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July 19, 2021 NES, Inc. Attn: Andrea Barlow 619 N. Cascade, Ste 200 Colorado Springs, CO 80903 [EMAIL REDACTED] RE: Conexus Business Park Phase 3 Preliminary/Final PD Site Plan and Final Plat Dear Ms. Barlow: Your Preliminary/Final PD Site Plan and Final Plat for Conexus Business Park Phase 3 has been reviewed by outside agencies and Town staff. Comments and necessary revisions have been compiled and are provided below. Some items are summarized in the interest of being concise and clear. Names and contact information are provided should you need to discuss any of the comments with the specific reviewer. Town comments are provided at the end of the letter; duplicate comments have been removed for your convenience. There may be additional comments/revisions as a result of your response to this first round of comments. We are happy to discuss any of these items, if necessary. Bob Swatek, Utility Construction Planner – Black Hills Energy [PHONE REDACTED], [EMAIL REDACTED] No comments received at this time. Corey D. Adler, District Wildlife Manger – Colorado Springs/Northwest El Paso County [PHONE REDACTED], [EMAIL REDACTED] See attached letter. Valerie Sword, Permit Unit Manager – Colorado Department of Transportation [EMAIL REDACTED] No comments received at this time. Drue DeBerry, Colorado and Nebraska Field Supervisor – US Fish and Wildlife Service [EMAIL REDACTED] No comments received at this time. Ryan Howser, Planner I - El Paso County Planning & Community Development Department – Planning Division [PHONE REDACTED], [EMAIL REDACTED] No comments received at this time. ---PAGE BREAK--- 2 Elizabeth Nijkamp, Engineer Manager - El Paso County El Paso County Planning & Community Development Department - Engineering Division [EMAIL REDACTED], [PHONE REDACTED] No comments received at this time. Jason Meyer, Planning Supervisor – El Paso County Community Services Department (Parks) [PHONE REDACTED], [EMAIL REDACTED] See attached letter. Justin Annan, GIS Analyst – El Paso-Teller County 9-1-1 Authority [PHONE REDACTED], [EMAIL REDACTED] Preliminary/Final PD Site Plan: Streets depicted on the submitted documents are missing necessary street names. No names have been requested or approved for this development. Street naming information can be found at http://elpasoteller911.org/191/Street-Name-Database Final Plat: No street names requested on the attached plat document. Comments for E911 reserved until street names are requested and depicted on the development plan. John Merritt, P.E., Transportation Manager, HR Green Consultant to Triview Metropolitan District [PHONE REDACTED], [EMAIL REDACTED] See attached letters. Virginia Ortiz – Jacobs [PHONE REDACTED], [EMAIL REDACTED] See attached letter. Jamey Bumgarner, Fire Marshal - Tri-Lakes Monument Fire Protection District [PHONE REDACTED], [EMAIL REDACTED] I have no additional comments for this project. Terri Hayes, President & CEO – Tri-Lakes Chamber of Commerce & EDC [PHONE REDACTED], [EMAIL REDACTED] No comments received at this time. Nick Harris, JDS-Hydro - TriView Metropolitan District ’s consultant [PHONE REDACTED], Ext 115, No comments received at this time. Gina Perry, Engineering Coordinator II – Mountain View Electric Association, Inc. [PHONE REDACTED], [EMAIL REDACTED] See attached letter. ---PAGE BREAK--- 3 Amy Vanderbeek, Enumerations Plans Examiner – Pikes Peak Regional Building Department [PHONE REDACTED], Prelim. Site Plan: Standard Development comments: 1. For assignment of addressing for lots and tracts, place addressing marker (xxx) where they are intended to be utilized. Addressing marker for lots should be front door. 2. Provide a 100 scale copy or larger of the entire APPROVED development plan to this department so that addressing can be assigned. Once received, the development plan will be placed on a list to be addressed. Development plans that are not yet approved may be addressed, however additional plan review fees will accrue if changes are made to the D.P. after initial addressing. 3. An email from Justin Annan, with El Paso/Teller 9-1-1 Authority, reserving the street names is required to be emailed to the Enumerations department. Amy Vanderbeek Additional Comments: 1. If these buildings are to have multiple tenants, please follow Enumerations Secondary Address guide attached to this email. We will need to see the secondary address layout for the core & shell building permits, prior to the plans are submitted to RBD. Standard Final Plat Comments: 1. Enumerations will review the mylar prior to plat for address placement, street names, and title block. 2. $10.00 per lot and tract platting fee will be due at the time of the review of the mylar, (2 addresses per lot and tract). If an address is not needed on a tract then no fee applies. Check should be made out to PIKES PEAK REGIONAL BUILDING DEPARTMENT or Paid directly to the Enumerations Department. An additional over the phone transaction fee of $3.50 will apply for any credit card payment. 3. A copy of the final recorded plat is required prior to approval in the Enumerations department on any COMMERCIAL plan submittal. *Temporary Exception: During Covid-19, all mylar reviews will be reviewed via “pdf”. The mylar will be stamped by Enumerations for accuracy and returned to the applicate and the planner. All payments to be mailed to RBD via a check or credit card payment over the phone. Plats should not be recorded prior to Enumerations receiving payment. Additional Comments: 1. Once addressing is received, the addresses will need to be shown on the plat, parallel to the street they will be address from. ---PAGE BREAK--- 4 Keith Curtis, Floodplain Administrator – Pikes Peak Regional Building Department [PHONE REDACTED], The area shown on the site plans is not within the SFHA; no comment. Elizabeth (Beth) Dukes, Community Planner - Department of the Air Force 10th Civil Engineer Squadron [EMAIL REDACTED] See attached letter. Debbie Planner – Town of Monument [PHONE REDACTED], Traffic Impact Study: 1. On page 3, please revise project name from Conexus Phase 2 to Conexus Business Park Phase 3. 2. On page, 10 the last sentence ends with a comma. Does the sentence continue or ends here? 3. On page 11, please revise project name from Conexus Phase 2 to Conexus Business Park Phase 3. Conexus Business Park Phase 3 Preliminary/Final PD Site Plan: Sheet 1: 1. Why are there two title certification blocks? 2. Please change the Preliminary/Final PD Site Plan to Planned Unit Development (PUD). 3. Please omit the Planning Commission Recommendation and the Chairman’s signature block. Keep the Planning Director’s signature block, similar to the signature block below: 4. Under Site Data, the existing zoning is Planned Development, please revise accordingly. 5. Under Site Data, please change the proposed use to light industrial. 6. Under Site Data, since you are submitting the final plat with the Preliminary/Final PD Site Plan, please provide the maximum number of lots, individual building size, and total building area. 7. Under Site Data, please change the existing use from agriculture to vacant. 8. Under Off-Street Parking, why are you providing more parking than required? a. Per the pre-application discussion, did you want to limit the number of parking spaces? 9. Under General Notes please state that all public streets and roads will be dedicated to the Town of Monument and maintained by TriView Metropolitan District. 