Project Review Comments

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Project Name
Sanctuary of Peace Cohousing Community at Benet Hill
Description
PUDPreliminary Plan for 52 single-family attached & detatched lots, community house, shared well and septic and open space
Location
Parcels
6127000063 6127000063
Applicant
Benet Hill Monastery
DAVE Gorman ( daveg@mvecivil.com ) DAVE Gorman ( daveg@mvecivil.com )
EA Number
EA17183
File Number
PUDSP192
Project Manager
Kari Parsons
Status
Active
Created
10/31/2018 7:30:00 AM

View: Project Documents



Review Comments (24)

Link Agency Comment
Lewis Palmer 38
4/12/2019 1:29:03 PM
At their monthly meeting on April 8, 2019, the Lewis-Palmer School District Board of Education voted to request cash in-lieu-of land funding for homes permitted in this development. Additionally, the Board does wish to inform the El Paso County Planning Commission of the following:
"Lewis-Palmer School District is nearing capacity at all schools in the district for grades K-8. The Ray Kilmer Elementary School and the Lewis-Palmer Middle School, which will house the students from this development, are projected to be at or exceeding program capacity for the upcoming school year. The school district is in the process of planning additional schools. Such planning will result in a ballot issue, which must pass to allow for relief. Whereas the Board of Education’s role is to ensure all students in Lewis-Palmer School District receive a quality education, we must advise the Planning Commission that continued housing growth without additional schools will ultimately impact the quality education for which Lewis-Palmer School District is known."
4/12/2019 1:29:03 PM
View PCD Project Manager
4/1/2019 10:29:48 AM
Traffic Study Redlines 4/1/2019 10:29:48 AM
View PCD Project Manager
4/1/2019 10:28:57 AM
Drainage Redlines 4/1/2019 10:28:57 AM
View PCD Project Manager
4/1/2019 10:27:43 AM
PUD Preliminary Plan Drawing Redlines. A comment review meeting is recommended. 4/1/2019 10:27:43 AM
View PCD Project Manager
4/1/2019 10:02:43 AM
LOI Redlines 4/1/2019 10:02:43 AM
View PCD Project Manager
4/1/2019 9:25:29 AM
Fire Commitment Redlines (Include support for PUD Modifications) 4/1/2019 9:25:29 AM
View PCD Project Manager
4/1/2019 9:21:23 AM
Wastewater Redlines 4/1/2019 9:21:23 AM
View PCD Project Manager
4/1/2019 9:20:50 AM
Grading Erosion Control redlines with Summary 4/1/2019 9:20:50 AM
View PCD Project Manager
4/1/2019 9:20:20 AM
PUD Modification Redlines 4/1/2019 9:20:20 AM
View PCD Project Manager
4/1/2019 9:19:48 AM
Application Redline 4/1/2019 9:19:48 AM
View PCD Project Manager
4/1/2019 8:50:39 AM
PUDSP Checklist 4/1/2019 8:50:39 AM
View PCD Engineering Division
3/26/2019 11:18:48 AM
See Comment Letter 3/26/2019 11:18:48 AM
View Colorado Division of Water Resources
3/26/2019 8:58:08 AM
3/26/2019 8:58:08 AM
Black Forest Land Use Committee
3/24/2019 4:02:58 PM
The Black Forest Land Use Committee has reviewed this proposal and has coordinated with NEPCO regarding inputs to PCD since the proposed development is in the Tri-Lakes Comprehensive Plan.

If this development were in the Black Forest planning area, 26 homes would be more than permitted on A-5 and RR-5 zoned property. However, many of the conservation efforts in this proposal reduce the impact to the point where the 26 homes would be very close to the impact of individual homes on larger acreages and even less considering that 46 acres of forest will remain undeveloped. The Land Use Committee does not see this as setting a precedent for more dense development but rather a rational view of the extreme conservation efforts of the Benet Hill Monastery.

The Land Use Committee would like to recommend that a deed restriction be recorded by the Benet Hill Monastery that would prohibit any further development on this 50-acre parcel as a legal protection for the remaining 46 acres.
3/24/2019 4:02:58 PM
View EPC Parks Department
3/22/2019 3:28:39 PM
3/22/2019 3:28:39 PM
Colorado Department of Public Health and Environment
3/20/2019 11:29:17 AM
The Colorado Department of Public Health and Environment (CDPHE) appreciates the opportunity to comment on this proposal. Please note that the following requirements are not intended to be an exhaustive list and it is ultimately the responsibility of the applicant to comply with all applicable rules and regulations.

