EDARP
Project Review Comments
- File Number
- PUD252
- Project Name
- North Bay at Lake Woodmoor PUD
- Description
- Updated PUD for North Bay at Lake Woodmoor. PUDSP164 and PUDSP228 are expired. Development has dropped to 6 lots. SP no longer needed.
- Parcels
- 7111400007 7111400007 7111404111 7111404111
- Applicant
-
HR Green Inc.
Blaine Perkins ( blaine.perkins@hrgreen.com )
(719) 394-2430 Blaine Perkins ( blaine.perkins@hrgreen.com )
(719) 394-2430 - EA Number
- EA24135
- File Number
- PUD252
- Project Manager
- Maria Lancto
- Status
- Active
- Created
- 8/22/2025 1:42:02 PM
View: Project Documents | Submit/View Public Comment
| Agency | Review # | Comment | ||
|---|---|---|---|---|
| View |
PCD Project Manager
2/18/2026 10:19:19 AM |
2 | V2_PUD Development Plan | 2/18/2026 10:19:19 AM |
| View |
PCD Project Manager
2/18/2026 10:18:39 AM |
2 | V2_Letter of Intent | 2/18/2026 10:18:39 AM |
|
PCD Project Manager
2/17/2026 4:00:16 PM |
2 |
EPC Planning Review 2: Outstanding comments on Letter of Intent. Items uploaded with comments: - PUD Development Plans - Letter of Intent Please also include per request from Engineering - Final Drainage Report - Road Impact Tree Acknowledgement form Contact: Maria Lancto marialancto@elpasoco.com 719-520-6447 |
2/17/2026 4:00:16 PM | |
|
El Paso County Conservation Dist
2/12/2026 10:21:13 PM |
2 |
El Paso County Conservation District has reviewed the proposed project and offers the following conservation and natural resource recommendations for approval: 1) Wetland protection and erosion control It stated in the Letter of Intent (under section 10 - D) that there are no wetlands of concern related to this project. We strongly disagree with this, given that there are noticeable wetlands and waterway drainages (visible from google maps) immediately adjacent to this project, which drain directly into Lake Woodmoor. These wetlands and drainages are a known natural resource used for community drinking water in the area, in addition to being habitat for numerous migratory bird species that travel along the Front Range. Due to this, we feel there is a high risk of erosion and runoff concerns during construction that will need to be addressed. It was not clear in the letter of intent or any obviously names documents in this project that the applicant has a plan to deal with these concerns, so we would like to see the following things implemented to protect these sensitive wetland resources immediately adjacent to this project. A) Before any dirt work or site prep is conducted, adequate erosion barriers need to be installed on all perimeters of the property to ensure dirt is actively being prevented from eroding into these sensitive areas. Additionally, any topsoil that is scraped and stockpiled should be done on the furthest area of the property possible from these wetland areas, which are off the south side of the project area. B) Topsoil of disturbed soils stripped to a depth of approximately 6 inches and stockpiled separately, with stockpile side slopes no steeper than 3:1 to prevent erosion issues during construction. This topsoil should then be redistributed evenly on graded areas around project and prior to seeding to ensure the best chance for germination success. C) Disturbed areas need to be mulched and revegetated within 45 days of disturbance using plant/grass species native and/or naturalized to El Paso County. This will limit the exposure time these exposed soils will have to be an erosion risk. D) Disturbed areas be mulched after seeding with either: Weed-free hay mulch at approximately 5,000 lbs per acre; or fine wood chips (approximately 1 inch thick) if generated from on-site forest mitigation and tree clearing activities associated with the project. E) Consideration of using of the El Paso County Conservation District’s Native Shotgun Mix (available at EPCCD.org) for reseeding, which is well suited to the soils present on this site and is comprised of 100% native and naturalized grass species. This would ensure that the grasses being replanted are native or naturalized to the area, as well as waterwise. 