Planning commission recommends approval of Woodmore Placer Replat B, presses for traffic and drainage review

The Monument Planning Commission voted to recommend approval of the final plat known as Woodmore Placer Replat B, a proposal to subdivide an 11.65‑acre parcel at 17360 Jackson Creek Parkway into six commercial lots and a detention tract.

Staff said the plat meets the town's technical plat requirements and the town's land‑development code but emphasized that the final plat does not establish specific building plans. Dan (staff member) told commissioners that a final drainage report and, if warranted, an updated traffic impact analysis will be required when individual site plans are submitted.

Brett Banky, the applicant representing CSI Development, described the plat as a replat of one existing lot into six commercial lots, a detention pond tract and internal easements and access drives. He said the developer intends to construct the main on‑site infrastructure (detention, wet and dry utilities and internal roadways) as part of the initial phase and to sell or develop the individual lots afterward.

Traffic and drainage studies in the commission's packet included a preliminary drainage report prepared by West Works Engineering and an August 30, 2024 traffic analysis by LSC Transportation Consultants. Jeff, the traffic consultant, told commissioners the location likely meets peak‑hour signal warrants under FHWA guidance for a signal at the project access, and that the proposed access would operate as a T‑intersection (fewer signal phases) if a signal is installed. He also cautioned that restricting the access to right‑in/right‑out could produce unsafe local U‑turns or divert traffic through nearby residential streets.

Commissioners pressed for additional detail. Commissioner Egley voiced concern about placing a new signal close to an existing light at the YMCA and urged conditions that would protect corridor spacing and safety; other commissioners asked staff to ensure architectural compatibility and to require site‑plan level confirmation of traffic and stormwater mitigation. Dan confirmed that final engineering and a public‑improvement agreement will be reviewed at site‑plan submittal.

Acting Chair Smith called for a motion to recommend approval based on the draft findings of fact in the staff report. The motion passed on roll call: six in favor, none opposed. The recommendation advances the plat to Town Council consideration; staff said any site plan for individual lots will return to administrative or formal review as required by code.

Key next steps: the commission recommended the final plat but required a final drainage report and any necessary updated traffic analysis during subsequent site‑plan review; the record also notes the property is subject to recorded private covenants enforced by the Woodmore Improvement Association, which can impose additional design controls independent of town zoning.