c s v d g (p l mark w (p p t p lanning and c development … · 2018-10-04 · hills filing 14...

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8/27/18 Response to Comments 10/4/18

Thomas + Thomas Jason Alwine [email protected] Dear Applicant and/or Consultant:

Subject: P-18-5Paintbrush Hills Filing No 14 & 15 Rezone Review 1

The purpose of this letter is to provide you with the review agency responses to the above named development application that have been received to-date by Planning and Community Development.

You are encouraged to directly contact those agencies that did provide review comments if the comments require additional action by the applicant/applicant’s representative. You are also encouraged to directly contact those agencies that did not provide review comments if such response is required by state statutes and the El Paso County Land Development Code.

EL PASO COUNTY PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT

Current Planning Please see uploaded redlines in EDARP. Response: See responses included on redlines. Engineering Department The TIS will be uploaded by the project manager. Response: See response included on redlines.

COMMISSIONERS:

DARRYL GLENN (PRESIDENT)

MARK WALLER (PRESIDENT PRO TEMPORE)

STAN VANDERWERF

LONGINOS GONZALEZ

PEGGY LITTLETON

PLANNING AND COMMUNITY DEVELOPMENT CRAIG DOSSEY, EXECUTIVE DIRECTOR

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FALCON FIRE PROTECTION DISTRICT Falcon Fire has reviewed this rezone request for Paint Brush Hills 14 and 15 and has no objections to the request. Final Plat and hydrant plans shall be submitted to the fire district for future review. Thank you for providing us the opportunity to comment Response: No action needed. ELPASO COUNTY ENVIRONMENTAL SERVICES Environmental has no comment Response: No action needed. ELPASO COUNTY COUNTY ATTORNEY’S OFFICE No County Attorney comments at this time. Response: No action needed. ELPASO COUNTY CONSERVATION DISTRICT The Board of Supervisors of the El Paso County Conservation District have no comments at this time. Response: No action needed. MOUNTAIN VIEW ELECTRIC ASSOCIATION, INC. This area is within MVEA certificated service area. MVEA will continue to serve this area according to our extension policy. Connection requirements may include provisions for necessary line extensions and or other system improvements, and payment of all fees under MVEA line extension policy. Information concerning these requirements can be obtained by contacting the Engineering Department of MVEA. MVEA has no objection to the rezone of this approximately56 acre parcel. MVEA has existing facilities near and within this parcel of land including transmission lines not belonging to MVEA. If there is any removal or relocation of facilities it will be at the expense of the applicant. If additional informationis required, please contact our office at (719) 495-2283. Sincerely, Cathy Hansen-Lee Engineering Administrative Assistant Response: No action needed. Comments received from any of the e non-responding agencies following the issuance of this letter will be available in EDARP for record keeping purposes.

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Due to the number of comments and necessary revisions to the plan(s) an additional detailed review will be necessary. Please address the comments as listed above. A detailed letter needs to accompany the revisions to allow for an expeditious re-review timeframe. The letter should include each comment listed above and, immediately thereafter, include a response from the applicant addressing the comment. If any review agency has an issue that needs resolution or requires a revision, you will need to provide the necessary documents, drawings, etc., to the Planning and Community Development Department in the form of a resubmittal. The Planning and Community Development Department will then forward the resubmitted items directly to the appropriate review agency. If you have any questions pertaining to specific agency comments please contact the appropriate agency directly. PLEASE NOTE: The application cannot be scheduled for public hearing until and unless a final response has been received by Planning and Community Development from those agencies that are required (pursuant to state statute and the El Paso County Land Development Code) to provide such response (i.e.- State Engineer’s Office, County Attorney’s Office, County Health Department, etc). In order to be considered for the Planning Commission hearing, all outstanding issues must be resolved. Please contact me if you would like to schedule a meeting with myself or the multi-disciplinary team.

When all the comments have been addressed and corrections made please submit the required documents as requested in EDARP.

If you have any questions feel free to contact me at 520-6306.

Best Regards,

Kari Parsons El Paso County Planning and Community Development Department

cc: Gilbert LaForce, Engineering File: P-18-5

Planning and Community Development Department 2880 International Circle, Colorado Springs, CO 80910

Phone 719.520.6300 | Fax 719.520.6695 | www.elpasoco.com

TYPE D APPLICATION FORM 1-2C Page 1 or 2

PROPERTY INFORMATION: Provide information to identify properties and the proposed development. Attached additional sheets if necessary.

☐ Check this box if Administrative Relief is being requested in

association with this application and attach a completed Administrative Relief request form.

