Project Review Comments

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Project Name
Sanctuary of Peace Residential Community at Benet Hill
Description
PUDPreliminary Plan for 27 single-family attached lots, private business event center for the community only with 4 guest rooms, shared well and septic and open space; A typo on the PUD to increase lot coverage due to a typo from 45% to 60 % is verified ok- May 4, 2023
Location
Parcels
6127000063 6127000063
Applicant
M.V.E., Inc.
David Gorman ( daveg@mvecivil.com )
(719) 635-5736 David Gorman ( daveg@mvecivil.com )
(719) 635-5736
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 (85)
Link Agency Comment
View EPC County Attorney's Office
11/5/2020 2:33:28 PM 		11/5/2020 2:33:28 PM
PCD Engineering Division
10/28/2020 10:40:37 AM 		The Applicant provided the requested forms: MS4 and SDI worksheet. The Applicant provided the deviation request for sidewalk on one side only. The ECM administrator acknowledged this deviation and the others as indicated on the Letter of Intent. Comment letter items are resolved. PCD engineering has no further comments
Steve Kuehster 719-520-6813 		10/28/2020 10:40:37 AM
PCD Project Manager
10/28/2020 7:21:51 AM 		Staff has prepare the item for the November 19th PC and December 8th BoCC pending a water finding from the CAO. Cole Emmons has been assigned to the water review. You may have your water attorney reach out to him to see if Cole has questions that can be quickly answered. 10/28/2020 7:21:51 AM
View PCD Project Manager
10/23/2020 2:57:58 PM 		LOI comments 10/23/2020 2:57:58 PM
PCD Project Manager
9/1/2020 1:52:25 PM 		Please submit the deviation forms for the modifications not covered under the explanation provided in the engineer review letter...We can conference call on this if needed. 9/1/2020 1:52:25 PM
PCD Project Manager
9/1/2020 1:48:43 PM 		Staff will schedule the item for PC as soon as a water review from the CAO is made. 9/1/2020 1:48:43 PM
View PCD Project Manager
9/1/2020 1:48:09 PM 		PUDSP review 4 - Very minor comments to be addressed 9/1/2020 1:48:09 PM
View PCD Engineering Division
9/1/2020 12:51:24 PM 		See comment letter, V-4
Steve Kuehster
PCD Engineering 		9/1/2020 12:51:24 PM
View Parks Advisory Board
8/27/2020 9:09:59 AM 		See updated Parks review attached 8/27/2020 9:09:59 AM
County Attorney - Development Review
8/25/2020 2:17:18 PM 		No comments from County Attorney's Office - Development Review at this time. 8/25/2020 2:17:18 PM
View EPC Health Department
8/23/2020 8:13:01 PM 		8/23/2020 8:13:01 PM
Colorado Department of Transportation - Pueblo Office
8/19/2020 1:09:39 PM 		No further comments are needed. Updated CDOT Access Permit was done and handle all issues within the permit. Thank you. 8/19/2020 1:09:39 PM
Northern EPC Coalition of Community Organizations, Inc. (NEPCO)
8/18/2020 4:49:22 PM 		Our last review, dated October 7, 2019, remains valid. We have no further comments at this time.

NEPCO Transportation and Land Use Committee 		8/18/2020 4:49:22 PM
Pikes Peak Regional Building Department
8/17/2020 2:52:02 PM 		Regarding a request for approval of a development plan for Sanctuary of Peace/Benet Hill Monastery, Enumerations has the following comments:

1. Once this development plan is approved, the applicant should submit a copy of the development for addressing. Secondary structures which will require separate addresses and building permits such as gazebos, trash enclosures, garages, etc. should be shown on the plan so that a comprehensive addressing plan can be created.


Brent Johnson
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2888 E: brent@pprbd.org W: pprbd.org 		8/17/2020 2:52:02 PM
View Colorado Parks and Wildlife
8/13/2020 6:06:49 PM 		8/13/2020 6:06:49 PM
View EPC Parks Department
8/6/2020 10:29:40 AM 		Please see administrative Parks comments attached.

Greg 		8/6/2020 10:29:40 AM
View Mountain View Electric Association, Inc.
8/5/2020 10:14:28 AM 		8/5/2020 10:14:28 AM
View EPC Environmental Services
7/30/2020 11:49:19 AM 		7/30/2020 11:49:19 AM
Black Forest Land Use Committee
7/30/2020 6:33:17 AM 		This proposal is outside the boundaries of the Black Forest Preservation Plan so the Land Use Committee will not make comments on it. 7/30/2020 6:33:17 AM
911 Authority - El Paso/Teller County
7/28/2020 12:49:37 PM 		No new Street Naming, PROMISE POINT has been reserved for this project.
No action required by E911.

