EDARP
Project Review Comments
- File Number
- P263
- Project Name
- Welsch at Howells Rezone to RR-2.5
- Description
- Rezone to RR2.5 from rr-5
- Parcels
- 6214000071 6214000071
- Applicant
-
William Guman & Associates, Ltd.
Bill Guman ( bill@guman.net )
(719) 633-9700 Bill Guman ( bill@guman.net )
(719) 633-9700 - EA Number
- EA257
- File Number
- P263
- Project Manager
- Maria Lancto
- Status
- Active
- Created
- 1/30/2025 8:49:45 AM
View: Project Documents | Submit/View Public Comment
| Agency | Review # | Comment | ||
|---|---|---|---|---|
| View |
PCD Project Manager
2/20/2026 10:48:21 AM |
1 | V1_Zoning Map | 2/20/2026 10:48:21 AM |
| View |
PCD Project Manager
2/20/2026 10:48:10 AM |
1 | V1_Letter of Intent | 2/20/2026 10:48:10 AM |
|
PCD Project Manager
2/20/2026 10:47:37 AM |
1 |
EPC Planning Comments: Please see comments on the following documents: - Letter of Intent - Zoning Map Reviewer: Maria Lancto, AICP, Senior Planner marialancto@elpasoco.com 719-520-6447 |
2/20/2026 10:47:37 AM | |
|
EPC DPW Stormwater
2/18/2026 4:36:30 PM |
1 |
EPC DPW Stormwater has no comments on this Rezone application. Reviewed by: Zachary Jannusch Associate Engineer - Stormwater 719.500.3170 ZacharyJannusch@elpasoco.com |
2/18/2026 4:36:30 PM | |
|
PCD Engineering Division
2/18/2026 5:15:44 PM |
1 |
DPW Engineering Review 1 has comments on the following documents (to be uploaded by project manager): - Letter of Intent - Zoning Map Reviewed by: Charlene Durham, PE charlenedurham@elpasoco.com |
2/18/2026 5:15:44 PM | |
|
Pikes Peak Regional Building Department
2/17/2026 11:52:12 AM |
1 |
Enumerations has no comment regarding the rezone aspect of this proposed project. Further comments will be provided when the Final Plat is submitted to split the parcel into two separate parcels. Becky Allen PPRBD - Enumerations Plans Examiner beckya@pprbd.org |
2/17/2026 11:52:12 AM | |
|
Black Forest Land Use Committee
2/16/2026 1:37:47 PM |
1 | The Black Forest Land Use Committee has reviewed this proposal and recommends denial. For almost 50 years, the Black Forest Preservation Plan mandated a density of one lot per 5 acres. Despite our strong objections, the minimum density was changed to one lot per 2.5 acres in the new County Master Plan in 2021. Other requirements in the new master plan also require open space and parks as well as compatibility with surrounding developments. These extra requirements suggest likely densities of 3-4 acres per lot. We believe this minimum only applies to new developments where buyers know in advance that the density is one lot per 2.5 acres. The 2.5-acre density does not apply to existing developments of 5 acres or more. Property owners in 5-acre developments purchased property believing that the platted lots and densities were permanent. It is not right or fair to change this and permit owners of existing 5-acre lots to divide them in half and change the character of the development. The most recent example of this occurred several years ago when a property owner asked to divide his 5-acre lot into two 2.5-acre lots in Overlook Estates north of Discovery Canyon Campus on Northgate Road. The BoCC wisely recognized that this was unfair to existing residents and set a bad precedent, so they denied the request. We urge the BoCC to also recognize this issue in the broader perspective and deny it. While the applicant has logical reasons for his request, approval would be unfair to surrounding neighbors and would set a precedent that was not intended in the 2021 County Master Plan. | 2/16/2026 1:37:47 PM | |
|
El Paso County Conservation Dist
2/12/2026 11:02:03 PM |
1 |
Currently, the El Paso Conservation District sees no conservation or natural resource requests we can comment on for this rezoning request. We do plan on commenting on conservation and natural resource matters when it comes to future submittals. As a curtesy, we would like to make the applicant aware (to help them with future planning and ease of the submittal process) that we will be making recommendations for the house to comply with Firewise standards when built. Also, due to the higher zoning density in a heavily forested and overgrown area, we will likely make a request to thin the forest on the new parcel to the 40-60 mature trees per acre (as per USFS and CFS guidelines for a healthy ponderosa forest) in order to improve forest health, increase fire safety of the community, and improve wildlife habitat quality. |
2/12/2026 11:02:03 PM | |
| View |
EPC Environmental Services
2/5/2026 12:40:24 PM |
1 | 2/5/2026 12:40:24 PM | |
|
Mountain View Electric Association, Inc.
2/5/2026 8:43:29 AM |
1 | MVEA has no objection to the rezone request | 2/5/2026 8:43:29 AM | |
|
Colorado Springs Planning & Community Development
2/3/2026 2:36:00 PM |
1 | City Planning has no comment. | 2/3/2026 2:36:00 PM | |
|
Colorado Springs Public Works
2/3/2026 1:47:36 PM |
1 |
Engineering Development Review has no comment on this item. Joel Dagnillo, P.E. Engineering Development Review City of Colorado Springs (719)385-5412 Joel.dagnillo@coloradosprings.gov |
2/3/2026 1:47:36 PM | |
|
EPC Parks Department
2/3/2026 10:37:59 AM |
1 |
The El Paso County Parks Department has reviewed this rezone proposal and has no objections to this rezone. The 2022 Parks Master Plan shows no impacts to existing or proposed parks, trails, or open space. Regional park fees and impacts will be assessed upon review of the forthcoming platting action(s). Thank you! Ashlyn Mathy Parks Planner Park Planning Division El Paso County Parks Department Office: 719.520.6999 |
2/3/2026 10:37:59 AM | |
|
Colorado Springs Public Works
2/3/2026 7:22:06 AM |
1 |
Traffic Engineering has no comments on this item. Brian Shevock Public Works/Traffic Engineering Traffic Engineer II City of Colorado Springs brian.shevock@coloradosprings.gov (719) 385-7620 |
2/3/2026 7:22:06 AM | |
|
Black Forest Fire Protection District
2/2/2026 3:19:19 PM |
1 | The proposed rezone and lot split to create one additional single-family residence on a 5.0077-acre parcel is generally compatible with surrounding rural development and is not anticipated to create a disproportionate impact on fire or EMS services At Final Plat and permitting, the applicant shall demonstrate compliant fire apparatus access, including driveway width, grade, surface, turnaround (if required), and addressing. A Wildland Fire Mitigation Plan shall be submitted and approved, and water supply for fire protection shall be demonstrated in accordance with the adopted Fire Code and Fire District standards. | 2/2/2026 3:19:19 PM | |
|
Academy SD 20 Building Fund
2/2/2026 7:01:53 AM |
1 |
Academy District 20 is in receipt of File #P263 for approval of the Welsch at Howells Rezone to RR-2.5. The District is requesting fees in lieu of land dedication per the existing County Code for all residential units within this development. The District is experiencing ongoing residential development. The District gained approximately 13,650 new residential units between 2018 and 2025 which included 5,650 Single Family, 1,225 Single Family Attached, and 6,800 Apartments as reported to the District by local developers. During that same timeframe, the District only experienced a total membership increase of 23 students. This information is updated annually in October. A drop in the birth rate plus the significant increase in the cost of housing has slowed student growth in the District. The District is able to serve each student who is a resident of District 20. If you need additional information, please contact me. Don Smith Planning Consultant |
2/2/2026 7:01:53 AM |