☐ Check this box if any Waivers are being requested in association

with this application for development and attach a completed Waiver request form.

PROPERTY OWNER INFORMATION: Indicate the person(s) or organization(s) who own the property proposed for development.

Attach additional sheets if there are multiple property owners.

Description of the request: (submit additional sheets if necessary):

Please check the applicable application type (Note: each request requires completion of a separate application form):

☐ Appeal

☐ Approval of Location

☐ Board of Adjustment

☐ Certification of Designation

☐ Const. Drawings, Minor or Major

☐ Development Agreement

☐ Final Plat, Minor or Major

☐ Final Plat, Amendment

☐ Minor Subdivision

☐ Planned Unit Dev. Amendment,

Major

☐ Preliminary Plan, Major or Minor

☐ Rezoning

☐ Road Disclaimer

☐ SIA, Modification

☐ Sketch Plan, Major or Minor

☐ Sketch Plan, Revision

☐ Solid Waste Disposal Site/Facility

☐ Special District

Special Use

☐ Major

☐ Minor, Admin or Renewal

☐ Subdivision Exception

Vacation

☐ Plat Vacation with ROW

☐ Vacation of ROW

Variances

☐ Major

☐ Minor (2nd

Dwelling or

Renewal)

☐ Tower, Renewal

☐ Vested Rights

☐ Waiver or Deviation

☐ Waiver of Subdivision Regulations

☐ WSEO

☐ Other: _________________

This application form shall be accompanied by all required support materials.

Property Address(es):

Tax ID/Parcel Numbers(s) Parcel size(s) in Acres:

Existing Land Use/Development: Zoning District:

Name (Individual or Organization):

Mailing Address:

Daytime Telephone: Fax:

Email or Alternative Contact Information:

For PCD Office Use:

Date: File :

Rec’d By: Receipt #:

DSD File #:

Type D Application Form (1-2C)

This is confusing. This is a rezone requestonly. Is this referencing the previous prelimwhich will void if this rezone is approved? RESPONSE: REVISED

APPLICATION TO REMOVEPRELIM PLAN INOFRMATION

http://www.elpasoco.com/

August 1, 2018

Paint Brush Hills Filing 14 1

Paint Brush Hills Filing 14 Rezone Letter of Intent

VICINITY MAP

Prepared By:Thomas & Thomas Planning, Urban Design, Landscape Architecture, Inc.

702 North Tejon StreetColorado Springs, CO 80903

(719) 578-8777

and 15?

RESPONSE: The projectwill only be one filing,there is no Filing 15proposed

August 1, 2018


Developer:Aeroplaza Fountain LLC212 N Wahsatch Ave., Suite 301Colorado Springs, Colorado 80903Ph: (719) 635-3200

Planners:Thomas & ThomasPlanning, Urban Design, Landscape Architecture, Inc.702 North Tejon StreetColorado Springs, CO 80903Ph: (719) 578-8777

Civil Engineers:M&S Civil Consultants, Inc.20 Boulder Crescent, Suite 110Colorado Springs, CO 80903Ph: (719) 955-5485

Site Location, History, Size, Zoning:Thomas & Thomas and M&S Civil Consultants, on behalf of Aeroplaza Fountain LLC, is submitting a request for a Rezone to permit a minimum size 6,000 square foot lots on 56 acres as part of the Paint Brush Hills Filing 14 development. This filing is a continuation of the existing Paint Brush Hills community.

The Paint Brush Hills subdivision encompasses approximately 300 acres and illustrates over 500 residential units. The previously approved 2006 preliminary plan for Paint Brush Hills Filing 14 illustrated approximately 124 residential units and was zoned entirely RS-20,000. As part of this 2006 approval the perimeter lots to the north and west were a minimum 1 acre in size to act as a transitional buffer from the adjacent larger rural lots.

The Paint Brush Hills Filing 14 is an 88-acre site located at the far northwest corner of Londonderry Drive, west of Meridian Road and north of Stapleton Drive. The site is currently vacant and does not contain any natural features such as streams, creek corridors, rock outcroppings, and does not contain any significant stands of vegetation.

Request & Justification: The purpose of this application is to request approval of a Rezone for the Paint Brush Hills Filing 14 project. The proposed submittal seeks to rezone 55.898 acres of the total 88.632 acres from RS-20,000 to RS-6,000 to permit a minimum size lot of 6,000 square

Add and clarify these points:The fil 14 (15) will be part of the overall paintbrushhills sketch plan. Which identifies the density atXXXX; this rezone is within the density of theapproved SKP. If approved closing the approved fil 13phased plats as the recorded master plat exhibitidentifies if approved.

