Project Review Comments

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File Number
PPR2621
Project Name
Monument Academy Site Dev Plan Addition
Description
Site Development Plan for building addition(s) to the existing Public Charter School. Adding modular classrooms and implementing a previously approved sports field/track.
Parcels
6100000245 6100000245 6115009033 6115009033
Applicant
JPS Engineering, Inc.
John Schwab ( john@jpsengr.com )
(719) 477-9429 John Schwab ( john@jpsengr.com )
(719) 477-9429
EA Number
EA18206
File Number
PPR2621
Project Manager
Miranda Benson
Status
Active
Created
2/11/2026 10:04:52 AM

View: Project Documents


Review Comments (24)
Link Agency Review # Comment
View PCD Project Manager
8/20/2026 5:25:08 PM 		1 V1_Development Agreement_COMMENTS 8/20/2026 5:25:08 PM
View PCD Project Manager
8/20/2026 5:24:53 PM 		1 V1_Drainage Letter_COMMENTS 8/20/2026 5:24:53 PM
View PCD Project Manager
8/20/2026 5:24:39 PM 		1 V1_Financial Assurance Estimate (FAE) Form_COMMENTS 8/20/2026 5:24:39 PM
View PCD Project Manager
8/20/2026 5:24:19 PM 		1 V1_Grading & Erosion Control (GEC) Plan_COMMENTS 8/20/2026 5:24:19 PM
View PCD Project Manager
8/20/2026 5:24:02 PM 		1 V1_Road Impact Fee Acknowledgement_COMMENTS 8/20/2026 5:24:02 PM
View PCD Project Manager
8/20/2026 5:23:49 PM 		1 V1_Site Development Plan_COMMENTS 8/20/2026 5:23:49 PM
View PCD Project Manager
8/20/2026 5:23:22 PM 		1 V1_Lighting Plan_COMMENTS 8/20/2026 5:23:22 PM
View PCD Project Manager
8/20/2026 5:23:09 PM 		1 V1_Letter of Intent_COMMENTS 8/20/2026 5:23:09 PM
View PCD Project Manager
8/20/2026 5:22:45 PM 		1 V1_Landscape Plan drawings_COMMENTS 8/20/2026 5:22:45 PM
View PCD Project Manager
8/20/2026 5:22:30 PM 		1 V1_Elevation Plans_COMMENTS 8/20/2026 5:22:30 PM
PCD Project Manager
8/20/2026 5:22:14 PM 		1 V1_Planning review is complete.

Please see comments in green boxes on the following documents:
- Elevation Plans
- Landscape Plans
- Letter of Intent
- Lighting Plan
- Site Development Plan

If desired, please contact MirandaBenson2@elpasoco.com to schedule a comment review meeting with EPC Planning, Engineering, and Stormwater. Outside agency comments will need to be addressed in all resubmittal documents. To schedule comment review meetings with outside agencies, please contact that specific agency directly.

Thank you,
Miranda Benson, 719-520-7940
MirandaBenson2@elpasoco.com 		8/20/2026 5:22:14 PM
PCD Project Manager
8/20/2026 5:19:12 PM 		1 V1_Planning division comments.

Land Development Code section regarding Lighting Plan:
(1)Limitations on Extent of Lighted Area.
(a)Concealed or Shielded. Light fixtures shall be arranged and positioned such that the light sources are concealed and fully shielded so that no direct light or reflection creates a nuisance or hazard to any adjacent ownership or right-of-way and that up-light, spill-light, glare, and unnecessary diffusion are minimized. Light fixtures, except as otherwise permitted herein, are required to be full cutoff as defined by the Illuminating Engineers Society of North America (IESNA) The cut-off angle of an exterior light source shall not exceed 90 degrees. Full cut-off fixtures may not be tilted or aimed in a manner that results in light distribution above the horizontal plane. The use of semi-cutoff or cutoff (as opposed to full cutoff) fixtures shall be permitted to illuminate areas other than parking lots provided the pole or mounting point is no more than 10' in height and the maximum lumen output does not exceed 1800 lumens per lamp.

(b)Non-Security Lighting During Non-Operating Hours. Exterior lighting, including but not limited to floodlights used to light a building façade, shall be reduced, activated by motion sensor devices, or turned off during the principal use's non-operating hours. Lighting necessary for security shall not be subject to this provision.

(2)Height. No freestanding light fixtures shall be mounted higher than 15 feet, except parking lot light fixtures which shall be mounted no higher than 20 feet unless an alternative lighting proposal is approved in accordance with this Code.

(3)Requirements for Outdoor Recreation Facilities. Ball diamonds, playing fields, tennis courts, and other outdoor recreational uses shall be required to meet the following standards:

(a)Maximum Pole Height. The maximum light pole height shall be 80 feet.
(b)Cut-Off Angle. The cut-off angle from a lighting source that illuminates an outdoor recreational use may exceed 90 degrees provided the light source is shielded to prevent light and glare from spilling to adjacent residential properties.
(c)Hours of Use. Exterior lighting for an outdoor recreational use shall be extinguished no later than 10:00 p.m. or immediately after the conclusion of the final event of the day, whichever is later. 		8/20/2026 5:19:12 PM
PCD Project Manager
8/19/2026 4:33:52 PM 		1 V1_Planning division comments.

