Project Review Comments

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Project Name
Brookmoor PUD Minor Amendment
Description
Request to amend the Brookmoor PUD to update wall details and to remove restrictions on the use of gated access from Symphony Heights to South Park Drive.
Location
The Brookmoor PUD community is located on the south side of Lake Woodmoor Drive approximately 0.15 miles east of Woodmoor Drive.
Parcels
7114109001 7114109001 7114110025 7114110025 7114110027 7114110027 7114111011 7114111011
Applicant
Jerome W. Hannigan and Associates, Inc.
LSC Transportation Consultants, Inc. Jeff Hodsdon ( lsc@lsctrans.com )
(719) 633-2868
LSC Transportation Consultants, Inc. Jeff Hodsdon ( lsc@lsctrans.com )
(719) 633-2868
EA Number
EA-17-092
File Number
PUD185
Project Manager
Kari Parsons
Status
Closed
Created
6/26/2017 10:58:47 AM

View: Project Documents



Review Comments (19)

Link Agency Comment
PCD Engineering Division
6/26/2022 3:44:37 PM
Comments provided by Elizabeth Nijkamp, PE, Engineering review manager, 719-237-7206.

No additional information has been submitted. The submitted TIS has estimated the trip generation for this submittal; the original TIS calculated this same value using the ITE manual. EPC criteria does not allow an estimated trip generation to be used for this calculation. As well, the estimated spit of traffic has not be substantiated.

Regardless of the calculated trips used in this TIS or the previously submitted TIS, the comments from the prior review still stand. Any additional trips anticipated on South Park Drive will require an analysis of the existing conditions to determine what, if any, improvements are needed to the width and depth of the existing asphalt to bring this road to current county standards. The applicant should provide the test results and the as-built survey of road to determine if any improvements are needed. There is currently the appropriate ROW width without the current 5' easements on each side. An alta survey should be provided to determine what improvements may be needed to the cross section of this road..

Please feel free to give me a call if you have any questions.
6/26/2022 3:44:37 PM
PCD Project Manager
6/22/2022 1:43:02 PM
The LOI still does not address the 2021 EPC Master Plan. Language within the LOI includes a statement that the TIS states that the opening of the gate will increase efficiency and safety and the TIS does not state that, the TIS may elude that it may decrease safety slightly on South Park Drive. The LOI states that opening the Brookmoor Gate will not change South Park Drive in any " fashion;" this seems unrealistic as allowing an additional 59 homes to travel down a street (currently a cul-de-sac with 10 homes accessing it) potentially increases the existing traffic significantly, and may require public improvements to South Park Drive to accommodate the additional traffic. Also, Please note that a single-family detached home has a standard average daily trio of 9.6 trips per /day. Please elaborate on what prevent the through traffic from utilizing Symphony Heights Road. It does not seem that Symphony Heights Road is physically constrained but rather that the gated community does not elect to open the gates for two way access to the residents outside of the gated community. Clarification in the LOI is needed. 6/22/2022 1:43:02 PM
PCD Project Manager
6/20/2022 1:14:23 PM
There is still opposition to the opening of the gate for fulltime access, and access other than emergency use. Please note that engineering issues must be addressed prior to a decision regarding hearing scheduling or admin approval/denial. 6/20/2022 1:14:23 PM
View PCD Project Manager
4/1/2020 12:47:30 PM
PCD Engineering Staff Redlines review 2. Please contact Elizabeth if you questions. 4/1/2020 12:47:30 PM
PCD Engineering Division
4/1/2020 8:59:01 AM
Comments provided by Elizabeth Nijkamp, 719-237-7206 cell

Comments have been provided in the form of redlines.

The Project manager will upload the comments on the TIS response letter.

Please note that improvements to S Park Drive, to bring it up to current County standards, will be required for Engineering to support the opening of this gate.
4/1/2020 8:59:01 AM
PCD Project Manager
3/20/2020 9:45:58 AM
Planning Staff will recommend a condition of approval that in the event of an accident or emergency on the public cul-de-sac (Southmoor Park Drive) the gate shall be opened for ingress egress. Planning staff defers to the County Engineer and PCD Review Manager for further comment. 3/20/2020 9:45:58 AM
PCD Engineering Division
1/8/2020 4:00:08 PM
Engineering comments provided by Elizabeth Nijkamp, 719-520-7852

1. The TIS cites striping adjustments are needed at Lake Woodmoor/and Woodmoor Drive. The report did not note if the asphalt is of adequate width or not for the extension of these turn lanes. It also did not address who should make these changes.
2. The report states that no improvements are needed on South Park (west of Knollwood). There are flaws with this. First, the estimated traffic wanting to go out this gate is low, and should be increased. Next, the TIS uses counts for the traffic from Brookmoor, but then uses ITE numbers for other traffic, causing an unrealistic comparison. The width and pavement of South Park is not adequate for this additional traffic and should be brought up to today’s standards, if this gate were to open. If improvements are not installed it would cause significant additional maintenance cost to the County.
3. The intersection of Lake Woodmoor Drive and Woodmoor drive should be assessed to see if it meets warrants for a signal. A signal at this location may alleviate the issues that Brookmoor is having with the traffic.

