EDARP
Submit Public Comment
Project
- File Number
- P262
- Project Name
- MA Subdivision Tract A Rezone to RM30
- Description
- Rezone of a portion of MA Subdivision Tract A to RM-30. Residential-Multi-dwelling 30 allows for up to 30 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
| Comment by | Comment | |
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OPPOSE
Name: Joel Franzen Date: 3/15/2026 9:01:18 AM |
Too much building and expansion in this area. Let them build in the Springs or other communities. | |
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OPPOSE
Name: Patricia Foxworthy Date: 3/14/2026 9:14:36 AM |
Strongly Oppose! | |
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OPPOSE
Name: Christopher McGrath Date: 3/13/2026 5:33:39 PM |
I strongly oppose this rezoning for these reasons: Endangered Species Risk — High likelihood the endangered Preble's meadow jumping mouse inhabits nearby riparian/meadow areas (common in El Paso County Front Range). This could trigger federal protections and require major habitat safeguards. Violates El Paso County Master Plan — Conflicts with Suburban Residential placetype (low-density single-family). Sets precedent for more high-density sprawl, undermining the county's vision. Severe Traffic Congestion — Traffic study underestimates peak-hour/school-rush impacts, worsening commutes. Strains Schools — Overloads MA East Campus, harming educational quality. Safety Hazards — Increased risks to kids/pedestrians; no safety audit proving no harm—prioritizes developer profit over community. Infrastructure Overload — Roads, utilities, and services can't handle added demand. Hurts Neighborhood & Values — Erodes local character and likely reduces property values. |
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OPPOSE
Name: Dean Sims Date: 3/13/2026 5:16:46 PM |
I am writing to express strong concern regarding the proposal to rezone MA Subdivision Tract A to RM-30 (File P262). Allowing up to 30 housing units per acre would introduce very high density into an area that has historically been rural residential. The surrounding neighborhoods consist mainly of large-lot homes and open space, and this level of density would be incompatible with the existing character of the community. Traffic congestion is already a concern along Highway 83 and Highway 105, particularly during school hours due to Monument Academy. Development at this density could significantly increase vehicle traffic and create safety risks for students, parents, and nearby residents. Approving RM-30 zoning could also set a precedent for additional high-density development in the corridor, gradually changing the rural nature of the area. I respectfully urge the county to reconsider whether this zoning is appropriate for this location. |
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OPPOSE
Name: Kirk Rosenstrauch, CPA Date: 3/13/2026 4:47:16 PM |
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OPPOSE
Name: Allison Burnum Date: 3/13/2026 9:56:00 AM |
I strongly oppose the proposed rezoning of MA Subdivision Tract A to RM-30. Allowing up to 30 dwelling units per acre represents a dramatic increase in density that is incompatible with the surrounding community and existing development patterns. Rapid, high-density rezonings like this place significant strain on local roads, schools, utilities, and emergency services while fundamentally altering neighborhood character. Residents deserve responsible growth that respects existing zoning expectations and infrastructure limitations. Approving this rezoning would set a concerning precedent for overdevelopment without adequate planning or community input. I urge the City to prioritize balanced growth and deny this rezoning or require a substantially lower-density alternative that better reflects the character and capacity of the area. | |
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OPPOSE
Name: Jeff Date: 3/12/2026 9:43:45 PM |
Interesting data point. MA Infrastructure LLC is the registered owner of Tract A and B in proposal P261/262…the registered agent of that LLC just happens a to also be listed as a co-developer of The Preserve at Walden. Take that for what it’s worth. | |
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OPPOSE
Name: Kim Glover Date: 3/12/2026 12:38:35 PM |
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OPPOSE
Name: Anthony Mattarochia Date: 3/12/2026 10:56:34 AM |
OPPOSE | |
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OPPOSE
Name: Paul Wood Date: 3/11/2026 8:57:05 PM |
I strongly oppose this project. | |
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OPPOSE
Name: Harold Haver Date: 3/11/2026 5:08:38 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. | |
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OPPOSE
Name: Jodi Coyne Date: 3/11/2026 2:03:19 PM |
Please do not mess up this neighborhood. It is a beautiful and unique area. High-density homes can be built closer to I25, where they fit in better. Thanks. | |
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OPPOSE
Name: Chris Thorpe Date: 3/11/2026 11:37:55 AM |
I strongly oppose high density housing in Black Forest | |
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OPPOSE
Name: Wendy Crosby Date: 3/11/2026 11:28:03 AM |
Thus is the forest absolutely no apartments / water concerns , | |
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OPPOSE
Name: Kathleen O'Connor Date: 3/10/2026 8:35:03 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. |
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OPPOSE
Name: Marti Breedlove Date: 3/10/2026 7:57:07 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 | |