10. Under General Notes #16, please include that the developer will provide a trail crossing plan to El Paso County Community Development Services to review and approve. 11. Under Zoning Regulations there is a typo…LAN should state PLAN. 12. Under Development Guidelines please provide lot sizes. See comment 13. Under Development Guidelines #11, under the Town of Monument’s Muncipal Code Chapter 17.60.140 – Amount of off-street parking required for manufacturing, warehousing, wholesaling and other industrial uses is 1 space per 750 square feet of gross floor area. The Planning Director may consider approving changes to these standards. ---PAGE BREAK--- 5 14. Please include the USAFA’s note: 15. Please include sheet title on the bottom of each page, above the page number. Sheet 2: 16. Please provide a crosswalk at the full access intersection (Old Denver Road and unamend road). 17. Please provide the El Paso County standard trial crossing and detail. 18. Are the crosswalks along the unnamed road to the east going to a sidewalk? If so, show the sidewalk dimension 19. Please show the type of parking lot pavement to the west. 20. What does the reconstruction of the Santa Fe Trail entail? 21. Please call the regional trail out as Santa Fe Trail. 22. The 70’ callout doesn’t show completely to the north. 23. What type of pavement is the trailer parking, other than the strip of heavy-duty concrete pavement? 24. Building setback is not called out for building 1. 25. Please show double arrows for the 70’ callouts to the unnamed road to the east. 26. Why is there a building setback called out to the west of building 2? It is already called out to the east of the building. 27. A proposed retainer wall is mentioned in the legend. However, I do not see it called out on this sheet. 28. Tract A state’s the zoning is PID. However, it is PUD. 29. A trash enclosure is not shown for building 1-3. Sheet 3: 30. What does the reconstruction of the Santa Fe Trail entail? 31. Please call the regional trail out as Santa Fe Trail. 32. Are the crosswalks along the unnamed road to the east going to a sidewalk? If so, show the sidewalk dimension 33. Please provide a crosswalk at the full access intersection (Old Denver Road and unamend road). 34. Please provide the El Paso County standard trial crossing and detail. 35. Please show double arrows for the 70’ callouts to the unnamed road to the east. 36. What type of pavement is the trailer parking, other than the strip of heavy-duty concrete pavement? 37. The cover sheet states 260 parking spaces for building 5. However, this sheet is showing 264 parking spaces for building 5. 38. A proposed retainer wall is mentioned in the legend. However, I do not see it called out on this sheet. 39. A trash enclosure is not shown for buildings 4 and 5. 40. What does the reconstruction of the Santa Fe Trail entail? 41. Please call the regional trail out as Santa Fe Trail. 42. Please provide a crosswalk at the full access intersection (Old Denver Road and unamend road). ---PAGE BREAK--- 6 43. Please provide the El Paso County standard trial crossing and detail Sheet 4: 44. What type of pavement is the trailer parking, other than the strip of heavy-duty concrete pavement? 45. A proposed retainer wall is mentioned in the legend. However, I do not see it called out on this sheet. 46. A trash enclosure is not shown for buildings 6. 47. Are the crosswalks along the unnamed road to the north going to a sidewalk? If so, show the sidewalk dimension 48. Conexus, LLC Zoning is not PID, please revise to PUD. Sheet 6: 49. Please explain 120’ reservation easement (to be vacated by plat). What is this easement and why is it to be vacated? Sheet 12, 13 and 20: 50. Please revise the Zone to state PUD, rather than PID. It is also vacant land, no agriculture grazing land. 51. Please use similar landscaping (plants, trees, rocks, etc.) colors and sizes as Woodmen Valley Chapel. The Town would like all development along Old Denver Road to have similar landscaping. I have attached their approved PD Site Plan to refer to. Sheet 14: 52. Landscaping is shown adjacent to the Santa Fe Trail, which is not within the site’s property line. a. The El Paso County Parks Department will not allow landscaping on their property. However, they will allow berming with seeding along the trail and landscaping at each trail crossing, per the Town and their review. Sheet 30: 53. Per the Town of Monument’s Municipal Code, Chapter 17.48.160 – Roof top equipment screening, all roof top equipment shall be screened or concealed from view from adjacent properties and streets by the use of compatible and appropriate materials similar or complementary to the primary building materials. Solar panels in residential zone districts are exempt from this requirement. Also, special equipment such as silos, dust collectors, cooling towers, or other similar structures shall be sited away from the view from adjacent streets and properties and/or integrated into the building design with compatible and appropriate materials similar to the primary building materials. Misc: 54. Please consider having two access points or signage within the property showing where semi- trucks should exit. ---PAGE BREAK--- 7 Conexus Business Park Filing No. 2: 1. Please show the breakdown of lots and what each Tract consist of on the land tabulation table. 2. Please use the same language the USAFA provided on the plat and site plan. 3. Per the USAFA comment, please provide the avigation easement recordation reception number. 4. Please provide road names and addresses. 5. Lots 3 and 4 are repeated on Sheet 2. Should these lots be 5 and 6? Please respond by making the above changes/revision/additions or commenting as to why the changes are not addressed. When issues are resolved to the Town’s satisfaction, please submit copies of the revised plan sets with a detailed list which itemizes all revisions. Revised plan sets should be submitted in electronic format with one full size paper set provided to the Planning Department. All comments must be adequately addressed before the project will be scheduled for public hearing. Please feel free to contact me if you have any questions or would like to set up a meeting to discuss the comments further. I look forward to working with you on this project. Sincerely, Debbie Planner II ---PAGE BREAK--- From: Theresa Rust To: Theresa Rust Subject: FW: Conexus questions on plans. Date: Thursday, August 12, 2021 4:46:45 PM Importance: High From: Meggan Herington Sent: Tuesday, July 27, 2021 4:39 PM To: Mike DeGrant <[EMAIL REDACTED]>; Andrea Barlow <[EMAIL REDACTED]> Subject: Conexus questions on plans. Thanks for the meeting today. I have below a list of clarifications we are asking for based on questions received. We discussed Code section 17.40.250 related to the additional standards for Industrial uses in the PD. While you are looking at that, also look at 17.40.60, Permitted planned uses and provisions in a planned development district. The note number 4 on the plan page under the zoning regulations section “relationship to town regulations” states the provisions of this and these zoning regulations shall prevail and govern this PD provided, however, that where the provisions of this site plan and these zoning regulations do not address a particular subject, the