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Project

File Number
P261
Project Name
MA Subdivision Tract A Rezone to RM-12
Description
Rezone of a portion of MA Subdivision Tract A to RM-12. Residential-Multi-dwelling 12 allows for up to 12 dwelling units per acre if approved. Please click on public comments if you would like to submit a comment.
Applicant
Vertex Consulting Services
Project Manager
Kari Parsons
Status
Active

Public Comments (43)

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Add Comment | Support | Oppose (43)

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OPPOSE
Name: Gary Wood
Date: 3/14/2026 2:40:46 PM 		I formally object to the proposed rezoning of MA Subdivision Tract A. This request is inconsistent with the El Paso County Master Plan and fails to meet established land use criteria requiring compatibility, orderly transitions in residential density, and protection of existing neighborhoods.

The proposed rezoning represents a material departure from adopted planning policies and introduces an intensity of use that is incompatible with surrounding development patterns. Approval would constitute an unjustified increase in density, undermine reliance-based expectations of current residents, and erode the integrity of the County’s planning framework.

For these reasons, I respectfully recommend denial of the rezoning applications associated with File Numbers P261 and P262.
OPPOSE
Name: Dean Sims
Date: 3/13/2026 5:13:29 PM 		I am a nearby resident and would like to express concern regarding the proposal to rezone MA Subdivision Tract A to RM-12 (File P261).

Allowing up to 12 homes per acre would be a significant increase in density compared to surrounding properties, which are primarily large-lot rural residential homes. This area near Highway 83, Highway 105, and Jane Lundeen Drive already experiences heavy traffic, particularly during school drop-off and pick-up times at Monument Academy. Additional housing density could increase congestion and create safety concerns for residents and students.

There are also concerns about whether the existing roads, utilities, and emergency services infrastructure can adequately support this level of development. The surrounding community was planned with low-density development in mind.

I respectfully ask the county to carefully evaluate the traffic, infrastructure, and community impacts before approving this rezoning request.
View OPPOSE
Name: Kirk Rosenstrauch, CPA
Date: 3/13/2026 4:45:34 PM
OPPOSE
Name: Harold Haver
Date: 3/13/2026 1:02:46 PM 		Additional comment regarding "existing land use and development". The NEAREST Multifamily units to the proposed project file numbers P261 and P262 site are The Monument View Apartments at 5.6 miles and The Alta25 Luxury Apartment Homes at 6.2 miles. Both located in the town of Monument. So, Multifamily does NOT comply with the intent of the El Paso County Master Plan dated 2021. Multifamily units at this location would be like a proverbial "giant wart" on the nose of a Super Model.
OPPOSE
Name: Cyndy Wood
Date: 3/13/2026 7:53:43 AM 		I am writing to oppose the proposed high-density residential rezoning of the land surrounding Monument Academy East Campus.

This would undermine the reason we moved to this neighborhood and affect property values

The increased traffic, strain on the water services and utilities as well as emergency services are also topics of concern.

Please deny the applications for this rezoning.
OPPOSE
Name: Mackenzi Wildermuth
Date: 3/12/2026 10:07:00 PM 		I oppose the proposed rezoning of MA Subdivision Tract A to RM-12. Allowing 12–30 dwelling units per acre at the entrance to our community is an incompatible increase in density compared to the surrounding low-density residential areas. Residents chose to live here for its rural character and lower-density development, and approving this request would set a precedent for further high-density rezoning. The corridor between Highway 83 and Highway 105 already experiences traffic congestion, and additional density would worsen safety and traffic impacts, particularly near Monument Academy. Increased density also raises serious public safety concerns related to wildfire evacuation and emergency access, as the current roadway network may not support a significantly larger population attempting to exit during an emergency. For these reasons, I urge the Planning and Development Department to deny the proposed rezoning.
OPPOSE
Name: Sean Fitzpatrick
Date: 3/12/2026 9:14:16 PM 		Vehemently oppose!
OPPOSE
Name: Kurt Wendt
Date: 3/12/2026 1:46:17 PM 		My wife and I strongly oppose this rezoning request for MA Subdivision Tract A (File P261 & P262) based on its deviation from the character of this area, and its inconsistency with the existing El Paso County Master Plan. The area near Monument Academy includes Walden Preserve, characterized by large-lot single-family homes in the $1 million to $2 million range, consistent with the current zoning. The nearest apartment building is 5+ miles away. Additionally, the current El Paso County Master Plan clearly addresses different types of land use. Allowing RM-12 and RM-30 zoning would greatly change both the characteristics of the area and create an abrupt shift to from rural farmland/ranchland and large-lot homes to high-density housing. This change is clearly not consistent with the Master Plan and would set an unwelcome precedent for other area development.
OPPOSE
Name: Anthony Mattarochia
Date: 3/12/2026 10:40:46 AM 		OPPOSE
OPPOSE
Name: Heidi Arbury
Date: 3/12/2026 8:49:27 AM 		I am completely opposed to putting apartments on the SE corner of Highway 83 and Walker Road. I have owned at NE 83 and Walden Way since 1991. It’s still zoned RR 5.
We didn’t want MA to cut trees and put playing fields so close to our home but we didn’t have any leverage.
This property remains in the black forest and should not have apartment dwellings or any other higher density! It’s not appropriate for Black Forest residents.
Keep zoning restrictions which provide protection for current property owners.