Intended to besplit zoned theouterperimeterremainingRS20000 atXXX averagelot size andthe inner areaproposed to berezoned toRS6000 withthis request.

RESPONSE: Updated thetext, highlighted in yellowwithin the LOI for ease ofreview.


August 1, 2018


feet. The remaining 32.734 acres will remain zoned RS-20,000 with a minimum lot size of 20,000 square feet.

The preliminary layout plan illustrates the 224 total units on the 88.632 acres for a density of 2.53 Dwelling Units per Acre. The perimeter lots, shaded red in the exhibit below, remain shown as originally approved of which most of these lots are a minimum

1-acre in size following the original 2006 plans. The portions shaded in yellow indicates the area to be rezoned to RS-6,000 permitting the smaller lot size. The preliminary site plan shows the proposed lot layout for the single-family detached residential.

The site is located within the Falcon/ Peyton Small Area Master Plan and per section 4.4.10 is part of the Black Forest Boundary Area. The project type and intensity of land uses in the vicinity of the shared boundary with Black Forest should be compatible with the long-standing policies of the Black Forest Preservation Plan.

The proposed Paintbrush Hills Filing 14 is located within the southern area of the Black Forest Preservation Plan, Planning Unit 9. The Black Forest Preservation Plan was adopted in 1987 and several key planning units are based upon the unique features of Black Forest. The Black Forest Preservation Plan Unit 9 is known as the Southeastern Mixed-Use Area with the southern portion of this planning unit, including the Paint Brush Hills site, recommends a balanced mix of urban density uses if compatible with adjacent existing development. Any existing rural residential uses should be provided with an adequate buffer. The proposed preliminary site plan meets this provision by retaining the originally approved 1-acre sized lots along the perimeter to the north and west.

In addition, the site is bordered to the west by The Black Forest Preservation Plan Unit 10 identified as the Southern Transitional and Cooperative Planning Area. Key elements of

Proposed Zoning Areas

The proposed preliminary plan to be submitted for review. Maybe show approved verses proposedconcept?

yellow



August 1, 2018


this planning area relate to major transportation corridors and density transitions. One element of this unit is low density residential buffer areas. Overall densities are expected to decrease closer to the Timber Area Edge and large lot clusters should be used to maximize open space. As with the buffering to Unit 9 described above, the proposed preliminary site plan meets this provision by retaining the originally approved 1-acre sized lots along the perimeter to the north and west.

The existing topography is gently rolling, draining to the south/ southwest where an existing off-site detention facility will capture stormwater runoff from this development. A small natural drainage way flows in a southwesterly direction; however, this drainage way is minor in nature and will not be utilized to capture stormwater runoff nor does this drainageway prevent development of this parcel. The review and approval of the utility construction drawings are provided as part of the future final plat submittals. The proposed single-family residential use will not overburden the capacities of existing or planned roads, utilities or other public features, drainage and grading, police protection, emergency services, and water/ wastewater services as these services have been planned for in advance with previous area studies even though the density does increase. Water and wastewater sufficiency will be provided with future preliminary plan and final plat submittals. A storm sewer system will convey the flows from the inlets to an existing detention facility found off-site.

The geotechnical investigation prepared by ENTECH Engineering, Inc. from March 5, 2004 identified no geologic hazards that would preclude development of the site for construction of residential structures; however, the report identified existing geologic and engineering geologic conditions that will impose constraints on some development and construction. The most notable constraints that may affect development include shallow bedrock and on-site surface drainage. It is noted that these conditions can be mitigated with engineering design and construction methods commonly employed in the area. Conventional methods can be used to accomplish site grading for rapid conveyance of surface runoff to storm sewer systems, utility installation, and foundation spread footings.

Total Number of Residential Units, Density, and Lot Sizes: 224 Single Family Detached Residential Units with a Gross Density of 2.53 DU/ Acre. The minimum lot size shall be 6,000 SF and 20,000 SF as required under the zoning guidelines.

Types of Proposed Recreational Facilities:There are no recreational facilities being proposed with this application for Filing 14. Any recreational facilities being provided are within the overall Paint Brush Hill development.

Total Number of Industrial or Commercial Sites:There are no proposed commercial or industrial sites proposed as a part of the plan.

An updated report willbe submitted to verifyno constraints arefound on the smallerlots with the proposedprelim plan to besubmitted.