relevant provisions of the Code shall apply. I think this could be an issue and we need to clean it up. · Where are we with the conditions from the sketch plan? have they been met. why is there no discussion with the site plan? How is that documented? is there trail signage planned? · Note 8 on the LS plan talks about fencing. I don’t see any. Where does it go? · Can we get some visual simulations of what this will look like from the homes? · Where is the outdoor storage? (Why is there outdoor storage shown as an allowed use on this plan. Can we eliminate that allowance? ) · Is there an elevation or cross section for what dumpster screening will look like? This needs to be the same design elements as the building, and I don’t see it. · Modify the land use notes for what this use will be. If no manufacturing, eliminate. All the sketch notes don’t need to be on this plan. They can be custom for this development. · Can they add some phasing clarification to the plan. Idea of construction. (what buildings are being built first and when?) HEIGHT/GRADING · Can height of roof line be adjusted on old denver roadside to help with massing impacts from homes? Any options to break up mass of the larger buildings? roof variations? additional awning areas? · Height says 60 feet, but the building elevations say 40 feet. What is the height. Include all of the building elevations if they are taller than what is included. ---PAGE BREAK--- PARKING/SCREENING · LS plan says parking screened with berming and shrubs. What does that looks like? are the berms on the plans? How big are they? · Why is there so much parking? (can some be eliminated for additional screening? do we need this much employee parking?) · Resident concern over all the loading docks shown. Is there a way to eliminate some of these? (me – note on plan that these may not all be warranted?) LIGHTING · Too much light pollution was resident concern (me- can the light poles be lowered? notes about lowered late night lighting levels?) Meggan Herington, AICP Planning Director Town of Monument [PHONE REDACTED] ---PAGE BREAK--- 5615 Wills Blvd., Pueblo, CO 81008 I P (719) 562-5537 C (719) 251-7804 I www.codot.gov/accesspermits Traffic & Safety I Permits 5615 Wills Blvd. Pueblo, CO 81008-2349 July 19, 2021 RE: Conexus Business Park DA-27-2021-595 – Phase 3 – Preliminary/Final PD Site Plan Dear Debbie, I am in receipt of a referral request for comment on a proposed approval of Conexus Business Park Phase 3 preliminary/Final PD Site Plan for an industrial/commercial/multifamily residential development on a 146- acre property. The property is situated SE of dowtown Monumnet and SW of intersection of I-25 and HWY 105/2nd Street, lying between Old Denver Road and I-25, bordered to the south by Teachout Creek and to the north by Dirty Woman Creek. Conexus Phases 2 & 3 Sketch PD Plan is the remaining part of a larger area between Old Denver Road and the Interstate that was originally owned by Phoenix Bell Associates and zoned under the Regency Park PID (Planned Industrial Development). The site is located within Sec 14 and 23, TS 11 S, R 67 W of the 6th PM, El Paso County. Parcels [PHONE REDACTED], [PHONE REDACTED], [PHONE REDACTED], [PHONE REDACTED] are owned by Phoenix Bell Associates LLP and parcel [PHONE REDACTED] is owned by Wayne Johnson. I have the following comments: Drainage The Preliminary Drainage Letter Conexus Phases 2 and 3 dated May 2020 has been reviewed by a CDOT Hydraulics Engineer, their comments are as follows: No drainage concerns for CDOT as drainage is away from I25. Provide to USAFA for review as drainage is onto their property. Flow is away from CDOT property therefore no drainage impacts to CDOT. Provide review package to USAFA as flow is onto their property. Provide to I25 corridor manager. The preliminary drainage letter is acceptable as submitted however USAFA will need to be provided a review package as drainage and flow is onto their property. Provide USAFA review comments to the I25 corridor manager. Environmental The Noxious Weed Management Plan dated March 23, 2020 and Wildlife Impact Idetification Report dated April 2, 2002 has been reviewed by a CDOT Enironmental Engineer for review. Their comments are as follows: Please ensure the full spectrum ponds have an outlet, that the outlet drains near the creek's bank edge. If this is not the case a potential head-cut will develop and increase sedimentation in Teachout or Dirty Woman Creek. Is there concurrence with CPW or USFWS that PMJM habitat is not expected to be adversely impacted? How will the prairie dogs be managed? CDOT suggests either on-site euthanization, live trapping with animals donated to the Black Footed Ferret Program. Further burrowing owls survey is agreed prior to earthwork. CDOT owns a parcel just west of the Old Denver Highway that serves as mitigation for the PMJM. Are there additional drainage features to prevent impacts Debbie Planner Town of Monument 645 Beacon Lite Rd. Monument, CO 80132 I-25 Town of Monument ---PAGE BREAK--- Conexus Business Park DA-27-2021-595 – Phase 3 – Preliminary/Final PD Site Plan July 19, 2021 2 of 2 5615 Wills Blvd., Pueblo, CO 81008 I P (719) 562-5537 C (719) 251-7804 I www.codot.gov/accesspermits sedimentation or drainage from water run-ff from the development? On the Plan Set Page 1, it appears that a portion of Area C, overlaps Critical habitat, what impacts will happen in this area? Similarly, thre is a trail proposed in the Area D. What is the trail composed of, gravel, asphalt concrete? Are the trail impacts, both during construction and at full build-out accounted for in the impacts for the project? The trail should be consulted on, with the USFWS. Thank you for evaluating State Listed Species of Concern. Please provide the drain location for pond The pond is elevated from the floodplain, and if there is an overflow, or piped outlet to Dirty Woman Creek, I suggest a buried pipe that daylights at the water's edge. this would mostly be temporary PMJM impacts and would prevent a headcut to the pond's overflow. What will happen to Area D? CDOT owns land above and below Area D. Would the owners of the parcel be interesting in donating the property to CDOT since it is PMJM critical Habitat and unable to be developed? Good Noxious Weed Plan. Suggest in the Recommendations section to have the weed contractor use dye-indicator when applying herbicides and to have them map where herbicides are applied for future reference. These environmental comments were submitted on July 6, 2020, CDOT has not received a response, enviornmental questions shall be addressed to the reviewer’s satisfaction. Traffic The Traffic Impact Study dated May 21, 2020, has been reviewed by the CDOT Traffic Engineer Team for review their comments are as follows: It is estimated from the report contents that 6450 trips will be generated through the intersection of Baptist Rd & Terrazzo Drive. The existing ADT of Baptist Rd is indicated as 10,300 vehicles per day. A State Highway Access Permit is required for the change in use per State Highway Access Code The report indicates that 4550 trips will be generated through the intersection of 2nd St & Hwy 105/I-25 SB Ramps. The existing ADT of 2nd St is indicated as 8900 vehicles per day. A State Highway Access Permit is required for the change in use per State Highway Access Code §2.6(3) The study area should be