G. West 		7/28/2020 12:49:37 PM
Lewis Palmer 38
7/28/2020 11:53:51 AM 		Lewis-Palmer School District 38 has no further comment at this time. 7/28/2020 11:53:51 AM
EPC County Attorney's Office
2/12/2020 9:27:50 AM 		The County Attorney's Office is working with PCD and Applicant on them providing satisfactory documentation related to the water supply. When those issues are resolved, the County Attorney's Office will provide a review of water sufficiency. Edi Anderson 2/12/2020 9:27:50 AM
View EPC Health Department
1/27/2020 12:44:49 PM 		1/27/2020 12:44:49 PM
View PCD Engineering Division
1/23/2020 2:21:43 PM 		See Comment Letter;
Steve Kuehster
719-520-6813 		1/23/2020 2:21:43 PM
PCD Project Manager
1/23/2020 12:36:56 PM 		Note: The pre-development site grading form will need to be completed and brought to the precon meeting along with the approved FAE and Collateral. 1/23/2020 12:36:56 PM
View PCD Project Manager
1/23/2020 12:36:06 PM 		SWMP Redlines review 3 1/23/2020 12:36:06 PM
View PCD Project Manager
1/23/2020 12:35:22 PM 		PUDSP Redlines review 3 minor changes... 1/23/2020 12:35:22 PM
View PCD Project Manager
1/23/2020 12:34:25 PM 		PUD Modifications- same comments as LOI. redlines removing 3 modifications and editing 1 modification. 1/23/2020 12:34:25 PM
View PCD Project Manager
1/23/2020 12:33:24 PM 		Letter of Intent 1/23/2020 12:33:24 PM
PCD Project Manager
1/23/2020 12:28:02 PM 		Provide communication that their is no issue with the CDOT access permit for the added uses. 1/23/2020 12:28:02 PM
View PCD Project Manager
1/23/2020 12:26:45 PM 		Grading & Erosion Control Plan. Please revise and sign for approval.
Please sign the drainage report for approval. 		1/23/2020 12:26:45 PM
View PCD Project Manager
1/23/2020 12:25:55 PM 		FAE Redlines revise and sign for approval. 1/23/2020 12:25:55 PM
PCD Project Manager
1/23/2020 12:25:01 PM 		Has the applicant drilled the new well? CDPHE requires the water testing source points for a public water system to come from the new well on the proposed project site. Please work with Mike Mccarthy to obtain a water finding for quantity. Please work with Lori to obtain a water finding for water dependability. 1/23/2020 12:25:01 PM
PCD Project Manager
1/16/2020 7:31:53 AM 		The emergency access easement utilizes a non descriptive colored exhibit for a few pages. Please depict the easement through the private property owners like you did for the agreement between PIne Avenue and the property. Where is Pine Avenue on the colored exhibit? Where is the physical emergency access easement in the colored exhibit? One of the exhibits should show the proposed property and the proposed roads and easements (ER access in lieu of 83).... 1/16/2020 7:31:53 AM
View EPC Health Department
12/3/2019 11:32:27 AM 		12/3/2019 11:32:27 AM
View Parks Advisory Board
10/31/2019 10:27:59 AM 		El Paso County Community Services / Parks Final Comments, Review #2 - Please See Attached Documents (PAB Endorsed 04/09/2019) 10/31/2019 10:27:59 AM
View Colorado Division of Water Resources
10/23/2019 2:35:54 PM 		10/23/2019 2:35:54 PM
View Colorado Division of Water Resources
10/23/2019 2:34:03 PM 		10/23/2019 2:34:03 PM
View Colorado Department of Public Health and Environment
10/21/2019 9:36:25 AM 		10/21/2019 9:36:25 AM
Pikes Peak Regional Building Department
10/21/2019 8:20:09 AM 		Regarding a request for approval of a PUD development plan for Sanctuary of Peace Residential Community, Enumerations has the following comments:

1. The layout of this project has changed since the first submittal. Once the design is finalized and the development plan has been approved, the applicant should provide a copy of this development to Enumerations for addressing. Indicate with (XXXX) all lots and tracts which will require an address. These addresses must appear on the final plat.



Floodplain has no comment.

