Project Review Comments

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Project Name
Northbay at Lake Woodmoor
request to rezone property to PUD zoning district to develop 28 townhome lots. The applicant has requested the PUD be approved as a preliminary plan
The property is located on Deer Creek Rad east of the intersection of Deer Creek Road and Woodmoor Drive.
7111400007 7111400007 7111404111 7111404111
Andrea Barlow ( )
(719) 471-0073
Andrea Barlow ( )
(719) 471-0073
File Number
Project Manager
Nina Ruiz
11/9/2017 2:56:32 PM

View: Project Documents

Review Comments (11)

Link Agency Comment
View Colorado Division of Water Resources
11/5/2018 10:43:48 AM
The Water Supply Report projects they need approximately double the amount of water committed by Woodmoor Water and Sanitation District. The report projects a need for approximately 16 acre-feet/year and the District is only committing approximately 7.5 acre-feet/year. This is the discrepancy that needs attention before a second favorable review can be issued. 11/5/2018 10:43:48 AM
View Colorado Division of Water Resources
10/22/2018 1:13:52 PM
10/22/2018 1:13:52 PM
View PCD Project Manager
10/17/2018 10:20:01 AM
PUDSP Redlines 10/17/2018 10:20:01 AM
View PCD Project Manager
10/17/2018 7:43:25 AM
Please add the adjacent ownership as required on the preliminary plan checklist. 10/17/2018 7:43:25 AM
View PCD Project Manager
10/17/2018 7:40:25 AM
1. A few trees/shrubs are shown within the ROW. Please either relocate or submit a landscaping within the ROW agreement. 10/17/2018 7:40:25 AM
View PCD Engineering Division
10/16/2018 1:42:32 PM
Review 3: Letter of intent comments unresolved. (see attached) 10/16/2018 1:42:32 PM
EPC County Attorney's Office
9/26/2018 3:30:08 PM
Water Supply Information Supply Summary shows water demand of 525 gpd for 28 units (16.47 acre-feet/year total - as noted by State Engineer). District letter dated 2/27/17 commits to 7.527 acre-feet/year. Please resolve discrepancy. 9/26/2018 3:30:08 PM
PCD Engineering Division
1/8/2018 3:47:40 PM
The final drainage report identified sections of Dirty Woman Creek that exceeds the drainage criteria for velocity and Froude number. The report provided additional analysis (shear stress) to show that channel is non-erosive. Staff will discuss this conclusion with the County Engineer to determine if the proposed design/analysis is acceptable. 1/8/2018 3:47:40 PM
PCD Project Manager
1/4/2018 4:46:37 PM
Letter of Intent
1. Addressed.
2. Addressed.
3. Regarding Criteria No. 3, the site is not currently suitable for development due to floodplain, wetland, and shallow groundwater impacts. Revise the statement to identify these hazards and the proposed mitigation per the Entech report, specifically, CLOMR/LOMR finalization for floodplain, avoidance of wetland, and construction engineering and grading for the shallow groundwater.
4. Revise the response to Criteria No. 4 to include the approximate and/or average size of the natural buffer to the east and provide a statement regarding the additional landscaping provided with this plan.
5. Revise response to Criteria No. 7 to include the amount/percentage of open space provided and to identify the trails as being intended for public use to access Lake Woodmoor.
6. Include the discussion of the modification requests in the response to Criteria No. 1. Modifications are needed to authorize the use of private roads in the PUD, smaller road cross section for the private road (private roads are required to meet County standards which required 28’ pavement width), and for the depiction of lots within the floodplain.
7. Revise the preliminary plan Criteria No. 6 to include the discussion from comment no. 3 above, or refer to that discussion.
8. Revise response to preliminary plan Criteria No. 7 to include grading and erosion control plan, construction drawings for stormwater facilities. The reader may never see the drainage report.
9. Revise response to Criteria No. 9.2 to state the plan was designed to minimize cost of transportation and utility infrastructure improvements.

PUD Development Plan
1. Change all departmental references from “DSD/Development Services” to “Planning and Community Development Department”.
2. Addressed.
3. Any accessory uses and/or special uses should be identified on the development plan, otherwise they will be prohibited by omission. If referencing the LDC, there are no sections only Chapters.
4. Addressed.
5. Addressed but the line types are difficult to read. Consider new line types to clearly define the existing and proposed floodplain.
6. Addressed. Tract E and D do not have a separating lot line shown.
7. Addressed.
8. Addressed. Please also remove existing trees/shrubs from the sign triangle.
9. Include a parking table.
10. Consider the adequacy of the proposed guest parking. Guest parking in townhome developments is absorbed quickly by quests and/or as tenants “third parking space”.
1/4/2018 4:46:37 PM
Colorado Division of Water Resources
1/2/2018 1:55:21 PM
It does not appear the estimated demand or proposed water supply for the development has changed since our last review; therefore, please refer to our letter dated December 28, 2016. 1/2/2018 1:55:21 PM
View PCD Engineering Division
12/21/2017 1:33:57 PM
Redline comments on the following documents will be uploaded by the project manager.
- PUD Development Plan
- Traffic Study
12/21/2017 1:33:57 PM