expanded to where newly generated site traffic represents 5 percent or more of roadway’s peak hour capacity, (SHAC 2.3(5)(b). This would include both intersections of the Baptist Rd interchange with I-25 and the intersection of Second St with Hwy 105 & I-25 SB ramps Include SH 105 & 2nd Street in the TIS The first three traffic comments were submitted on July 6, 2020, CDOT has not received a response, the traffic analysis is not acceptable as submitted and requires revision. Access CDOT will require an access permit for each proposed access point for change in use of the property once all the previous comments have been addressed and are acceptable to the Department. Utilities/Outdoor Advertising On-premise and off-premise signing shall comply with the current Colorado Outdoor Advertising Act, sections 43-1-401 to 421, C.R.S., and all rules and regulations pertaining to outdoor advertising. Please contact Mr. Todd Ausbun at (719) 546-5758 for any questions regarding advertising devices. Any utility work within the state highway right of way will require a utility permit from the CDOT. Information for obtaining a utility permit can also be obtained by contacting Mr. Ausbun. Please contact me by phone or email with any questions. Sincerely, ---PAGE BREAK--- Conexus Business Park DA-27-2021-595 – Phase 3 – Preliminary/Final PD Site Plan July 19, 2021 3 of 2 5615 Wills Blvd., Pueblo, CO 81008 I P (719) 562-5537 C (719) 251-7804 I www.codot.gov/accesspermits Michelle Regalado CDOT R2 Access Management Trainee Xc: Ferguson Whittlef/Biren Stecklein Cosyleon Bauer Ausbun Vigil/Gonzales/file SIGN ---PAGE BREAK--- Memorandum 9191 Jamaica Street Englewood, CO 80112 United States T +1.[PHONE REDACTED] www.jacobs.com Jacobs Engineering Group Inc. Subject Conexus Business Park Phase 3 – Preliminary/Final Site Plan Attention Debbie – Planner, Town of Monument From Virginia Ortiz Date July 16, 2021 Jacobs has reviewed the following documents associated with the Development Application as required for independent Traffic, Drainage, and Utility reviews: 1. “Conexus Business Park Phase 3 Preliminary/Final PD Site Plan” from Kimley-Horn, dated June 16, 2021. 2. “Final Drainage Report for Conexus Business Park Filing No. 2 Monument, CO” from Kimley-Horn, dated June 14, 2021. 3. “Conexus Phase 3 Final PD Traffic Impact Study” from LSC Transportation Consultants, dated June 30, 2021. Jacobs has reviewed the documents against the Town of Monument Preliminary/Final PD Site Plan Checklist, and we have the following comments on items that have not appeared to be included: Submittal Requirements: 13. Provide “will serve” letter from Triview Metropolitan District Drawing Requirements: 23. Will this project have rooftop mechanical equipment? If so, show and describe screens or provide a note describing as applicable 24. Show boundary of one hundred (100) year floodplain, if not applicable provide note stating this 39. Provide traffic control plan 40. Provide cross sectional dimensions of curb and gutter 47. List required parking and provided parking. List compact spaces and handicap spaces separately, and include total required and provided. Sheet Requirements: We have comments on the Utility and Site Civil Documents as follows: Sheet 1: ---PAGE BREAK--- Memorandum Conexus Business Park Phase 3 – Preliminary/Final Site Plan Review 2 • Why are there two Title Certifications shown? • Is the Planning Department Certification required? • Missing Legal Description Certification, Lienholder Subordination Certificate, County Clerk and Recorder Certificate • Will Tri-View Metropolitan District Approval be needed? • Sheet Index is missing sheet 31 rendered images. Sheet 2: • Building setback line and easement linestyles are too similar to differentiate between the two. • Include a detail for the Heavy duty, and light duty asphalt pavement • Include a detail for the Heavy duty concrete pavement • Include signage and curb ramp for trail crossing • Curb ramps are not called out at all cross walks but need to be (Keynote • Detail needed for proposed stop sign and stop bar striping • Detail needed for pedestrian crosswalk showing striping, ramps and signage • Detail needed for concrete sidewalk • Detail needed for proposed curb ramp • Keynote identifier needed for concrete strip on north end by trailer parking. Should this entire area be concrete pavement? • Include Western right-of-way line for old Denver road • Are there street addresses for the buildings if so they should be included • There should be an M label that points to each parking stall • Where are the trash dumpster enclosures located? • Are there entry sign monuments if so they should be shown Sheet 3: • Include signage and curb ramp for trail crossing • Check number of parking spots on the west side of building 5. Calls out as 16 but might be 12? • Include identifier for concrete strip on the south side of building 5 should this entire area be concrete pavement? • Include a stop sign and stop bar on the east island on the north side of building 4. • Is retaining wall shown on the north side of building 4 allowed in the Triview easement? • Include western Right-of-Way line for old Denver road. • Are there street addresses for the buildings, if so they should be included? ---PAGE BREAK--- Memorandum Conexus Business Park Phase 3 – Preliminary/Final Site Plan Review 3 • An M label should be included for each ADA parking stall • Include Ramps and signage at each pedestrian crossing. Sheet 4: • Include identifier for Concrete strip on the south side of building 6. • Include signage and curb ramp for trail crossing • Right of Way callout for typical roadway section should show 50’-70’ ROW • Include western Right-of-Way line for old Denver road. • Are there street addresses for the buildings if so, they should be included • An M label should be included for each ADA parking stall • Include Ramps and signage at each pedestrian crossing. • Proposed Vertical curb and gutter Keynote should specify type 1 Sheet 5: • Can a 10” Fire service come off an 8” main? Sheet 6: • Fire hydrant callout D is missing on west island north of pond 2. Sheet 23 • Per the luminaire product data sheets, the selected luminaires meet or exceed the Dark Sky requirement. We have comments on the Landscape Documents as follows: General: • Provide Address, Developers name, and owner per City code 17.52.030 • “Gorilla Hair” mulch is required for all wood mulch per City of Monument Site plan Checklist. • Per city code 17.52.030 the Title 17 agreement box should be on plans and read as of 7/15/2021: “The undersigned owner/developer understands that all improved land must conform to the regulations set forth in Title 17 of the Monument Municipal Code. The owner/developer agrees to abide by these regulations and to improve and maintain the land as indicated on the approved landscaping plan. This shall apply to all future owners, heirs, or assigns. • Signed: (Owner of Authorized Agent)” • Verify all required parking area trees are meeting the quantity and placement requirement of 17.60.120. “…In order to be considered within the parking lot, the trees must be located in planters or islands that are bounded on at least three sides by parking area paving.” ---PAGE BREAK--- Memorandum Conexus Business Park Phase 3 – Preliminary/Final Site Plan Review 4 • Per city requirements and note 12 on LD1.0 show sight distance