Landscape Plan and landscape details on Letter of Intent:

*Please reference full section, 6.2.2. Landscape Requirements. Some key details are highlighted below.
- Authority of Director to Approve Substitute Landscape Designs. The PCD Director may approve landscaping that does not meet the specific requirements of this Section provided the proposed landscaping meets the purpose of this Section, promotes the concepts contained in the Landscaping and Planting Manual, and provides an equivalent benefit to the community and environment as would otherwise be achieved by meeting the specific requirements of this Section. This authority shall not allow the PCD Director to eliminate the requirement for landscaping or to diminish the total landscaped area required by this Section.

(C)Parking Lot Landscape Requirements. .
(1)Required Trees. A tree of a type suitable for parking lots shall be provided for every 15 parking spaces in parking lots with 15 or more parking spaces. The required trees may be clustered and shall be located in a manner which will divide and break up expanses of paving and long rows of parking and create a canopy effect over the parking lot. See Landscaping and Planting Manual for island details.
(2)Parking Lot Islands. The most common method to satisfy the parking lot tree requirement is through the utilization of plant islands, fingers (areas open to the parking on 3 sides), and corners (open to the parking on 2 sides). Islands, fingers, and corners are required to be incorporated into all parking lots of 15 parking spaces or more in area. 1 island shall be provided for every 15 spaces.
(5)Required Parking Lot Screening. Parking lots shall be screened from view from adjacent roads and properties with differing land uses. The minimum height of the screening shall be 3 feet and may be accomplished by using berms and plantings. A minimum of ? of the road frontage or common lot, parcel, or tract boundary, not counting intersecting driveways, shall be provided with the required screening. The maximum spacing of plants to achieve an acceptable screen and the maximum acceptable grades for screening areas, such as grass berms and plantings beds, should be consistent with the Landscaping and Planting Manual.

(D)Required Buffer and Screen Areas.
(2)Buffer Between Non-Residential, Multifamily Residential and Single-Family/Duplex Uses.
(a)Where Required. A buffer is required in the following situations:
(i)Along the lot, parcel, or tract line on the non-residential use property between the non-residential use and a residential zoning district.
(ii)Along the lot, parcel, or tract line on the multifamily use property between the multifamily use and a single-family or duplex zoning district.
(iii)On the residential side of the project when use to use compatibility is a concern.
(b)Depth and Planting Standards. The required buffer shall be a minimum of 15 feet deep. The minimum number of trees in the buffer shall be 1 tree for every 25 feet of common lot, parcel, or tract line. A minimum of ? of the trees shall be evergreen trees.

(E)Internal Landscaping. The following internal landscaping is required:
(2)Requirements for Non-Residential Uses. The following internal landscaping is required for non-residential uses:
(a)Minimum Required Internal Landscaped Area. A minimum of 5% of the lot or parcel shall be landscaped.
(b)Minimum Number of Trees in Landscaped Area. A minimum of 1 tree shall be provided for every 500 square feet of required internal landscape area.
(c)Trees Replaced by Shrubs. A maximum of ½ of the required trees may be substituted with shrubs adjacent to retail store fronts where the view of wall signs may be obstructed. At least 10 shrubs with a minimum container size of 5 gallons shall be provided for each tree that is replaced. 		8/19/2026 4:33:52 PM
View Mountain View Electric Association, Inc.
8/17/2026 10:30:09 AM 		1 8/17/2026 10:30:09 AM
Black Forest Land Use Committee
8/16/2026 2:31:43 PM 		1 The Black Forest Land Use Committee has reviewed this proposal and recommends approval. 8/16/2026 2:31:43 PM
View Colorado Department of Transportation - Pueblo Office
8/14/2026 7:05:16 AM 		1 8/14/2026 7:05:16 AM
EPC DPW Development Services - Engineering
8/13/2026 5:36:36 PM 		1 Review 1.

Engineering comments on the following documents (to be uploaded by the project manager):
- Letter of Intent
- Site Development Plan
- FAE
- Drainage Letter
- Development Agreement

An updated development agreement with an updated FAE is required. See comment on the Development Agreement. Project Manager, please allow additional documents to be uploaded.

Reviewed by:
Joe Sandstrom, EIT, CFM
Associate Engineer
Department of Public Works
O: 719-520-6314
M: 719-505-0516
josephsandstrom@elpasoco.com 		8/13/2026 5:36:36 PM
Walden Water & Sanitation District
8/13/2026 12:40:50 PM 		1 Walden Water & Sanitation (WW&S) provides water and sanitation services to Monument Academy (MA). Our agreement with MA allows us to charge a tap fee to recover the cost of additional water and sanitation infrastructure required for expansion of the school.