2) Firewise, Fire Risk, and Forest Health -The project site is located in an area surrounded by heavy overgrown ponderosa/scrub oak forest that carries an elevated wildfire risk, particularly given its proximity to nearby, higher-density, residential communities. To help reduce wildfire risk and support long-term forest health, we highly encourage consideration of the following best management practices on the site: A) Vegetation management consistent with Firewise principles, including: Clearing trees and brush within approximately 30 feet of any building put into this project and approximately 15 feet from road edges each side along the purposed roads. Once houses are being built on these lots, their specific landscape plans should also comply with Firewise standards. B) Any forest area on the rest of the project (those areas beyond the above mentioned Firewise practices) should be thinned to approximately 40–60 trees per acre, which reflects a healthy Ponderosa forest density based on U.S. Forest Service and Colorado State Forest Service guidance. This also supports the improved fire resilience, wildlife habitat, and visual beauty, which are consistent with the El Paso County Master Plan for this area. C) Use of forestry contractors trained to identify nests of protected bird species (such as owls, hawks, and eagles), with avoidance of active nest trees where present. With these additions to the project plan, the El Paso County Conservation District would be content with the project and the applicant’s commitment to protecting soil, water, forest, and wildlife resources, as well as ensuring long-term community safety. |
2/12/2026 10:21:13 PM | |
|
Woodmoor Water and Sanitation District
2/12/2026 4:59:04 PM |
2 | For the PUD phase, WWSD has no further comment. However, we will still need to review construction design drawings before any construction takes place. | 2/12/2026 4:59:04 PM | |
|
County Attorney - Water
2/12/2026 3:42:06 PM |
2 | Please disregard prior comments. We will review for water sufficiency in connection with the final plat. | 2/12/2026 3:42:06 PM | |
|
EPC DPW Stormwater
2/17/2026 9:05:16 AM |
2 |
Review 2: EPC DPW Stormwater comments have been resolved on the following document: - PUD Development Plan There are no additional comments on the current submitted documents. Additional comments may be provided upon submittal of a Preliminary Drainage Report. Reviewed by: Zachary Jannusch Associate Engineer - Stormwater 719.500.3170 ZacharyJannusch@elpasoco.com |
2/17/2026 9:05:16 AM | |
| View |
EPC Health Department
2/10/2026 10:12:03 AM |
2 | 2/10/2026 10:12:03 AM | |
|
EPC DPW Development Services - Engineering
2/11/2026 10:34:40 AM |
2 |
PUD252: North Bay at Lake Woodmoor PUD DPW Review 2. Engineering Comments have been provided on the following documents (to be uploaded by Project Manager): V2-PUD Development Plans Applicant Notes: I am requesting a response letter with your next submittal explaining how each comment was addressed (please copy and paste all comments to your response letter and respond below each comment). Please do not use the words done, fixed, etc. instead explain how you addressed each comment and indicate the sheet number. Please email me at the email address indicated below a request for a TEAM’S RCR “Review Comment Resolution” meeting prior to resubmittal to make sure all comments are addressed, so we can move this project forward to approval. No Final Drainage Report is submitted to date: Please submit a detailed Final Drainage report at this time (the drainage discussions in the LOI are not sufficient). No SF application was submitted: Please submit separately the Plat / SF application with all supporting documents, see requirements under EDARP number EA24-135. The applicant must upload to EDARP the revised items indicated below with his/her resubmittal: - PUD Development Plans - Missing (Final Drainage Report, the FDR must include the calculations for the Basin Fee and the Bridge if applicable) - The completed Road Impact Fee acknowledgement form. Reviewed by: Jalal Jalal Saleh, PE jalalsaleh@elpasoco.com 361-687-3384 |
2/11/2026 10:34:40 AM | |
|
County Attorney - Development Review
2/6/2026 10:05:10 AM |
2 |
No Comments from County Attorney – Development Review at this time. Reviewed by: Erika Keech, Senior County Attorney, erikakeech2@elpasoco.com |
2/6/2026 10:05:10 AM | |
|
Mountain View Electric Association, Inc.