triangles to verify any plant material or amenities are not placed within them. • Provide location, size, and quantity of all plant materials, including shrubs per City of Monument Site plan Checklist. We have comments on the Drainage Documents as follows: Sheet 8 • On the North East corner of Pond 1 there is a Keynote C area inlet callout with no piping or inlet shown? • On the north side of Building 1 there are three pipes that end with no Keynote called out, should these be storm sewer roof drains F like Building 2 • On the north side of Building 1 there is a Keynote C area inlet callout with no symbol shown? • On the north side of Buildings 2 and 3 there is a pipe with no Keynote callout should these be storm sewer roof drains F like other pipes along these buildings. • Label all storm manholes. • Include a label for each pipe between a manhole or inlet. • Include label for pond outlet structure Sheet 9: • On the south side of Building 5 pipe ends with no Keynote should this be storm sewer roof drains F like other areas of the building. • On the east side of Building 5 by the property line a storm sewer pipe ends with no callout should there be an inlet here? • On the north and south sides of Building 4 there are two pipe ends with no Keynote, should this be a storm sewer roof drain F like other areas of the building? • Label all storm manholes • Include a label for each pipe between a manhole or inlet • Include label for pond outlet structure. Sheet 10: • Label all storm manholes • Include a label for each pipe between a manhole or inlet • Pipe near road on the south east corner of Building 6 ends with no callout should this be a storm sewer curb inlet Keynote B • Drainage curb cut Keynote I missing on the north west corner of building 6 ---PAGE BREAK--- Memorandum Conexus Business Park Phase 3 – Preliminary/Final Site Plan Review 5 • Two pipes on the north side and two pipes on the south side of Building 6 end with no Keynote, should this be a storm sewer roof drain F like other areas of the building? Drainage Report Page 8 - Account for the free release of basins O1-O8 in the detention pond design to ensure the total proposed release rate from the site is less than or equal to the pre project flow rates. Page 9 – Include inlet calculations with next submittal. Page 10 – As noted in Section 2.5.3 of the El Paso County DCM, “Detention storage areas shall have designed volume requirements compatible with release rates that will not exceed the historic runoff rate or capacity of facilities whichever would govern or as per the Drainage Basin Planning Study.” rather than the 90% of the pre-development rate noted in the report. Appendix C – • Use of 0 for C values is not acceptable. Use C values from Section 3.1, table 6-6 2 of the El Paso County DCM Volume 1 Update. Typical values for 0% impervious range from 0.02 to 0.50 based on soil type and design storm. • For time of concentration calculations, do not exceed overland flow of 100’ for urban land use and 300’ max for non-urban areas per the El Paso County DCM Volume 1 Update. • Use rainfall depth from Section 2.1, Table 6-2 in the El Paso County DCM Volume 1 Update. We have the following Traffic comments: Traffic Report Comments – Conexus Phase 3 Final PD (June 30, 2021) 1. Title of the report indicates Phase 3, but all text and title information on figures say Phase 2. Is this accurate? Please update if not. 2. What was the purpose of conducting 2021 counts at 2nd? Beacon Lite? Why was there not the need to conduct new counts at Baptist/Old Denver? Or to adjust the volumes here to 2021? 3. Were there any adjustments to 2020 & 2021 collected counts for COVID? 4. Page 8 states that the short-term background volumes are the 2019 traffic volumes. This would only be the case at Baptist/Old Denver. Please revise to describe when counts were collected. 5. Figures 4 and 5 show a 4th intersection with volumes. Can this be named in the text or on the figure? It appears from aerial photos that there are a couple access points in this area. Since these access points appear to be existing now, maybe not during 1st iteration of this report, I am assuming these numbers are all site-generated from other developments. Please confirm this. Why wasn’t this intersection counted in 2021? 6. Table 3, the daily “IN” for passenger vehicles has an extra Please correct. 7. Would it be clearer to instead of using “Phase 1” to use “Half-Build”? Consider and revise as necessary. 8. Last sentence on page 11 lists some figures with LOS. This should be figures 9, 11, & 13. ---PAGE BREAK--- Memorandum Conexus Business Park Phase 3 – Preliminary/Final Site Plan Review 6 9. Page 12, short-tern buildout analysis says that only the outbound LT at the north access operates worse that LOS C. Figure 11 shows the EB movement operates at LOS E. Given this isn’t the case in the half-build, it appears this development causes this, and this should be noted in the report. Same for long-term analysis. 10. Page 14, under long-term analysis the report says all movements operate at LOS C or better. However, the EB approach operates at LOS E in the PM peak. Please revise. 11. With issues at the north access westbound left turn movements, would it be beneficial to include a separate left turn and right turn lanes? 12. Fair Share contribution for improvements on 2nd/Beacon Lite? 13. Fair Share contribution for improvements on Baptist/Old Denver roundabout expansion? 14. Why are the recommendations for the access points on Old Denver Road not shown on this plan? ---PAGE BREAK--- Southeast Regional Office 4255 Sinton Rd. Colorado Springs, CO 80907 P [PHONE REDACTED] I F [PHONE REDACTED] Dan Prenzlow, Director, Colorado Parks and Wildlife • Parks and Wildlife Commission: Michelle Zimmerman, Chair Marvin McDaniel, Vice-Chair James Vigil, Secretary Taishya Adams Betsy Blecha Robert W. Bray Charles Garcia Marie Haskett Carrie Besnette Hauser Luke B. Schafer Eden Vardy June 21, 2021 Town of Monument C/O Debbie – Planner II 645 Beacon Lite Road Monument, CO 80132 Re: CoNexus Business Park Phase 3 Dear Ms. Colorado Parks and Wildlife (CPW) has reviewed the development application for the CoNexus Business Park Phase 3 development located north of Baptist Road between Old Denver Road and I-25 bordered by Dirty Woman Creek to the north and Teachout Creek to the south. CPW staff has visited the site and offers the following comments for your consideration. The site falls within potential Preble’s Meadow Jumping Mouse (PMJM) range. PMJM critical habitat does not fall within the proposed boundaries; however, critical PMJM habitat does exist adjacent to the site boundary. PMJM is currently on both the Federal and State threatened species list. Temporary and permanent construction impacts in this area may permanently impact resident wildlife. CPW recommends contacting the United States Fish and Wildlife Service for information regarding developing in potential PMJM habitat. Located in the boundary of the proposed site is an active Black-tailed prairie dog town. Because of the vicinity of the prairie dogs, CPW recommends a prairie dog survey be completed as soon as possible on the proposed site. If prairie dogs are present, the development will reduce the amount of habitat available for these animals. CPW recommends the prairie dogs either be relocated or euthanized before any dirt moving begins. CPW would be involved