Respectfully

Heidi and Ted Arbury
Owners of 17895 Walden Way
OPPOSE
Name: Paul Wood
Date: 3/11/2026 8:57:45 PM 		I strongly oppose this development project.
View OPPOSE
Name: Robert L. Gregory
Date: 3/11/2026 3:19:10 PM 		I also oppose Rezoning Request, File NO P262.
OPPOSE
Name: Chris Thorpe
Date: 3/11/2026 11:31:59 AM 		I strongly oppose this attempt to alter Black Forest forever . Single family homes only 5 acre
OPPOSE
Name: Kelly Collier
Date: 3/10/2026 11:18:58 PM 		I am writing to express my opposition to the proposed rezoning for high-density apartment development in this area.
Walden Preserve Filings were developed as one-acre residential parcels intended to maintain a low-density, rural character. Many homeowners chose this community specifically because of that design. Rezoning this property for apartments would be inconsistent with the original intent of the development and incompatible with the surrounding neighborhood.
Residents are also concerned about increased traffic, potential strain on water resources since Walden Water operates on a well system, and the loss of open space that currently provides habitat and travel corridors for local wildlife.
Approving this request could also set a precedent for additional high-density development in the area, gradually changing the character of the community.
For these reasons, I respectfully urge the planning commission to deny this rezoning request.
OPPOSE
Name: Kelly Collier
Date: 3/10/2026 11:13:24 PM 		I am writing to express my opposition to the proposed rezoning for high-density apartment development in this area.
Walden Preserve Filings were developed as one-acre residential parcels intended to maintain a low-density, rural character. Many homeowners chose this community specifically because of that design. Rezoning this property for apartments would be inconsistent with the original intent of the development and incompatible with the surrounding neighborhood.
Residents are also concerned about increased traffic, potential strain on water resources since Walden Water operates on a well system, and the loss of open space that currently provides habitat and travel corridors for local wildlife.
Approving this request could also set a precedent for additional high-density development in the area, gradually changing the character of the community.
For these reasons, I respectfully urge the planning commission to deny this rezoning request.
OPPOSE
Name: Kathleen O'Connor
Date: 3/10/2026 8:34:37 PM 		I respectfully request that the County deny the proposed rezoning from RR-5 Rural Residential to RM-12 or RM-30 multifamily at Highway 83 and Walker Road.

The property already has reasonable use under its existing RR-5 zoning, which permits single-family homes consistent with the surrounding rural residential community. Because the land can be developed under current zoning, the requested rezoning does not appear necessary to allow reasonable use of the property.

The applicant’s materials indicate that the surrounding area is predominantly single-family residential. Introducing RM-12 or RM-30 zoning in this setting would create a substantially higher-density zoning designation within an established rural residential area.

The parcel is also designated “Minimal Change: Developed” in the El Paso County Master Plan, which is intended to maintain the existing development pattern.