2/3/2026 5:03:08 PM |
2 | See comment letter dated December 18, 2025. | 2/3/2026 5:03:08 PM | |
|
Colorado Geological Survey
2/2/2026 1:25:15 PM |
2 |
Colorado Geological Survey (CGS) Review Comment – Response #5 EA Number EQ24135 File Number PUD252 CGS review cannot be completed because the current submittal (located at ~39.1048,- 104.8561) relies on a 2016 geologic hazards report prepared for a materially different site layout; an updated geologic hazards evaluation addressing the current PUD Development Plan and Final Plat is required. • The current submittal relies on a 2016 geologic hazards report prepared for a materially different site layout. • Because the proposed lot configuration, grading, and building envelopes have changed, the 2016 report is not applicable to the current development plan. • An updated geologic hazards evaluation addressing the current PUD Development Plan and Final Plat is required to complete CGS review. • The updated report must evaluate site-specific geologic hazards under the current design, including grading, access, and any retaining structures proposed under the current design. • Shallow groundwater was identified in the prior investigation; basements or other below-grade habitable space should be avoided unless an updated report demonstrates adequate separation and mitigation. • CGS review cannot be completed at this time. • CGS review may proceed upon submittal and review of an updated geologic hazards evaluation. Submitted 2/2/2026 by Jonathan R. Lovekin, Senior Engineering Geologist, Colorado Geological Survey, jlovekin@mines.edu |
2/2/2026 1:25:15 PM | |
|
911 Authority - El Paso/Teller County
2/2/2026 11:43:39 AM |
2 |
Comments for E911 as follows: The two private access drives indicated on the plan drawings require streetnames. Two streetnames were previously approved for this development (Shoreditch Heights and Redbridge Point). Please ensure that the streetnames are depicted on the plan drawings. Thank you Justin |
2/2/2026 11:43:39 AM | |
|
RBD Floodplain
2/2/2026 8:12:10 AM |
2 | A floodplain development permit application and zero-rise certification must be submitted to the Pikes Peak Regional Building Department (PPRBD) for any work conducted within the floodplain as part of this project. | 2/2/2026 8:12:10 AM | |
| View |
Colorado Division of Water Resources
1/7/2026 2:34:14 PM |
1 | 1/7/2026 2:34:14 PM | |
| View |
Mountain View Electric Association, Inc.
12/18/2025 2:00:21 PM |
1 | Please see attached comment letter. | 12/18/2025 2:00:21 PM |
| View |
PCD Project Manager
12/17/2025 8:00:47 AM |
1 | V1_Electric Provider Commitment Letter | 12/17/2025 8:00:47 AM |
| View |
PCD Project Manager
12/17/2025 8:00:30 AM |
1 | V1_Letter of Intent | 12/17/2025 8:00:30 AM |
| View |
PCD Project Manager
12/17/2025 8:00:13 AM |
1 | V1_PUD Development Plan | 12/17/2025 8:00:13 AM |
| View |
PCD Project Manager
12/17/2025 7:59:51 AM |
1 | V1_Traffic Impact Study | 12/17/2025 7:59:51 AM |
|
PCD Project Manager
12/17/2025 7:58:49 AM |
1 |
EPC Planning Review 1: See comments on the following documents: - V1_Electric Provider Commitment Letter - V1_Letter of Intent - V1_PUD Development Plan - can include phasing if proposed - V1_Traffic Impact Study General comment: This project is for a PUD Development Plan, and not a preliminary plan. I also do not see that the final plat has been submitted yet. The scope of the project should be clearly identified as PUD Development Plan throughout the submittal. I made comments where I caught this, but its possible there are other instances that should be updated. In the resubmittal please include the following. These should be added under the section for "optional documents". - Preliminary Drainage Letter - Wildland Fire and Hazard Mitigation Plan and Fire Protection Report - Response Letter - Geologic Hazard Report |
12/17/2025 7:58:49 AM | |
|
US Fish Wildlife, Ecological Svcs. (USDOI, Fish & Wildlife Svc.)