The 2026 Financial Assurance Estimate Form shows $0 allocated to Water System Improvements and $0 allocated for Sanitary Sewer Improvements.

The Monument Fire District Site Plan Review Checklist provides multiple items related to Site Water and Fire Protection that will need engineering review by WW&S to scope increased infrastructure. Other elements of this development (such as plumbing plans) will also need WW&S engineering review.

WW&S believes it may be better to fully understand the current and future scope of infrastructure that will be needed by MA to plan in a cost-effective manner.

Subject to agreement between WW&S and MA regarding the scope and cost of this additional infrastructure (tap fee), we intend to provide services as required to meet El Paso County regulations. 		8/13/2026 12:40:50 PM
EPC DPW Stormwater
8/12/2026 2:34:53 PM 		1 Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following document(s) to be uploaded by the PM:
- Drainage Letter
- FAE
- GEC Plan

Reviewed by:
Glenn Reese, P.E.
Principal Engineer - Stormwater
719.675.2654
GlennReese@elpasoco.com 		8/12/2026 2:34:53 PM
County Attorney - Development Review
8/7/2026 1:37:43 PM 		1 No comments from County Attorney - Development Review at this time.

Reviewed by: Erika Keech, Sr. County Attorney, erikakeech2@elpasoco.com. 		8/7/2026 1:37:43 PM
View Tri-Lakes-Monument Fire Protection District
8/7/2026 11:48:45 AM 		1 See comments in attached document 8/7/2026 11:48:45 AM
View EPC Environmental Services
8/4/2026 1:40:21 PM 		1 8/4/2026 1:40:21 PM
Pikes Peak Regional Building Department
8/3/2026 8:21:21 AM 		1 1. Enumerations department does not have the authority to assign any additional addresses past the initial address. If an additional address would be wanted for any detached structure, you would have to request it or emergency agencies would have to request that an address be in place would be helpful or required. Clarify by contacting me directly. Amy@pprbd.org


Amy Vanderbeek
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2930 E: Amy@pprbd.org 		8/3/2026 8:21:21 AM
El Paso County Conservation Dist
7/31/2026 11:00:55 AM 		1 The El Paso County Conservation District has reviewed this application and we have the following comments:

1) Erosion controls/Revegetation plans

We see their erosion control plans include many things that we look for but there are some places we see inadequate measures we would like to see changed.

A) We did not see an obviously stated timeframe for revegetation after soil disturbance and construction. So we recommend the following be added into their plans:
-Disturbed areas not being built on should be mulched and revegetated within 45 days of disturbance using plant/grass species native and/or naturalized to El Paso County, weather depending.

B) While their seed mix listed in their erosion control plan for revegetated areas is comprised of native and naturalized varieties to El Paso County, it is extremely heavy on the non-native seed varieties. Some of these are naturalized to the area and do well (like the Smooth Brome), but we would like to see a seed mix with higher percentage in overall native grass varieties to El Paso County and adjust their seeding rates according to the new mix's recommended rates. Interestingly, their landscape plans does already show plans for a mix that meets our recommendations on this. So we recommend the applicant either switch their seed mix in the erosion plan to match that in the landscape plan; or alternatively, use another seed mix that heavily or fully comprises of native grass species to the area.

(Good examples of native grass varieties to look for in seed mixes for this area are: Big Blue Stem, Little Blue Stem, Swithchgrass, Prairie Sandreed, Side Oats Grama, Blue Grama, Western Wheatgrass, Slender Wheatgrass, Buffalo Grass, Green Needlegrass, Sand Dropseed, Indian Rice Grass, Mountain Muhly, Mountain Brome, and Rocky Mountain Fescue.)

C) Their mulching rates in the erosion control plans are less than our recommended rates (currently shown as 4,000 lbs/acre). Due to this site being on the Palmer Divide, which experiences a higher-than-normal winds and heavy rainfall events, we see that it is important to increase these to the following rates to ensure that erosion risks are lessened and better success rates of seed planting:
-Disturbed areas be either: mulched after seeding with either weed-free hay or straw mulch at approximately 5,000 lbs per acre or higher; Or areas that are not suitable for revegetation such as driveways, parking areas, pathways, safety areas around buildings, or areas under structures like bleachers should have a 1-2" thick layer of crushed rock, road base, or gravel to assist in preventing having exposed soil that would be prone to wind/runoff erosion concerns (if said areas are not going to be paved).

D) For areas being replanted with natural grass, consider using the El Paso County Conservation District’s Native Shotgun Mix (available at EPCCD.org) for reseeding, which is well suited to soils present on this site and is comprised of 100% native grass species.


If these measures are added to the project's plan, then the El Paso County Conservation District will be content with the applicant's commitment to soil conservation, watershed protection, and protection of the surrounding community.

For any questions, please feel free to contact the EPCCD at 719-600-4706 or Will Vogl - Board VP at Will@EPCCD.org 		7/31/2026 11:00:55 AM