What about trail system at top and along western boundarydiscussed at neighborhood meeting and park


RESPONSE: The soilsreport indicates 4 testborings were completed inthe proposed RS-6000zoning area.

August 1, 2018


Traffic and Proposed Access Locations:Primary access to Filing 14 will be via existing Londonderry Drive providing connections to the site from Devoncove Drive and Keating Drive which are being constructed with previous filings of Paint Brush Hills. All roadways are to be public utilizing the residential local cross-section. There are no proposed arterial or collector roadways being provided within Paint Brush Hills Filing 14. Internal streets will provide for a looped circulation pattern through the development. There is no cut-through traffic or additional access beyond the two access points provided.

Phasing Plan:There is no phasing plan for this development as it will be developed in one phase. Areas of Required Landscaping:The proposed development does not require any landscaping; however, a 25’ landscape tract is being provided along the northernmost property line. The primary use of the tract shall be for storm water but may also be used for open space and pedestrian trails.

All tracts shall be owned and maintained by the Paint Brush Hills Metropolitan District.

Approximate Acres and Percent of Land Set Aside for Open Space:There is no open space required with the Rezone. Any land set aside for open space will be illustrated with future preliminary plan submittals.

Water and Wastewater Services:Water and Wastewater municipal services will be supplied by the Paint Brush Hills Metropolitan District. Any required utility easements to be provided on adjacent properties will be acquired as necessary to allow for the proper utility installments. Approval and granting of any required utility easements have been completed as necessary.

Master Plan for Mineral Extraction:The 1996 Master Plan for Mineral Extraction updates and supersedes the 1975 El Paso County Master Plan for Mineral Extraction of Commercial Mineral Deposits as amended in 1978 and 1982. This updated plan has two primary purposes, the first is to facilitate continued compliance with the mineral resource protection mandates outlined in the “Preservation of Commercial Mineral Deposits Act” of 1973 and the second is to provide guidance to the EL Paso County Planning Commission and Board of County Commissioners in evaluating land use proposals involving new or expanded mining and mineral resource processing operations. Per the El Paso County Master Plan for Mineral Extraction Aggregate Resource Maps, this site is identified as ‘Upland Deposits’ containing sand and gravel with silt and clay; remnants of older streams deposited on topographic highs or bench like features. Therefore, the proposed project does not contain any mineral deposits of commercial value and does not permit the use of any

Address why your not connecting to north where stub outexists- this was a big concern at neighborhood meetingand with staff. Traffic study should address this.

Is this going to happen in 2 filings?

RESPONSE: No actionneeded, this connection locationis east of this parcel and not apart of this submittal.

RESPONSE: This project willbe completed in one filing. There is no Filing 15 proposed.

August 1, 2018


area containing a commercial mineral deposit which would unreasonably interfere with the present or future extraction of such deposits.

Proposed Services:1. Water: Paint Brush Hills Metropolitan District 2. Wastewater: Paint Brush Hills Metropolitan District3. Gas: Black Hills Energy 4. Electric: Mountain View Electric Association (MVEA)5. Fire: Falcon Fire Protection District 6. Police Protection: El Paso County Sheriff’s Department7. School: Falcon School District #49

Add ownership of adjacentproperties and existing structureswithin 500'

You may want to add alabel that this is part of theexisting Paint Brush Hills

There is plattedROW, and stub out tobe shown here.

and 15?

RESPONSE: There is no Filing 15 with thisproject. The application will only be Filing 14.

RESPONSE: This right of way stub is locatedwithin Filing 9 which is east of the power lineeasement and not a part of this project.

RESPONSE: Corrected as requested.

RESPONSE: Corrected as requested.

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gilbert- thereis a stub outfrom thesubdivisionadjacentmeant toconnect topaintbrushhills perhapsto relievelondonderrycongestion atthe two pointsof access from this are....neighborswerecomplainingabout trafficonLondonderryatneighborhoodmeeting.

A residential collector should not feed into localroads (Rockingham Dr and Devoncove Dr). Update the layout or upgrade the roadclassifications accordingly.

and 15?

Concept

RESPONSE: Corrected as requested toConcept Plan

RESPONSE: There is no Filing 15 with thisproject. The application will only be Filing 14.

RESPONSE: This right of way stub is locatedwithin Filing 9 which is east of the power lineeasement and not a part of this project.

RESPONSE: This road is not a collector,labels revised to residential local.

c s v d g (p l mark w (p p t p lanning and c development … · 2018-10-04 · hills filing 14...

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