12/16/2025 1:16:34 PM |
1 | The Service has no concerns with this project resulting in impacts to species listed under the Endangered Species Act as candidate, proposed, threatened, or endangered. | 12/16/2025 1:16:34 PM | |
|
County Attorney - Development Review
12/16/2025 12:34:45 PM |
1 |
Review #1: No comments from County Attorney – Development Review at this time. Reviewed by: Erika Keech Sr. County Attorney, erikakeech2@elpasoco.com |
12/16/2025 12:34:45 PM | |
|
Colorado Geological Survey
12/16/2025 7:50:52 AM |
1 |
Project: EP-17-0024_3 North Bay at Lake Woodmoor resubmittal El Paso File Number: PUD252 Location: NW ¼ of SE ¼ of Sec 11 T11S R67W, 6th Meridian 39.1048, -104.8561 Submitted 12/16/2025 by Jonathan R. Lovekin, Senior Engineering Geologist, Colorado Geological Survey, jlovekin@mines.edu CGS has reviewed the 2025 PUD Development/Preliminary Plan and Final Plat for North Bay at Lake Woodmoor. The submittal relies on a 2016 geologic hazards investigation prepared for a different project layout. Because current plans differ significantly from the earlier design, CGS recommends that the applicant provide an updated geologic hazard report that addresses the current development configuration. CGS also notes that shallow groundwater was identified during the prior investigation; basements or other below-grade habitable spaces should be avoided unless a new report demonstrates adequate separation from the groundwater. CGS cannot support approval of the current submittal without an updated geologic hazard report. |
12/16/2025 7:50:52 AM | |
|
EPC DPW Stormwater
12/16/2025 11:59:50 AM |
1 |
Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded document(s): - PUD Development Plan Additional comments may be provided upon submittal of Preliminary Drainage Report. Reviewed by: Zachary Jannusch Associate Engineer - Stormwater 719.500.3170 ZacharyJannusch@elpasoco.com |
12/16/2025 11:59:50 AM | |
|
Colorado Parks and Wildlife
12/15/2025 9:16:01 AM |
1 | No Comment. | 12/15/2025 9:16:01 AM | |
|
Pikes Peak Regional Building Department
12/12/2025 4:16:14 PM |
1 |
Enumerations has the following comments: 1. The 2 access drives need to be named private streets. Per 911’s comments, show the approved street names on this plan and the associated plat. 2. Once this DP is approved submit a copy to Enumerations for address assignment, Once addressing is returned, it needs to be shown on the associated plat. Brent Johnson Enumerations Plans Examiner Pikes Peak Regional Building Department O: 719-327-2888 E: brent@pprbd.org W: pprbd.org |
12/12/2025 4:16:14 PM | |
|
EPC Fire and Wildfire Program Manager
12/12/2025 1:43:40 PM |
1 |
The parcel 7111400007 is shown as vegetated in the county GIS and requires a Wildland Fire and Hazard Mitigation Plan prepared by a qualified professional. This parcel is in a moderate fire intensity area. This will require hardened structure appropriate for the hazard. A fire protection report is required for subdivision and has not been provided. Roland Peterson Fire Safety and Wildfire Mitigation Program Manager Planning & Community Development 719.520.6075 rolandpeterson@elpasoco.com |
12/12/2025 1:43:40 PM | |
| View |
EPC Health Department
12/12/2025 10:00:45 AM |
1 | 12/12/2025 10:00:45 AM | |
|
County Attorney - Water
12/11/2025 1:47:55 PM |
1 |
At Final Plat, the following items will be needed prior to review for water recommendations: 1. Water Supply Information Summary 2. Water Resources Report 3. State Engineer's Office Letter 4. Water Provider Commitment Letter OR Court Decree/Augmentation-Replacement Plan AND Proof of Ownership Thank you. |