Brent Johnson
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2888 E: brent@pprbd.org W: pprbd.org 		10/21/2019 8:20:09 AM
Northern EPC Coalition of Community Organizations, Inc. (NEPCO)
10/20/2019 2:15:25 PM 		This is the same review/file that is also attached under the Tri-Lakes Land Use Committee. Please see the TLLUC review comment for an explanation. 10/20/2019 2:15:25 PM
View Northern EPC Coalition of Community Organizations, Inc. (NEPCO)
10/20/2019 2:09:27 PM 		10/20/2019 2:09:27 PM
PCD Project Manager
10/16/2019 5:31:00 PM 		Provide the locations of the wastewater systems; these should be in a stand alone tract or easement. How will homeowners obtain permission to address a personal home blockage? 10/16/2019 5:31:00 PM
View PCD Project Manager
10/16/2019 5:29:46 PM 		Submit the pre-development form. Submit the FAE and other engineering docs.
LOI Redlines Review 2- 		10/16/2019 5:29:46 PM
View PCD Project Manager
10/16/2019 5:22:55 PM 		PUD Modification Letter Comments. Your missing design standards in Chapter 8 that should be included if your choosing to seek modifications. Staff can not support platting lots with no physical connection to the private road as depicted now on the PUDSP. 10/16/2019 5:22:55 PM
PCD Project Manager
10/16/2019 5:15:39 PM 		Does the water report allocated usage include the 4 bedrooms within the community center? 10/16/2019 5:15:39 PM
View PCD Project Manager
10/16/2019 5:14:01 PM 		Traffic Study Comments 2 10/16/2019 5:14:01 PM
View PCD Project Manager
10/16/2019 5:13:23 PM 		SWMP redlines; checklist needed. 10/16/2019 5:13:23 PM
View PCD Project Manager
10/16/2019 5:12:16 PM 		Grading & Erosion Control Plan redlines 10/16/2019 5:12:16 PM
View PCD Project Manager
10/16/2019 5:11:10 PM 		Grading &Erosion Control Checklist Redlines 10/16/2019 5:11:10 PM
PCD Project Manager
10/16/2019 5:09:45 PM 		Provide the Cistern location and detail on the PUDSP Plan that the fire district is requiring. Identify in the notes who is maintain and installing the cistern Identify the cistern as an allowable use in the development standards. 10/16/2019 5:09:45 PM
View PCD Project Manager
10/16/2019 5:08:01 PM 		Drainage redlines review 2 10/16/2019 5:08:01 PM
View PCD Project Manager
10/16/2019 5:05:51 PM 		CDPHE Review 2 10/16/2019 5:05:51 PM
View PCD Project Manager
10/16/2019 5:02:22 PM 		PUDSP Redlines review 2-Please review the checklists for a preliminary plan and PUD. Please also review the Code chapter 5, 7,& 8. Many things are not addressed. 10/16/2019 5:02:22 PM
View PCD Engineering Division
10/15/2019 3:38:20 PM 		See Comment Letter
Steve Kuehster
719-520-6813 		10/15/2019 3:38:20 PM
911 Authority - El Paso/Teller County
10/8/2019 8:24:30 AM 		All street names previously approved.
No action for 911.
Thank you.
Justin 		10/8/2019 8:24:30 AM
County Attorney - Development Review
10/7/2019 2:59:00 PM 		1. You have submitted the template PDB-BMP Agreement that provides for Owner maintenance of the tract(s) upon which the detention facilities will be constructed. Your documents also indicate, however, that the intent is for the HOA to maintain them. If the applicant retains ownership of the tracts, then it is the applicant that will be responsible to the County for maintenance of the detention facilities, and it is the applicant that the County will look to for reimbursement if they aren't maintained and the County has to come in and do some repair work. If the applicant wishes the HOA to be responsible to the County, then the detention pond tracts must ultimately be conveyed to the HOA, and the Owner-HOA template Agreement must be used. Please confirm which approach you wish to take. The Agreement currently submitted has not yet been reviewed in detail.
2. I do not recommend the form of emergency access agreement you have submitted. They make no provision for construction and maintenance of improvements. They also grant the general public access to the easement area, thus granting the public certain rights on the burdened properties. 		10/7/2019 2:59:00 PM
View PCD Project Manager
10/7/2019 2:20:25 PM 		Soil & Geo Redlines from April 2019- Engineering. 10/7/2019 2:20:25 PM
Tri Lakes Land Use Committee
10/7/2019 10:31:19 AM 		We just noticed that this request for review was sent to the Tri-Lakes Land Use Committee (TLLUC) rather than to NEPCO. Since we previously reviewed this application and some members of the NEPCO LUC serve on both committees, we have continued to process this review and just posted it on the EDARP site. Please note for the future that relevant review requests sent to one or both organizations (TLLUC and NEPCO) will likely be processed by the NEPCO group. 10/7/2019 10:31:19 AM
View Tri Lakes Land Use Committee
10/7/2019 10:28:27 AM 		10/7/2019 10:28:27 AM
Colorado Geological Survey
10/3/2019 1:31:16 PM 		The Geologic Conditions note / Geologic Hazard Disclosure Statement on Sheet 1 of the PUD Development Plan / Preliminary Plat, Cover Sheet, is appropriate and correctly references Entech Engineering's 2/11/2019 Soil, Geology and Geologic Hazard Study, Sanctuary of Peace Filing No. 1. The geologic hazards mapped on Sheet 2 of the PUD Development Plan / Preliminary Plat, Site Plan (Overall) are consistent with Entech's mapping. Provided Entech's recommendations are adhered to, CGS has no objection to PUD and plat approval. 10/3/2019 1:31:16 PM
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