with any prairie dog relocation effort through our permitting process. Since burrowing owls (a federally protected species) can occupy prairie dog towns during the spring and summer, we recommend their presence be determined with a survey as well. Please see our recommendations below concerning the presence of burrowing owls. BURROWING OWL Nest Site: No human encroachment within 150 feet of the nest site from March 15 through October 31. Although Burrowing Owls may not be actively nesting during this entire period, they may be present at burrows up to a month before egg laying and several months after young have fledged. Therefore it is recommended that efforts to eradicate prairie dogs or destroy abandoned towns not occur between March 15 and October 31 when owls may be present. ---PAGE BREAK--- Because nesting Burrowing Owls may not be easily visible, it is recommended that targeted surveys be implemented to determine if burrows are occupied. More detailed recommendations are available in a document entitled “Recommended Survey Protocol and Actions to Protect Nesting Burrowing Owls” which is available from CPW. Changing the current landscape could potentially have a negative impact on historic drainage patterns within the project site and beyond. Teachout Creek and another unnamed tributary of Monument Creek lie within the boundaries of the project site. Increased stormwater runoff from the project could affect these two creeks and ultimately influence the flow of Monument Creek through the United States Air Force Academy (USAFA). CPW recommends contacting the USAFA concerning the development and the potential impacts had by any landscape/drainage changes on the project site. Any impacts to these before mentioned streams would also require permitting through the U.S. Army Corps of Engineers (USACE) under Section 404 of the Clean Water Act (CWA). CPW recommends the development and implementation of a noxious weed control plan for the site. All disturbed soils should be monitored for noxious weeds and noxious weeds should be actively controlled until native plant revegetation and reclamation is achieved. All areas disturbed by the development should be revegetated with native plant species. CPW recommends using bear resistant trash containers within the business park. Bears, skunks, and raccoons, are attracted to garbage and do become habituated when access to trash is made easy and uncontrolled. CPW does not recommended leaving trash unsecured, especially during the nighttime hours. CPW has also reviewed the Wildlife Impact Identification Report already completed for this project. CPW agrees with the report and recommends that all that was shown and suggested within that report be adhered to and completed during the project. Thank you for the opportunity to comment on this development application. If you have any questions or require additional information please contact District Wildlife Manager Corey Adler at [PHONE REDACTED] or via e-mail [EMAIL REDACTED]. Sincerely, Cody Wigner Area Wildlife Manager Cc: Corey Adler, DWM SE Regional File Area 14 File ---PAGE BREAK--- This Association is an equal opportunity provider and employer. Falcon: 11140 E. Woodmen Rd., Falcon, CO 80831 www.mvea.coop • (800) 388-9881 Limon: 1655 5th St., P.O. Box 1600, Limon, CO 80828 Stay Connected: Like. Follow. Share. Monument: 15706 Jackson Creek Pkwy., Suite 100, Monument, CO 80132 July 6, 2021 Debbie Town of Monument 645 Beacon Lite Rd. Monument CO 80132 SUBJECT: Engineering Review Comment Mountain View Electric Association Inc. (The Association) To Town of Monument: The Association has these comments about the following: Project Name: Conexus Business Park, PH3-Preliminary/Final PD Site Plan Project Number: DA-27-2021-595 Description: Proposed development for use as a warehousing and distribution center on 92 acres located between Old Denver Rd. and Interstate 25 in Township 11, Range 67, Section 23. This area is within the Association’s certificated service area. The Association will serve this area according to our Line Extension policy. Connection requirements may include provisions for necessary line extensions and or other system improvements, and payment of all fees under the Association’s Line Extension Policy. Information concerning these requirements can be obtained by contacting the Engineering Department. The Association requests a ten (10) foot front, side, and rear lot utility easement on the plat along with a twenty (20) foot exterior utility easement. The Association also requests the platting of the existing facilities with easements on the plat. Additional easements may be required. If open space, drainage and landscape tracts are designed in this development the Association requests these areas be listed to include utilities. Additional easements may be required once a review of civil drawings with grading and erosion plan is provided to MVEA in order to serve. ---PAGE BREAK--- This Association is an equal opportunity provider and employer. Falcon: 11140 E. Woodmen Rd., Falcon, CO 80831 www.mvea.coop • (800) 388-9881 Limon: 1655 5th St., P.O. Box 1600, Limon, CO 80828 Stay Connected: Like. Follow. Share. Monument: 15706 Jackson Creek Pkwy., Suite 100, Monument, CO 80132 The Association has existing facilities near and within this parcel of land. If there is any damage, removal or relocation of facilities it will be at the expense of the applicant. If additional information is required, please contact me at (719) 494-2636. Our office hours are 7:00 a.m. to 5:30 p.m., Monday – Thursday. Sincerely, Gina Perry Engineering Coordinator II ---PAGE BREAK--- COMMISSIONERS: STAN VANDERWERF (CHAIR) CAMI BREMER (VICE-CHAIR) HOLLY WILLIAMS CARRIE GEITNER LONGINOS GONZALEZ, JR. COMMUNITY SERVICES DEPARTMENT PARK OPERATIONS ~ JUSTICE SERVICES ENVIRONMENTAL SERVICES ~VETERANS SERVICES ~ RECREATION/CULTURAL SERVICES July 15, 2021 Debbie Planner II Town of Monument Planning Department Subject: Conexus Business Park Phase 3 – Preliminary / Final PD Site Plan Hello Debbie, The Community Services Department has reviewed the Conexus Business Park Phase 3 – Preliminary / Final PD Site Plan and has the following administrative comments of behalf of El Paso County Parks. These comments are being provided with acknowledgement of the Memorandum of Understanding (MOU) between El Paso County and Phoenix Bell, L.T.D. which permits up to six crossings of the New Santa Fe Regional Trail north of Baptist Road. Currently Conexus Phase 1 utilizes one of the crossings, Santa Fe Park proposes two crossings, and Conexus Phase 2 and 3 will use the three remaining crossings. As outlined in the MOU, each trail crossing shall be reviewed by the County and meet the terms and conditions set therein to establish legal access and meet the County’s design criteria. Additionally, per section 4.b, the County will require the execution of a revocable license agreement(s) before the commencement of any construction activity. The license agreement(s) will need to be reviewed by the County and approved by the Board of County Commissioners. Included as part of the revocable license agreement(s) will be the requirement that a traffic control plan be developed to guide the closure(s) of the trail. At a minimum this will include a closure schedule for public notification, trail and trailhead signage, and a detour through the construction site. The