For these reasons, I respectfully request that the proposed rezoning be denied.
OPPOSE
Name: Brian Breedlove
Date: 3/10/2026 4:22:31 PM 		I respectfully oppose the proposed rezoning of MA Subdivision Tract A to RM-12 and RM-30 (Files P261 and P262). This request conflicts with the El Paso County Master Plan, which calls for compatible land uses, protection of neighborhood character, and development that respects the scale and intensity of surrounding communities. Introducing high-density housing in this area would significantly alter the character of the existing neighborhoods, which are built around lower-density residential development. Such a dramatic increase in density is incompatible with the established community and undermines the planning principles intended to protect neighborhood stability. There are serious safety concerns. Higher density development brings increased traffic, congestion, and pressure on local infrastructure. It can also lead to increased calls for law enforcement and a higher potential for crime and public safety issue. I respectfully urge the Board to deny the rezoning applications.
OPPOSE
Name: Jacqueline McCoy
Date: 3/10/2026 11:35:13 AM 		I formally object to the proposed rezoning of MA Subdivision Tract A. This request is inconsistent with the El Paso County Master Plan and fails to meet land use standards requiring compatibility, orderly transitions in residential density, and adequate infrastructure.

The proposed increase in density would generate additional motor vehicle traffic that existing roadways and intersections are not designed to support. Local transportation infrastructure already operates near capacity, and the added traffic would likely degrade Level of Service (LOS) at critical intersections, increasing congestion, safety risks, and emergency response delays.

Rezoning that results in LOS degradation without corresponding infrastructure improvements is inconsistent with sound land use planning and represents a departure from surrounding development patterns.

For these reasons, I recommend denial of the rezoning applications associated with File Numbers P261 and P262.
OPPOSE
Name: Michael McCoy
Date: 3/10/2026 11:34:39 AM 		I formally object to the proposed rezoning of MA Subdivision Tract A. This request is inconsistent with the El Paso County Master Plan and fails to meet established land use criteria requiring compatibility, orderly transitions in residential density, and protection of existing neighborhoods.

The proposed rezoning represents a material departure from adopted planning policies and introduces an intensity of use that is incompatible with surrounding development patterns. Approval would constitute an unjustified increase in density, undermine reliance-based expectations of current residents, and erode the integrity of the County’s planning framework.

Rezoning actions that conflict with the Master Plan raise legitimate concerns regarding arbitrary land use decisions, adverse impacts to neighborhood character and safety, and potential harm to property values.

For these reasons, I recommend denial of the rezoning applications associated with File Numbers P261 and P262.
OPPOSE
Name: Paul Pusateri
Date: 3/10/2026 11:21:39 AM 		This homestead opposes this plan 1000%. What a disappointment to the Walden Preserve residents that this topic is even on the table. People didn't not move to the Black Forest to be living next to multi-living units. This is a hard NO.
OPPOSE
Name: DANIEL MATTHIES
Date: 3/9/2026 11:56:30 PM 		As a resident of Walden Preserve, I am writing to formally oppose the rezoning of Tract A (Files P261 and P262). This high-density proposal is a direct violation of the El Paso County Master Plan, which requires a "seamless transition" between housing densities.
?Our community’s primary concerns include:
?Infrastructure Failure: Our water supply and emergency services are already near capacity. Forcing high-density housing here will push these vital systems to a breaking point.
?Dangerous Congestion: Traffic near Monument Academy East is already a struggle; adding significant volume will create gridlock and safety hazards for students and residents alike.
?Neighborhood Integrity: This project ignores the rural character that defines Walden, threatening both our quality of life and our property values.
?I urge the Commission to deny this rezoning request and protect the established standards of our community.
OPPOSE
Name: BETSY MATTHIES
Date: 3/9/2026 11:55:54 PM 		?I am writing to express my adamant opposition to the proposed rezoning of Tract A (Files P261 and P262) for high-density housing. As a resident of Walden Preserve, I believe this project is fundamentally incompatible with our community.
?Core Concerns:
?Master Plan Inconsistency: The El Paso County Master Plan mandates a "seamless transition" between densities. This proposal creates a jarring shift that violates that principle.
?Infrastructure Strain: Our water supply and emergency services are already stretched thin. Adding high-density housing threatens to overwhelm these critical systems.
?Traffic & Safety: Increased density will create severe congestion near Monument Academy East, endangering students and residents during peak hours.
?Character & Value: This development destroys the peaceful, bucolic nature of Walden and risks depressing local property values.
?I urge you to reject this rezoning and uphold the integrity of our neighborhood.
?Sincerely,
?Betsy Matthies
View OPPOSE
Name: Janette Haver
Date: 3/9/2026 11:51:59 PM 		Please include the attached letter in the official public comment record for File Nos. P261 (RM-12) and P262 (RM-30), Monument Academy Subdivision – Tract A.
OPPOSE
Name: Laura Osborne
Date: 3/9/2026 10:59:25 PM 		I respectfully oppose the proposed rezoning of MA Subdivision Tract A to RM-12 and RM-30. The request conflicts with the Suburban Residential placetype in the El Paso County Master Plan. Approving higher-density zoning in this location would undermine the County’s long-term planning framework and set a precedent for further encroachment into established neighborhoods.

