Project Review Comments

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Project Name
Winsome (McCune Ranch) Commercial Rezone
Description
Rezone approximately 7 acres to community commercial
Location
Parcels
5100000493 5100000493
Applicant
N.E.S.
Andrea Barlow ( abarlow@nescolorado.com )
(719) 471-0073
Andrea Barlow ( abarlow@nescolorado.com )
(719) 471-0073
File Number
CC181
Project Manager
Nina Ruiz
Status
Closed
Created
9/13/2018 8:07:49 AM

View: Project Documents



Review Comments (27)

Link Agency Comment
Black Forest Land Use Committee
5/8/2019 10:05:14 AM
The Black Forest Land Use Committee recommends approval of the commercial rezone for Winsome.

The Winsome developer and planner have been working closely with the Land Use Committee to change the commercial parcel in a way that would be acceptable to the residents in that area and the entire Black Forest. They divided the commercial parcel into two pieces, one an undeveloped 2.5-acre parcel that will only have a detention pond and well site that is directly on the northwest corner of Hodgen and Meridian. This undeveloped lot will screen the commercial from the neighbors to the east across Meridian. The other parcel is a 4.5-acre commercial site to the west that will screen the commercial with the existing trees along Hodgen. They have placed a well site for the Sterling Ranch Metro District on the undeveloped parcel and we are working with the developer to move that well site to the northeast corner of the commercial site.

The developer has also promised downward-directed lighting for dark skies and maximum retention of trees on the commercial site. The last improvement was to convert several 2.5-acre lots to 5-acre lots on the northeast edge where the development borders the 40-acre parcels.

While many of the neighbors would still prefer not to have commercial at all, the Land Use Committee feels this is a significant step to mask the commercial from the residential and so we recommend approval.
5/8/2019 10:05:14 AM
PCD Project Manager
4/4/2019 8:58:25 AM
All comments have been addressed. Please be aware that if approved, EPC will not be restricting uses within the CC zoning district and it would be solely the responsibility of the District to do so via the covenants.

Staff would like to schedule this item for the 5/7 PC hearing. If you will not be available this date please let Nina know so that we may select another hearing date.
4/4/2019 8:58:25 AM
Mountain View Electric Association, Inc.
4/1/2019 4:25:52 PM
Please reference prior comments submitted for McCune Ranch under Project SP 186.

Cathy
Mountain View Electric Association, Inc.
4/1/2019 4:25:52 PM
PCD Engineering Division
4/1/2019 8:46:24 AM
No additional comments. 4/1/2019 8:46:24 AM
Black Forest Land Use Committee
3/24/2019 4:16:40 PM
The Black Forest Land Use Committee has no further comments on this proposal. Please refer to our earlier comments.

The Committee continues to feel that the commercial proposal is not needed nor wanted by local residents.
3/24/2019 4:16:40 PM
View EPC Environmental Services
3/22/2019 10:00:21 AM
3/22/2019 10:00:21 AM
EPC County Attorney's Office
3/20/2019 2:52:12 PM
No comments from County Attorney's Office at this time. 3/20/2019 2:52:12 PM
View PCD Project Manager
2/11/2019 5:19:22 PM
LOI Redlines 2/11/2019 5:19:22 PM
PCD Engineering Division
2/11/2019 11:08:32 AM
No additional comments. 2/11/2019 11:08:32 AM
View EPC Environmental Services
2/1/2019 1:03:38 PM
2/1/2019 1:03:38 PM
Mountain View Electric Association, Inc.
1/30/2019 1:07:16 PM
Thank you for the opportunity to review this project. No additional comments at this time.
Cathy
Mountain View Electric Association, Inc.
1/30/2019 1:07:16 PM
View EPC Parks Department
1/25/2019 1:13:13 PM
El Paso County Community Services / Parks Final Comments, Review #2 (PAB Endorsed 11/14/2018) 1/25/2019 1:13:13 PM
Black Forest Land Use Committee
12/19/2018 9:31:32 AM
The Black Forest Land Use Committee recommends DENIAL of the request for commercial rezone. At the public meeting on December 4th, over 90% of the 60-70 people in attendance voted in an informal raise of hands against the commercial property saying it was NOT NEEDED and NOT WANTED. These were neighbors of the proposed rezone.