County believes that this is in the best interest of all parties involved and looks forward to these discussions. According to the drawings the applicant is showing numerous plantings on County property along the New Santa Fe Regional Trail. While the County appreciates the applicants desire to provide this screening, the County is not agreeable to any improvements being completed on the County’s property outside of the trail crossings. Staff has several concerns ranging from disturbances to the site during planting, installation and maintenance of the irrigation system, and long‐term management and access ---PAGE BREAK--- along the trail. The County would encourage the applicant to work with the Town of Monument to provide any required landscaping / screening on the applicant’s property. The County appreciates this opportunity to provide comments on the Conexus Business Park Phase 3 – Preliminary / Final PD Site Plan. We look forward to working with the applicant and Town of Monument as this project moves forward. Please feel free to reach out to me with any follow‐up questions you may have. Sincerely, Jason Meyer Planning Supervisor Community Services Department [EMAIL REDACTED] ---PAGE BREAK--- July 12, 2021 Debbie Town of Monument Planning Department 45 Beacon Lite Rd Monument, CO. 80132 Project name: Conexus Business Park Phase 3 – Final Plat Project No.: DA-28-2021-596 After our discussion today I have revisited the Conexus site plan. It is my recommendation that all internal roadways be designated as private for the following reasons. • The City on Monument standard for this roadway is Local Type II. Figure I is a copy of the minimum standards required for the Local Type II. The proposed streets fall short of the requirements as follows: o Minimum radius requirement – 350 feet o Sidewalks on both sides of the street o Sight distance at certain corners appear to be insufficient o Right angle curve at the south end of the development doesn’t appear to meet the minimum requirement of a knuckle (see Figure 2) o Minimum distance between intersections is 125 feet. Figure 2 is an example of an intersection that doesn’t meet the standards and is unacceptable. o There is no street lighting shown in the plans ---PAGE BREAK--- Figure 1 Figure 2 ---PAGE BREAK--- Figure 3 • I have concerns that the pavement design for the roadways is insufficient and will become a problem for the Metro District. My reasoning is based upon the soils report that recommends 8 in. of concrete under the trucks at the loading docks. In my view, the proposed public roads will have just as much truck traffic as well as trucks turning and stopping and probably should be similarly designed. I therefore feel that the best answer to these problems is to make all roads private. The Metro District will still require a wider entrance on to Old Denver Road as stated in my previous comments. Also this development will be required to install improvements on Old Denver Road for the full length of the property. If the developer still wishes to keep the internal roads public, all of the above comments will need to be addressed. John C. Merritt, P.E. HR Green Consultant to Triview Metro District [PHONE REDACTED] ---PAGE BREAK--- 7222 Commerce Center Drive I Suite220 I Colorado Springs, CO 80919 Main [PHONE REDACTED] I Cell [PHONE REDACTED] HRGREEN.COM July 1,2021 Debbie Town of Monument Planning Department 45 Beacon Lite Rd Monument, CO. 80132 Project name: Conexus Business Park Phase 3 – Final Plat Project No.: DA-28-2021-596 The following are additional comments for Conexus Business Park Phase 3 – Final Plat . The roadway width at Old Denver Road appears to be 32 feet . This is not sufficient for a 3 lane section. 1. Right/through lane out - 12 feet 2. Left turn lane – 12 feet 3. Inbound lane – 17 feet John C. Merritt, P.E. HR Green Consultant to Triview Metro District [PHONE REDACTED] ---PAGE BREAK--- 7222 Commerce Center Drive I Suite220 I Colorado Springs, CO 80919 Main [PHONE REDACTED] I Cell [PHONE REDACTED] HRGREEN.COM July 1,2021 Debbie Town of Monument Planning Department 45 Beacon Lite Rd Monument, CO. 80132 Project name: Conexus Business Park Phase 3 – Final Plat Project No.: DA-28-2021-596 Per your request, we have reviewed the Conexus Business Park Phase 3 – Final Plat for the TriView Metro District. We wish to make the following comments: • The plat doesn’t include a vicinity map in enough detail. Specifically, the location of the new and existing roadways connecting to Old Denver Road are not shown. These roadways need to be drafted so the new roadways must show how they line up with existing roadways on the west side of Old Denver Road. Where they are in proximity to an existing road, the centerline of the proposed roadway on the plat shall be centered on the center line of the existing right-of- way to the west. • These roads are classified as Local Type II (Commercial) by the City of Monument. To meet that classification, the minimum radius of all curves is 350 feet John C. Merritt, P.E. HR Green Consultant to Triview Metro District [PHONE REDACTED] ---PAGE BREAK--- 5540 TECH CENTER DRIVE SUITE 100, COLORADO SPRINGS, CO 80919 (719) 227-0072 FAX (719) 471-3401 Memorandum To: Town of Monument From: Nick Harris, on behalf of Triview Metropolitan District Date: 7/23/21 Subject: Conexus Business Park Filing 2 – Plat We have reviewed the Conexus Business Park Filing 2 – Plat as it relates to water and sanitary sewer and have the following comments, additionally see the attached redline drawings. 1. The proposed easement provided to Triview Metropolitan District as shown on sheet two is no longer necessary. The 16” water main for which the easement was proposed, is now going to be routed through the right-of-way in the street north of the original proposed easement. 2. Triview and the Owner/ Developer are currently working together to finalize the alignment of a 16” water main through the property. Triview may request an easement in general illustrated on sheet 2, “potential TMD water line easement request”. The District will continue to work directly with the Owner/ Developer to finalize this request. 3. Based on the preliminary PD site plan there are water and sewer mains running between the proposed buildings (east/ west) these utilities need to have an easement associated with them for future maintenance. The standard single utility easement width is 30 feet and 50 feet for two utilities. 4. Woodmoor Water and Sanitation District own and operate a water and sewer main passing through the proposed development, just south of the central primary site access road. It does not appear their easement is shown on this plat. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- 5540 TECH CENTER DRIVE SUITE 100, COLORADO SPRINGS, CO 80919 (719) 227-0072 FAX (719) 471-3401 Memorandum To: Town of Monument From: Nick Harris, on behalf of Triview Metropolitan District Date: 7/23/21 Subject: Conexus Business Park Filing 2 – PD Site Plan We have reviewed the Conexus Business Park Filing 2 – PD Site Plan as it relates to water and sanitary sewer and have the following comments, additionally see the attached redline drawings. 1. On front page in General Notes, note 2 is contradictory to the plat. Verify who will be responsible for the detention and drainage tracts. 