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OCN > 2306 > El Paso County Planning Commission, May 4 and 18 – Townhome development off Woodmoor Drive recommended for approval

El Paso County Planning Commission, May 4 and 18 – Townhome development off Woodmoor Drive recommended for approval

By Helen Walklett

At the May 18 El Paso County Planning Commission meeting, the commissioners heard a rezone and preliminary plan request for a 7.53-acre property on the east side of Woodmoor Drive where 52 townhomes would be built. The commissioners also heard a rezone and a minor subdivision request for Black Forest properties during May.

Townhome development proposed off Woodmoor Drive

At the May 18 meeting, the commissioners voted 6-1 to recommend for approval a combined rezone and preliminary plan request by Lake Woodmoor Holdings LLC for a 7.53-acre property on the east side of Woodmoor Drive and south of Deer Creek Road. Known as Waterside at Lake Woodmoor, it borders the lake to its east and proposes 52 single-family townhomes.

The rezone would see the property zoned PUD (planned unit development) instead of its current and now obsolete R-4 (planned development) zoning. The applicant also requests a finding of water sufficiency for water quality, quantity, and dependability and has secured a commitment letter from Woodmoor Water and Sanitation District, and both the county attorney and the state water engineer have made findings of sufficiency. Ryan Howser, planner III, Planning and Community Development Department, explained that if the water were approved at this stage, final plats could be approved administratively, meaning no further public hearings for this application.

Brooks Swenson, project manager, NES Inc. and representing the applicant, said the proposed development has a density of about 6.9 dwelling units per acre (DUA). This is less than the approximate density of 11 DUAs for the 83 Waterside Condominiums that were approved on the site in 1983 but never developed.

The applicant states in their letter of intent that the development will facilitate a density transition between the higher density residential and commercial to the south and the lower density residential to the north and east. In total, 35% of the development would be open space.

The applicant is asking for four modifications with the PUD, and Commissioner Eric Moraes raised an issue with the one requesting a cul-de-sac be replaced by a hammerhead turnaround. He said he could not see how it could be justified by the land development code criteria.

Howser said the county had notified 35 adjoining property owners. No one spoke in support at the hearing; two local residents spoke in opposition, raising concerns about water, traffic (particularly in relation to the nearby schools and pedestrian safety), and that the hammerhead was not in keeping with the surrounding area where cul-de-sacs prevail.

Swenson responded that the traffic study had taken the school traffic into account and stated, “what’s being proposed is less dense than what’s been approved [in the past] and so there would be a reduction in traffic.” He stated that the applicant has been working with the Woodmoor Improvement Association to advance the Safe Routes to School plan and commented that the lower density would help with water use and that there was also a housing crisis which the development would help address.

Commissioner Becky Fuller said, “I think generally speaking this fits. It makes a lot of sense.”

Moraes said, “I generally think it’s a good project, but I don’t think they’ve made the justification in accordance with the land development code on the hammerhead.” He added that he had other reservations such as the request to have private roads which people might use to bypass Woodmoor Drive. He thought this would eventually lead to the private roads being closed to non-residents.

The vote to recommend for approval was 6-1. Moraes was the nay vote. Commissioner Christopher Whitney said his vote was “a reluctant aye for the same reasons as Mr. Moraes.”

The application is now due to be heard at the El Paso Board of County Commissioners (BOCC) land use meeting on June 20.

Vessey Road rezone to RR-2.5

Also at the May 18 meeting, the commissioners heard a request to rezone a 14-acre Black Forest property from RR-5 (rural residential) to RR-2.5 (rural residential). It is west of the intersection of Vessey Road and Black Forest Road and south of the intersection of Vessey Road and Pine Castle Drive.

The applicant has also submitted a minor subdivision application and wishes to divide the property into a three-lot subdivision with each lot being 4 acres or greater. This application is currently under review.

The rezone application was originally scheduled as a consent item but was elevated to a full hearing, albeit a short one, after concerns were raised that the rezone would allow the applicant or a subsequent owner to ask for five lots in the future. Commissioner Becky Fuller asked, “Is there protection for the neighbors if we approve this?” Commissioner Jay Carlson questioned whether they [the commissioners] could add a condition that the applicant abide by the lot sizes set out in the subdivision application. Senior Assistant County Attorney Lori Seago confirmed this could be done.

Brett Louk, with SMH Consultants and representing the owner, confirmed that his client was happy that a 4-acre lot size condition be added to the rezone approval.

One neighbor spoke in opposition, voicing concern about water and a fear the rezone would enable the property to be further subdivided. Kylie Bagley, planner II, Planning and Community Development, said that water availability would be looked at as part of the subdivision application. The lot minimum size was addressed by the added condition.

The vote to recommend the application for approval was unanimous. It is now due to be heard at the BOCC land use meeting on June 20.

Kinch minor subdivision

At the May 4 meeting, the commissioners heard a request by Paul and Amy Kinch to subdivide their 29.12-acre property on Milam Road into three 5-acre lots and one 14-acre lot. The subdivision does not require a rezone as the land is already zoned RR-5.

The applicants plan to build a new home on the larger lot and sell the other three at a future date. They state in their letter of intent that the subdivision will allow them to better maximize the use of their land.

The application was heard as a consent item, meaning there was no further discussion and will now be heard at the BOCC land use meeting on June 6.

New chair and vice chair

At the May 18 meeting, the commissioners voted to elect Commissioner Thomas Bailey as chair and Commissioner Jay Carlson as vice chair. Bailey served as vice chair under former Commissioner Brian Risley’s chairmanship. Risley stepped down in April following his election to the Colorado Springs City Council.

Helen Walklett can be reached at helenwalklett@ocn.me‑.

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