in the valley neighborhood where he still lives.
Cloutier has lived in the area for 22 years and described why this area is unique, as it borders the United States Air Force Academy and sits right below the mountains. He described what would happen if another fire were to break out in the area, where homeowners would have to use the dead-end road to leave.
“We have a total of 80 homes in here,” Cloutier explained. “Most are all tucked away in here and they’re going to have no means of egress because the land development code tells you, that you’re limited to no more than 25, unless you have an alternate, second means of access, which is going to have to go out to the north.”
The county’s land development code that Cloutier referred to is 8.4.4D, which states, “the maximum number of lots fronting and taking access from a dead-end road is 25,” and “where more than 25 lots would front and take access to a dead-end road, a second means of access shall be provided.”
Since the roadway is surrounded on all sides, there currently is not a second means of access, which Cloutier emphasized is a safety concern with plans for a new development.
“We’re bordered on the south by the Academy,” Cloutier said. “We’re bordered on the west by the mountains, and the only way to get out is to go to the north towards Forest Lake subdivision that is protected by a conservation easement and there’s no way to get down there.”
In a statement provided to FOX21 News by El Paso County Planning and Community Development, officials outlined why the Hay Creek Valley Subdivision does not violate the county’s land development code.
During the May 9, 2024, El Paso County Board of Commissioners Land Use Hearing, there was a discussion regarding Code section 8.4.4.D.1 and the maximum number of lots allowed on a dead-end road. The Code states that the maximum number of lots fronting and taking access from a dead-end road is 25. The proposal for the subdivision accounts for less than 25 lots being accessed off the new internal road being proposed with this subdivision. None of the lots front or are adjacent to Hay Creek Road.
El Paso County Planning and Community Development
Another homeowner in the area, Dan Mullins, expressed his frustration to this decision, pointing out the location of this development and the location to the roadway.
“What you’re looking at right here is Hay Creek Road and they’re not counting these homes as upping the population density of this valley which is already over the current rules for a dead-end road for fire escape,” said Mullins.
When it comes to fighting wildfires, Mullins shared his expertise as a retired lieutenant colonel who flew C-130 aircraft, expressing his concerns for a new development.
“I get the houses have to be built, but you don’t have to put them on a dead-end road where there’s no way to get out,” Mullins said. “If Mountain Shadows had this layout, there would have been mass casualties there, because when those fires come down these hills with 80, we had 84 knots [wind speed] here last week, and it just rolls through here. You can’t do anything about it. You cannot get out of the way.”
Even though a decision has been made by the El Paso County Board of Commissioners, Cloutier and Mullins expressed their pursuit of taking this matter to court under Rule 106.
“This is the last piece of developer land on the front range, and they can’t stand it,” Cloutier said. “But there is no alternate means of access, and that’s setting up a death trap for all of us that live back here and that is the only reason why we are fighting so hard on this.”
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