The Land Use Committee recognizes that the Black Forest Preservation Plan allows a commercial enterprise at this location so the commercial idea does not violate the Preservation Plan. However, this area is currently and has long been zoned as rural residential RR-5 and should not be rezoned over the strong objectives of local residents.

The residents and Land Use Committee feel the commercial property is NOT NEEDED because most people work in areas where these services are provided and can get gas, groceries, etc. elsewhere on their way home from the city or from work. Some even questioned if it was economically viable to have commercial at this location.

The group felt the commercial property is NOT WANTED because of several reasons:

1. It would add further congestion to an already dangerous intersection. The intersection of Hodgen and Meridian is the site of many accidents and people drive well above the speed limit in this area. The flashing yellow light was removed in the past for some reason so there is even less warning of the intersection coming up. Commercial would add more traffic coming in and out of the site and further add to the traffic dangers.

2. Commercial takes away from the rural, residential flavor of this area. The added lights and buildings take away from the 5-acre and larger lots and open spaces in all directions from this location. Even with downward-directed lighting, the commercial site would need additional light that would interfere with the country flavor and neighbors at this location.

3. This corner is heavily wooded and commercial would require the removal of many trees at this picturesque location. The residents were strongly against this proposed action.
12/19/2018 9:31:32 AM
Black Forest Trails Association
11/30/2018 11:16:14 PM
No additional comments from Black Forest Trails Association regarding Commercial Rezone 11/30/2018 11:16:14 PM
View EPC Health Department
11/16/2018 9:34:54 AM
11/16/2018 9:34:54 AM
View PCD Project Manager
11/13/2018 4:47:53 PM
MDT Letter 11/13/2018 4:47:53 PM
View PCD Project Manager
11/13/2018 4:45:51 PM
Zoning Map Redlines 11/13/2018 4:45:51 PM
Black Forest Trails Association
11/8/2018 11:38:58 PM
Thank you for the opportunity to comment. The commercial rezone does not appear to affect the inclusion of trails in the project.

Please include us on the distribution list for future updates. Thank you.
11/8/2018 11:38:58 PM
View PCD Project Manager
11/8/2018 5:12:41 PM
Zoning Map Redlines 11/8/2018 5:12:41 PM
View Mountain View Electric Association, Inc.
11/8/2018 4:25:22 PM
11/8/2018 4:25:22 PM
View Northern EPC Coalition of Community Organizations, Inc. (NEPCO)
11/6/2018 4:33:50 PM
11/6/2018 4:33:50 PM
PCD Project Manager
11/6/2018 8:53:57 AM
Application
1. Please select only 1 application type.
2. Please revise the request to reflect the application type selected(REMOVE ITEMS 1 AND 3).
3. The owner should sign the application form.
Letter of Intent
1. You are proposing to restrict certain uses within the CC zoning district. Staff does not customarily restrict uses unless the restriction is related to there being limited utility provisions, or there being traffic concerns related to certain uses that would trigger improvements. In this instance, the proposal is for the commercial uses to be served by wells, which does limit the uses greatly. Staff may choose to recommend limiting the uses by a condition of approval per the applicants request but will recommend a condition referencing the commercial being served by a well.
2. Please include the dimensional standards for the CC zoning district and include information as to if the proposed development will meet the CC zoning district requirements.

General
1. If the rezoning request is approved, all future development will need to comply with the CC zoning district.
2. If the rezoning request is approved, a site development plan will be required prior to initiating any use on site.
3. Additional redlines and comments will be provided upon completion of the PCD Engineer division review.
11/6/2018 8:53:57 AM
View EPC Environmental Services
11/2/2018 10:26:27 AM
11/2/2018 10:26:27 AM
View EPC Parks Department
11/1/2018 9:59:23 AM
El Paso County Community Services / Parks Preliminary Comments (To be presented to PAB on 11/14/2018) 11/1/2018 9:59:23 AM
PCD Engineering Division
10/30/2018 12:48:23 PM
Review 1 comment to the zoning map will be uploaded by the project manager. 10/30/2018 12:48:23 PM
EPC County Attorney's Office
10/22/2018 11:30:10 AM
No comments from County Attorney's Office at this time. 10/22/2018 11:30:10 AM
View Falcon Fire Protection District
10/19/2018 10:23:03 AM
10/19/2018 10:23:03 AM