2. Increase the proposed 10” water main, site keynote to a 12” water line. 3. The building fire services, site keynote is a 10” fire service to the building. This 10” is connected to an 8” water main in the parking lot. If the fire protection systems of the build(s) need the flow capabilities of a 10” water main, then the main will need to be upsized. 4. The water and sewer mains running east/ west through the buildings need to be move out from under parking islands and landscaped area. Water and sewer must maintain 10’ horizontal distance from each other. 5. All water and sewer will need to be in easements, including east/ west mains. Typical single utility easement is 30’ and double utilities is 50’. Potentially coordinate with contractor developing plat for detailed easement information. 6. The District is currently designing and constructing a 16” water main through the proposed development. See attached redline drawings for approximate location. 7. The 16” water main constructed by the District will be done with the anticipation of Conexus water mains connecting to it were necessary. See attached redline sketch on page 6. 8. Without detailed building plumbing plans the District is unable to verify the required size of the domestic water tap. There for the District reserves the right to change the actual tap size based on final plumbing details. All changes will be at the expense of the facility/ property owner. 9. Where are the irrigation taps going to be located? If you have any questions, comments or concerns regarding any of these comments please let me know. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- SECONDARY ADDRESSING GUIDE (SUITE/UNIT NUMBERING) Secondary addressing is the responsibility of the development team preparing plans for permit. In order to preserve life safety, the following guidelines should be considered when developing a secondary addressing plan. If it is desired to have Enumerations assign addressing to the area, a fee will apply. If the area needs to be readdressed due to changes, a readdressing fee will also apply. Pikes Peak Regional Building Department reserves the right to reassign secondary addresses if life safety issues are identified. COMMERCIAL (Excluding: Apartments and Condominiums)-each floor must be on a separate sheet. Numbering should be assigned in the following manner: Sequential starting from the elevator/entry (main entry if no elevator) and work in one direction (in the same direction as street addresses increase). Where possible, odd numbers should be on one side of the hallway and even numbers on the other side of the hallway. Lettering cannot be combined with numbering. Example (A-100 OR 100-A). Suite numbering should be assigned beginning at lowest level; basement (considered below grade) 10, 20, 30. 1st floor-100, 110, 120. 2nd floor-200, 210, 220. 3rd floor-300, 310, 320, etc. Numbering should jump by 10 digits in between suites if possible. Where possible, suite numbers in multi-story buildings should be arranged by stacking the numbering from floor to floor, in such a way that the suite has the same suffix number. Example: 1st floor suite is 110, 2nd floor suite above should be suite 210, and the 3rd floor should be suite 310, etc. Mechanical, storage rooms and non-habitable spaces should not be addressed. Exemptions: Hospitals, Assisted living (no independent care included), Hotels, Motels, Inns and Shopping Malls. Room numbering and tenant spaces are reviewed by that jurisdiction’s Fire Department. Provide a copy of the secondary addressing to Enumerations. RESIDENTIAL (Including: Townhomes and Duplexes)-each floor must be on a separate sheet of paper. All information for commercial applies to residential secondary addressing except the following below: Basement should be assigned in the following manner: (considered below grade) 1, 2, 3. 1st floor-101, 102,103. 2nd floor-201, 202, 203, etc. Numbering should jump by 1 digit in between units. Lettering should not be combined with numbering. Example (A-101 or 101-A). Single family lot or parcel; principal structure will be assigned the main address and, if there is a second home on the property, that home will receive for behind. Or a new address might be assigned on a case-by-case basis. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Integrity - Service - Excellence DEPARTMENT OF THE AIR FORCE 10TH CIVIL ENGINEER SQUADRON USAF ACADEMY COLORADO Lieutenant Colonel Jeremy V. Oldham Commander 10th Civil Engineer Squadron 8120 Edgerton Drive, Suite 40 USAF Academy CO 80840-2400 Larry Manning Planning Director Town of Monument 645 Beacon Lite Road Monument CO 80132 Dear Mr. Manning The United States Air Force Academy (USAFA) received notification regarding the Town of Monument’s upcoming review for Conexus Business Park Phase 3. We appreciate the opportunity to comment on this development and, after a thorough review, we provide the following comments. The site is located within 0.20 nautical miles of a departure route from Runway 34 used to train USAFA cadets. These aircraft operations occur from sunrise to sunset, Monday through Friday and occasional Saturdays, with substantial numbers of general aviation training aircraft overflying approximately 1500 feet above ground level (AGL). Any crane exceeding 180’ in that location will likely penetrate the Federal Aviation Administration (FAA) Part 77 Outer Horizontal Surface Area. Title 14 of the Code of Federal Regulations Part 77 may require review of this project and associated construction cranes by the FAA. The filing process can be started by going to Instructions for how to determine if a full aeronautical study is required, are on the main page. Once the review is complete, we request that the applicant send a copy of either the page showing no further study is required, or the aeronautical study review number to the email below. We appreciate the developer’s general note addressing the potential property noise impacts; however, USAFA requests that the Town of Monument ask the developer to revise the noise notice and add the bold words below: Notice: This property may be impacted by noise and other similar sensory effects of flight caused by aircraft both in the United States Air Force Academy’s Airmanship Program and during special events. This notice shall remain in effect until the Air Force Academy shall cease to be used for flight training purposes, or until all airports on the Air Force Academy shall cease to be actively used. This notice shall run in perpetuity with the land. ---PAGE BREAK--- 2 We also request the Town of Monument consider zoning or other measures to limit incompatible development, such as having this and future developers file an avigation easement to help protect USAFA’s flying mission and to include the following note on the final property plat map: All lots and tract within this subdivision are subject to an avigation easement to the United States Air Force Academy as recorded under reception NO. in the office of the Clerk and Recorder of El Paso County, Colorado. If the above is completed, please request the developer send a copy of the final avigation easement to the USAFA Community Planner’s email addresses listed below. Thank you for the opportunity to review and comment. If you have any questions, please contact our Community Planner, Ms. Beth Dukes, 10 CES/CENPP, at (719) 333-3085, [EMAIL REDACTED] and [EMAIL REDACTED]. Sincerely JEREMY V. OLDHAM, PE, Lt Col, USAF