• Based on the application, the system appears to be proposing to expand their public water system. The supplier of water must meet all requirements of Regulation 11 related, but not limited, to records, monitoring, design review, operations, storage, and backflow prevention.
• Based on the information provided, the system appears to be installing multiple onsite wastewater treatment systems (OWTS) in an attempt to have each system meet the requirements of WQSA Policy 6. While each appears to be separated, the information provided does not allow the division to analyze and determine if each of these OWTS are or are not domestic wastewater treatment works. All treatment works, including onsite wastewater treatment systems, designed to receive 2,000 gallons per day or greater based on the average daily flow at full occupancy are considered domestic wastewater treatment works and must have site location and design approval and a state discharge permit. Additional information related to each service area is required to make a determination regarding whether each OWTS is a domestic wastewater treatment works are requires site location and design approval by the division.
3/20/2019 11:29:17 AM
Black Forest Trails Association
3/18/2019 11:55:25 PM
On the PUD Development and Preliminary Plan, in the Tract Notes, Sanctuary of Peace Tract Table, Tracts B-F: trails are mentioned. However, there don't appear to be any specifics elsewhere relative to trails. Trails in new developments are encouraged for the benefit of residents. This subdivision is close to Fox Run Regional Park and trails could potentially connect in the future to those in the Park.

Please keep us informed of further updates on this development. Thank you.
3/18/2019 11:55:25 PM
View Northern EPC Coalition of Community Organizations, Inc. (NEPCO)
3/18/2019 10:46:00 AM
3/18/2019 10:46:00 AM
Pikes Peak Regional Building Department
3/18/2019 6:26:30 AM
Regarding a request for approval of a PUD development plan for The Sanctuary of Peace Residential Community, Enumerations has the following comments:

1. The street shown on the plan as Tract A should be a named street. Submit a list of proposed street names to Justin Annan (jannan@elpasoteller911.org) with 911 for approval. Once a street name is established, it should appear on the development plan. All addressing for this development will be from this named street.
2. The applicant should provide a copy of the development plan to Enumerations so that addressing can be established to be used on the final plat. Page 3 shows an area labeled as “proposed garages”. Any structures such as garages which will require separate addresses and permits should be shown on the plan provided to Enumerations. While these addresses do not need to appear on the plat, knowing their location will help us to assign consistent addressing throughout the development.





Floodplain has no comment or objection.




Brent Johnson
Enumerations Plans Examiner
Pikes Peak Regional Building Department
3/18/2019 6:26:30 AM
Colorado Geological Survey
3/15/2019 4:09:30 PM
The site is not exposed to any geologic hazards or geotechnical constraints that would preclude the proposed residential use and density. Entech's 2/11/2019 Soil, Geology and Geologic Hazard Study, Sanctuary of Peace Filing No. 1 report contains appropriate recommendations for mitigating the site's potential development constraints, which include expansive soils and bedrock. CGS agrees that the "potentially unstable slope" mapped by Entech in the northern portion of the site (along Benet Lane behind proposed lot 2) is not high, is in sandstone bedrock, and is stable in its current condition. Provided Entech's recommendations are adhered to, CGS has no objection to PUD and site plan approval. 3/15/2019 4:09:30 PM
View EPC Environmental Services
3/7/2019 2:18:26 PM
3/7/2019 2:18:26 PM
View Mountain View Electric Association, Inc.
2/28/2019 10:27:08 AM
2/28/2019 10:27:08 AM
Colorado State Forest Service
2/28/2019 9:54:00 AM
The Wildfire Hazard & Mitigation Report submitted for this project is sufficient to identify the wildfire hazards and provides sound recommendations to reduce those hazards.

If the report is followed by the developer and the future home owners, no other actions are necessary for final approval by the Colorado State Forest Service.

The Colorado State Forest Service recommends that all forested acres be mitigated to reduce the risk of wildfire and that defensible space be created for each dwelling using the standards in “Protecting Your Home From Wildfire: Creating Wildfire-Defensible Zones“ FIRE 2012-1 located on the Colorado State Forest Service website.

http://static.colostate.edu/client-files/csfs/pdfs/FIRE2012_1_DspaceQuickGuide.pdf

In addition, I recommend that all wildfire mitigation be completed before or during dwelling construction.
2/28/2019 9:54:00 AM
View 911 Authority - El Paso/Teller County
2/27/2019 11:32:28 AM
Request the contractor submit a street name for this development.
Would not recommend that addressing try to be accomplished off Benet Lane, could become confusing for emergency services.
2/27/2019 11:32:28 AM