The proposal also raises public safety concerns. Increased density will add traffic near MA East Campus during peak school hours, when congestion and pedestrian activity are already high. The traffic analysis appears to underestimate these impacts, creating potential risks for students, pedestrians, and commuters.

Additionally, the proposed zoning is not compatible with the surrounding neighborhood pattern and would significantly alter the character of the area. For these reasons, I respectfully urge the County to deny the rezoning request and uphold the planning principles established in the Master Plan.
View OPPOSE
Name: Harold Haver
Date: 3/9/2026 10:43:50 PM
OPPOSE
Name: Marti ZehrBreedlove
Date: 3/9/2026 9:18:51 PM 		I am writing to express my strong opposition to the proposed rezoning of MA Subdivision Tract A. This proposal raises significant concerns and Inconsistency with the El Paso County Master Plan which emphasizes compatibility between land uses, orderly transitions in residential density, stresses that land use decisions should reinforce predictable development patterns and protect the integrity of established communities. The request in this location is undermining those principles. Residents invest in neighborhoods with the expectation that zoning and land use policies will provide stability and predictability. Significant increases in density that are not aligned with surrounding development patterns can impact neighborhood character, safety, and property values. Respecting the expectations of existing residents is an important part of responsible land use planning. I respectfully request that you deny the rezoning requests for File Numbers P261 and P262.Thank you, Marti Breedlove
OPPOSE
Name: Greg Collier
Date: 3/9/2026 1:27:23 PM 		This proposed zoning change is inconsistent with the original development intent of Walden Preserve Filings 4 and 5 that established properties of 1-acre parcels sold to homeowners. This proposed rezoning goes against the reason homeowners relocated to this area. Introducing high-density housing does not align with the existing residential environment.

High-density housing does not belong in this area and should be located closer to city centers, which is typical for this building type.

We are not only concerned about the additional traffic congestion, but also the availability of water services since Walden Water is supported on a well system that feeds the entire development.

For these reasons, I strongly oppose this rezoning request and respectfully urge you to deny the proposal in order to preserve the character, safety, and quality of life in our community.
OPPOSE
Name: Archie
Date: 3/9/2026 12:25:07 PM 		https://gazette.com/2019/06/12/monument-area-residents-question-developers-role-in-new-charter-school-08cca41e-8700-11e9-a7ca-9b2ef2bdece5/