At this time Engineering cannot support the opening of this gate for the local traffic as requested without proposed improvements to South Park Drive. If the gate is to be opened to local Brookmoor traffic roadway improvements would be required for South Park drive from the gate to Knollwood. This would include both width and depth of asphalt.
1/8/2020 4:00:08 PM
PCD Project Manager
12/31/2019 12:28:16 PM
The change from the split rail fence to the stucco wall is depicted -no concerns.
The change to indefinitely delay the siting of a community building in the open space area does not impact the density- no concerns. Justification or (analysis of PUD criteria) to the gate being opened for Brookmore resident access is not provided in the LOI. The applicant is responsible to provide specific statements identifying how the gate being open to a small group of people (residents of the gated community) permitted by the HOA is consistent with the PUD criteria which has not been completed in the LOI.

The applicant states that the gate restriction elimination will provide as a second access to the 59 lot development for the Brookmoor residents if they have a transponder. Two access points are required for developments that are greater than 25 lots.
If this development is allowed to access through the public culdescac known as, South Park Drive, adding 59 units at to the public culdesac, which serves 10 lots at present, would exceed the 25 lots on a dead end road (South Park Drive).

Should the South Park Drive residents then have access through this development via Symphony Heights, a private roadway, to connect to Lake Wood More Drive, a public road way, since the South Park Drive would serve the existing 10 lots on the dead end road plus 59 residents in the gated community? If there was an accident on South Park Drive, how would these residents exit with the added traffic?

The settlement agreement required the gate to be closed to the public with the exception of ER access and construction traffic for one year. It allowed for the HOA to submit a request to amend the PUD restriction to allow for the gate to be opened; there was no presumption of approval in the settlement agreement. There is opposition to the gate being opened; this application may be elevated to a PC and BoCC hearing.
12/31/2019 12:28:16 PM
PCD Project Manager
12/31/2019 12:10:19 PM
12/31/2019 12:10:19 PM
Tri-Lakes-Monument Fire Protection District
11/25/2019 8:02:30 AM
The Fire district supports the project for emergency access. We will require Knox Box access to the gate. JCB 11/25/2019 8:02:30 AM
Tri-Lakes-Monument Fire Protection District
8/8/2018 11:54:45 AM
We need additional clarification as to Fire Department access and require Knox gate access for all gates. JCB 8/8/2018 11:54:45 AM
PCD Engineering Division
7/31/2018 5:09:13 PM
PCD Engineering will reserve comment until the County Engineers comments for the TIS have been addressed. 7/31/2018 5:09:13 PM
PCD Project Manager
7/31/2018 7:42:53 AM
County Engineer comments:

In looking at the TIS, I think what needs to be included is the following:

-Existing/proposed ADT (short term/long term horizon) and link LOS on South Park Drive, Knollwood, 105, Lake Woodmoor, Woodmoor Drive.
-Existing/ proposed intersection LOS (short term/long term horizon) at Lake Woodmoor/Mooveen Heights, Lake Woodmoor/Woodmoor, Highway 105/Woodmoor, South Park Drive/Knollwood, Knowlwood/105

-Existing/proposed roadway classifications on Lake Woodmoor, Wooodmoor, South Park Drive, Highway 105, Knollwood as well as corresponding existing roadway (including bike and ped) and intersection characteristics (as compared to ECM criteria), sight distance evaluations

-Existing pavement conditions , existing pavement design assumptions for alternate route (i.e. was the pavement on South Park/Knollwood designed to accommodate this additional traffic?)

-accident data/analysis, continuity and adequacy of pedestrian and bicycle facilities, neighborhood and public input issues, which road are primary/secondary designations for snow removal

-basis for trip distribution (should have time difference for different trip route)
7/31/2018 7:42:53 AM
View PCD Project Manager
7/30/2018 11:32:24 AM
Traffic Study- Planning comments only. Engineering comments will be uploaded upon completion. 7/30/2018 11:32:24 AM
PCD Project Manager
7/30/2018 11:30:10 AM
Please note the PUD application is being reviewed in conformance with Chapter 4, Section 4.2.6, of the El Paso County Land Development Code (2017).
Please see the planning comments (uploaded red lines) on the letter of intent, application, PUD Plan, and the traffic study. Engineering comments on the traffic study will be uploaded when completed.
The approved 1998 PUD Amendment and Board Staff Report have been uploaded into this files additional documents for historical reference.
7/30/2018 11:30:10 AM
View PCD Project Manager
7/30/2018 11:19:08 AM
PUD Plan Map Red Lines Review 1 7/30/2018 11:19:08 AM
View PCD Project Manager
7/30/2018 11:18:43 AM
Letter of Intent Red Lines Review 1 7/30/2018 11:18:43 AM
View PCD Project Manager
7/30/2018 11:18:21 AM
Application Red Lines Review 1 7/30/2018 11:18:21 AM
EPC County Attorney's Office
7/23/2018 10:13:38 AM
No comments from County Attorney's Office at this time. 7/23/2018 10:13:38 AM