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OPPOSE
Name: Brian Breedlove Date: 3/10/2026 7:53:50 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. | |
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OPPOSE
Name: David Conway Date: 3/10/2026 2:17:06 PM |
I oppose the higher density housing proposal. The proposed rezoning to RM-12 and/or RM-30 is inconsistent with the development along the Highway 83 corridor in Northern El Paso County. Communities including High Forest Ranch, Flying Horse, Flying Horse North, and Walden Preserve have been developed and built to provide a rural residential environment. High density housing is counter to the philosophy and expectations of the residents along the corridor. Further, State Highway 83 is only two lanes in this area and is insufficient to accommodate additional traffic. In particular, the area around Monument Academy East and the intersection at Walker Road is already overburdened during peak traffic hours and should be designated a hazardous driving area. Do not ruin the rural residential environment with high density housing. | |
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OPPOSE
Name: Jacqueline McCoy Date: 3/10/2026 11:31:57 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. |
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OPPOSE
Name: Michael McCoy Date: 3/10/2026 11:16:06 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. |
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OPPOSE
Name: Katherine Date: 3/10/2026 8:22:52 AM |
Hello, as a Preserve at Walden resident, we greatly appreciate the current vision of our neighborhood (peace, tranquility, minimal traffic and low noise). These are the reasons we chose Walden. There are other areas in CO Springs and surrounding areas where a high volume neighborhood would be more suitable other than near/in Walden. I understand the dollar is what drives everything in development, but please take our comments seriously and think would you want a high volume housing development in your neighborhood. Please respect our community and wishes. | |
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OPPOSE
Name: Janette Haver Date: 3/10/2026 7:24:25 AM |
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. |
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OPPOSE
Name: DANIEL MATTHIES Date: 3/9/2026 11:49:23 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. |
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OPPOSE
Name: BETSY MATTHIES Date: 3/9/2026 11:47:38 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. |
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OPPOSE
Name: Harold Haver Date: 3/9/2026 10:39:06 PM |
I am also in OPPOSITION to File P261. I'll try to find that link and fill out that form as well (same letter). |
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OPPOSE
Name: Scott Gibson Date: 3/9/2026 9:05:47 PM |
I strongly oppose a high density development in this area. This does not fit the master plan of Black Forest. Directly to the south, the Settler's Ranch development consists of residential lots of 2.5 acres. The Walden Preserve community consists of residential lots of 1 acre or larger. Quite frankly, this proposed project is stupid as hell! Residents in the immediate area have invested a lot of money to live in a rural area with trails, wildlife, and an open feeling. 30 residential dwelling units per acre........Really?! I concur with the other opposition comments. This project does not fit the existing area! Cancel it immediately! Scott Gibson |
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OPPOSE
Name: Amy Dudley Date: 3/9/2026 12:02:06 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. |
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OPPOSE
Name: Chris Sorenson Date: 3/8/2026 7:57:33 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. | |
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OPPOSE
Name: Dick Foxworthy Date: 3/8/2026 12:25:28 PM |
We moved here a year ago to have some peace and quiet and get away from the sprawl in town. We enjoy watching all the wildlife coming through our property. Geese, deer, foxes, raccoons, squirrels and occasionally a bear. The proposed rezoning would not only affect wildlife but as others have already pointed out the increased traffic congestion will make commuting a real problem. School drop-off and pickup times already create a significant traffic congestion. This proposal will only benefit the developer and negatively impact our property values. Thank you for your anticipated support in denying this rezoning proposal. | |
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OPPOSE
Name: Chad Anthony Date: 3/7/2026 6:48:27 AM |
It would be wonderful to not fill every tiny piece of Colorado with housing that just lines some developers pockets. | |
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OPPOSE
Name: Catherine Oakley Date: 3/6/2026 2:35:16 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. |
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OPPOSE
Name: Meo McGrath Date: 3/5/2026 12:29:37 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. | |
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OPPOSE
Name: Liam Struthers Date: 3/3/2026 11:10:31 PM |
I want to write that I oppose this proposal of rezoning this lot to the higher density of RM-30. 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-30 zoning is a step backwards and goes against the traditional zoning of this area, which is not high density housing. So therefore it does not meet the requirements of matching the rural residential character of the surrounding area. Thank you for this consideration. -Liam Struthers |