Very informative!
OPPOSE
Name: Amy Dudley
Date: 3/9/2026 12:01:25 PM 		I am writing to formally oppose the proposed high-density residential rezoning of the land surrounding Monument Academy East Campus (Project/File #205735/205737). My concerns are as follows:
• Traffic and Safety: State Highway 83 and the surrounding intersections are already under significant strain. Adding high-density housing will create dangerous congestion during school drop-off and pick-up hours, increasing the risk of accidents for student drivers and families.
• Infrastructure Strain: Our local infrastructure—including emergency services and utilities—is not equipped to handle the rapid influx of residents this density requires.
• Character of the Area: This proposal deviates significantly from the established rural/suburban character of the Walden and Monument communities.
I urge the Commission to prioritize the safety of our students and the integrity of our existing neighborhoods by denying this rezoning request.
OPPOSE
Name: Chris Sorenson
Date: 3/8/2026 7:56:42 PM 		The proposed development does not align with the El Paso County Master Plan; specifically, this plan states "The County should maintain existing and expand the Large-Lot Residential place-type in this area in a development pattern that matches the existing character of the developed Black Forest community." Furthermore, the area to the immediate north and south of the proposed development hosts 5 acre or larger homesteads. Whereas the Walden area to the east is carefully shaded as 'suburban residential' despite a preponderance of already developed homesites ranging from 1/2 - 21/2 acre in size, designed to match Walden's rural landscape.
OPPOSE
Name: Mark Slater
Date: 3/8/2026 6:26:46 PM 		This proposed zoning change is inconsistent with the established housing patterns and character of our community. Many residents chose this area specifically to avoid high-density developments and to preserve the rural atmosphere that makes this part of town unique. Introducing high-density housing would fundamentally alter the neighborhood and does not align with the existing residential environment.

In addition, traffic on Walker Road is already heavily congested during morning and evening commutes, particularly at the roundabout and the signal light at Walker Road and Highway 83. Increased density would add significant traffic volume, creating further congestion and raising safety concerns for both drivers and pedestrians.

For these reasons, I strongly oppose this rezoning request and respectfully urge you to deny the proposal in order to preserve the character, safety, and quality of life in our community.
OPPOSE
Name: Jennifer Slater
Date: 3/8/2026 6:16:26 PM 		We bought on Pinehurst Circle a year ago. I’m stunned to hear about the high density housing proposal off our back porch. We moved here for the same reason as many, the quiet beautiful terrain. How is the county going to solve the traffic problem? Pinehurst circle won’t be able to handle the increase in traffic. What type of provisions will you take for the increase in traffic on HWY 83? Adding high density housing will hurt our quiet, lovely neighborhood. This development will not fit into its current charm. I hope you listen to my neighbors, and strongly oppose this development.
OPPOSE
Name: Catherine Oakley
Date: 3/6/2026 2:33:08 PM 		This change in zoning is inconsitent with the current housing in the area. The reason many of us moved to this area is to get away from the high density, crowded housing. High-density units would change the nature of the neighborhood and do not align with the current housing in the area. The rural nature of this part of town needs to preserved not transformed to look like every other big city.

High density housing will also negatively affect traffic in and around the area. Morning and evening commute times are already very busy on Walker Rd at the roundabout and the signal light at Walker Rd and 83. This would be a significant safety concern for pedestrians and autos.

I strongly oppose this re-zoning and urge you to preserve the existing charm and character of this area.
OPPOSE
Name: Joseph Baginski
Date: 3/6/2026 12:52:09 PM 		This type of development does not match with the other homes and land In the area. Why would you want to mud high density housing in an area that has homes on larger plots of land. Just does not make sense to add this much traffic congestion to the area right next to a school. People moved to this area to not have to live next to an apartment complex or town homes we like our open space between neighbor’s.
OPPOSE
Name: Jaclyn Vanderbilt
Date: 3/5/2026 10:01:38 PM 		Oppose. Conflicts in nearly every way with Northern El Paso County Master plan goals.
Preserving rural character and open space in the northern districts (including Monument outskirts)
Low-density residential is encouraged in rural areas (RR-5, RR-2.5, or similar)
1–2 units per acre in rural…proposal for 12 units per acre is inconsistent with written plan.
Minimal impact roads preferred in master plan. This proposal generates a highly elevated vehicle safety risk in The Preserve at Walden, which would be connected to this high-density housing by a shared residential road (Pinehurst Circle), with no center line, no edge lines, no crosswalks or sidewalks for pedestrian traffic including school children walking to nearby Monument Academy.
County master plan states high density housing should be clustered near towns and core growth areas.

Area is designated by CPW as year-round habitat for Mule Deer. The increased traffic would significantly impact the safety of local Mule Deer.
OPPOSE
Name: Brianna Sauter
Date: 3/5/2026 8:34:29 PM 		I’m a mom who lives in this neighborhood, and I’m concerned about changing this area to higher-density housing. One of the reasons families choose to live here is because it’s quieter and lower density. Adding apartments or townhomes here would bring a lot more traffic and change the feel of the neighborhood. I hope the county keeps the current zoning in place.
OPPOSE
Name: Dustin Sauter
Date: 3/5/2026 7:57:07 PM 		I live in this neighborhood and strongly oppose the proposal to rezone this property to RM-12.