12/11/2025 1:47:55 PM | |
|
PCD Administrative Notice
12/10/2025 1:51:50 PM |
1 | On 12/10/2025, PCD mailed "Notice of Application" letters to surrounding property owners within a 500-foot range (68 addresses). Copies of the notice, mailing labels, and selected range have been uploaded to the EDARP file. Cost of postage to be billed to the applicant = $50.32. JM | 12/10/2025 1:51:50 PM | |
|
911 Authority - El Paso/Teller County
12/10/2025 11:21:51 AM |
1 |
Comments for E911 as follows: Two streetnames were previously approved for this development (Shoreditch Heights and Redbridge Point). Please ensure that the streetnames are depicted on the plan drawings. Thank you Justin |
12/10/2025 11:21:51 AM | |
| View |
Woodmoor Water and Sanitation District
12/10/2025 8:48:17 AM |
1 | Please see the attached document for all WWSD comments. | 12/10/2025 8:48:17 AM |
|
EPC DPW Development Services - Engineering
12/15/2025 11:26:10 AM |
1 |
PUD252: North Bay at Lake Woodmoor PUD DPW Review 1. Engineering Comments have been provided on the following documents (to be uploaded by Project Manager): - Missing (Drainage Report) - Letter of Intent - Traffic Impact Study - PUD Development Plans Applicant Notes: I am requesting a response letter with your next submittal explaining how each comment was addressed (please copy and paste all comments to your response letter and respond below each comment). Please do not use the words done, fixed, etc. instead explain how you addressed each comment and indicate the sheet number. Please email me at the email address indicated below a request for a TEAM’S RCR “Review Comment Resolution” meeting prior to resubmittal to make sure all comments are addressed, so we can move this project forward to approval. Please submit a detailed Drainage report at this time (the drainage discussions in the LOI are not sufficient). Please submit separately the Plat / SF application with all supporting documents, see requirements under EDARP number EA24-135. If you are or are not planning to submit the plat application and the plat documents soon, please discuss this in the "Letter of Intent". The applicant must upload to EDARP the revised items indicated below with his/her resubmittal: - Drainage Report - Letter of Intent - Traffic Impact Study - PUD Development Plans Reviewed by: Jalal Jalal Saleh, PE jalalsaleh@elpasoco.com |
12/15/2025 11:26:10 AM | |
|
Tri-Lakes-Monument Fire Protection District
12/3/2025 11:52:35 AM |
1 | The applicant has addressed the FD comments from our February 2025 response. Be aware that this development will be subject the the Colorado Wildfire Resiliency Code both Class 1 and 2 sections for structure hardening and vegetation management if permitted after June 30, 2026. | 12/3/2025 11:52:35 AM | |
| View |
EPC Parks Department
12/3/2025 10:54:58 AM |
1 |
El Paso County Parks Comments: Please see attached documentation. This project was reviewed by staff administratively. Thank you! Ashlyn Mathy Parks Planner Park Planning Division El Paso County Parks Department Office 719.520.6999 |
12/3/2025 10:54:58 AM |
|
Colorado Department of Transportation - Pueblo Office
12/1/2025 10:29:55 AM |
1 | CDOT has no comments regarding this development. | 12/1/2025 10:29:55 AM | |
| View |
EPC Environmental Services
12/1/2025 10:16:03 AM |
1 | 12/1/2025 10:16:03 AM | |
|
RBD Floodplain
12/1/2025 9:06:20 AM |
1 | A floodplain development permit application and zero-rise certification must be submitted to the Pikes Peak Regional Building Department (PPRBD) for any work conducted within the floodplain as part of this project. | 12/1/2025 9:06:20 AM |