This area has always been made up of lower-density homes, which is one of the main reasons many families chose to live here. Adding apartments or high-density townhomes across from the school would change the feel of the neighborhood and bring a level of traffic that these roads were never designed to handle.

With a school directly nearby, increased traffic and congestion during drop-off and pick-up times is a major concern. Many children walk or bike in this area, and adding a large number of additional vehicles would make the area less safe.

Our neighborhood has grown steadily over the years, but it has done so in a way that still respects the character of the surrounding community. Approving a much higher-density zoning in this location would not fit with that pattern.

For these reasons, I ask the county to deny this rezoning request.
OPPOSE
Name: Corey Keysar
Date: 3/5/2026 7:51:30 PM 		This proposal is not consistent with the existing developments in the area. Nor is there enough infrastructure for such a project.
OPPOSE
Name: Jeff Vanderbilt
Date: 3/5/2026 7:46:52 PM 		I’ll save the long drawn-out comment…

BLUF: We moved up here to get away from this type of housing and urban sprawl and shame on whatever vulture developer proposed this.

I will campaign and run against any El Paso County Commissioner who ignores the local residents and votes in favor of this zoning plan and will certainly be taking notes on the developer who submitted this plan.


Thank you for your attention. Enjoy your evening.
OPPOSE
Name: Louis Lolli
Date: 3/5/2026 7:34:20 PM 		I respectfully oppose the proposed rezoning of this property to RM-12. This request is inconsistent with the established rural residential character of the surrounding area, where zoning is predominantly RR-2.5, RR-5, and RR-35. Approving a much higher-density designation would not align with the long-term vision for this community and would set an unfortunate precedent for additional high-density development in an area that has historically remained low density.

In addition, the proposal raises several concerns for the surrounding community, including increased traffic congestion during peak commuting and school hours, additional strain on local infrastructure and schools, and potential safety risks for pedestrians and nearby students. The development would also negatively impact neighborhood character and could affect property values for existing homeowners who purchased property with the expectation that the area would remain consistent with current zoning patterns.
OPPOSE
Name: Ruth
Date: 3/5/2026 2:40:29 PM 		Very much opposed to the rezoning of this area. Adjoining properties were purchased with the sole intention of belonging to a single family community.. There’s enough high density housing already in place all over the El Paso county. This is obviously only a win situation for the owners of the property in question, not for the community as a whole.
OPPOSE
Name: Meo McGrath
Date: 3/5/2026 12:37:25 PM 		I oppose the rezoning proposal for the following reasons: 1) Incompatibility with El Paso County Master Plan & Suburban Residential Placetype - Approving it sets a precedent for further high-density encroachments, eroding the community's long-term vision as outlined in the plan; 2) Significant Increase in Traffic Congestion Affecting Daily Commutes - The project's traffic memo underestimates peak-hour impacts, especially during AM & PM school rushes; 3) Overburdening MA East Campus and Impact on Educational Quality; 4) Heightened Safety Risks for School Children & Pedestrians - Need safety audit demonstrating no adverse impacts, rezoning prioritizes developer profits over community well-being; 5) Strain on Existing Infrastructure & Public Services; 6) Negative Impact on Neighborhood Character & Property Values; and 7) Environmental & Sustainability Concerns - Rezone lacks adequate mitigation for climate resilience, especially with ongoing drought concerns in El Paso County. Thank you.
OPPOSE
Name: Liam Struthers
Date: 3/3/2026 11:08:40 PM 		I want to write that I oppose this proposal of rezoning this lot to the higher density of RM-12. Nowhere within several miles has a zoning similar to that, so it does not fit the characteristics of the local community. The smallest lots anywhere within 3-4 miles is RR-0.5, while most lots in the area are zoned RR 2.5, 5, and 35. Going with RM-12 zoning is a step backwards and goes against the traditional zoning of this area, so therefore it does not meet the requirements of being in character with the surrounding areas. Thank you for this consideration.

-Liam Struthers