EDARP
Project Review Comments
- Project Name
- Sterling Ranch East Fil No 5 Preliminary Plan
- Description
- 47.1- Acres to include: 160 SF lots, 9 Tracts, & 1 acre and 3.6 acre- Community Parks; 1/2 acre (RR-0.5) zoning in pond area zoning in place. RS5000 concurrently requested
- Location
- Parcels
- 5200000552 5200000552 5200000573 5200000573 5233000018 5233000018 5233000024 5233000024
- Applicant
-
N.E.S.
Marc Whorton ( MWhorton@classicconsulting.net ) Marc Whorton ( MWhorton@classicconsulting.net ) - EA Number
- EA21117
- File Number
- SP235
- Project Manager
- Kari Parsons
- Status
- Active
- Created
- 5/15/2023 10:27:33 AM
View: Project Documents
| Agency | Comment | ||
|---|---|---|---|
|
PCD Project Manager
1/18/2024 9:50:10 AM |
No comments remain. | 1/18/2024 9:50:10 AM | |
|
PCD Engineering Division
1/18/2024 9:19:38 AM |
Engineering Comments have been resolved. Reviewed by: Charlene Durham, PE charlenedurham@elpasoco.com |
1/18/2024 9:19:38 AM | |
| View |
EPC Health Department
1/11/2024 10:06:48 AM |
1/11/2024 10:06:48 AM | |
| View |
PCD Engineering Division
1/10/2024 2:41:09 PM |
TIS Redlines from Review 2 | 1/10/2024 2:41:09 PM |
|
PCD Engineering Division
1/10/2024 2:39:23 PM |
Review 3 redline comments have been provided on the following documents : - Traffic Impact Study (from Review 2 as a revised TIS was not resubmitted) Comments have been resolved on the following documents: - Letter of Intent Charlene Durham, PE charlenedurham@elpasoco.com |
1/10/2024 2:39:23 PM | |
| View |
PCD Project Manager
1/10/2024 12:01:42 PM |
2 comments on preliminary plan minor | 1/10/2024 12:01:42 PM |
| View |
PCD Engineering Division
12/20/2023 4:18:52 PM |
FDR Redlines | 12/20/2023 4:18:52 PM |
| View |
PCD Engineering Division
12/20/2023 4:16:54 PM |
TIS Redlines | 12/20/2023 4:16:54 PM |
| View |
PCD Project Manager
12/20/2023 2:24:00 PM |
letter of intent comments | 12/20/2023 2:24:00 PM |
| View |
PCD Project Manager
12/20/2023 2:23:39 PM |
Preliminary Plan comments- | 12/20/2023 2:23:39 PM |
|
PCD Engineering Division
12/20/2023 4:15:54 PM |
Review 2 redline comments have been provided on the following documents : - Traffic Impact Study - Letter of Intent (Uploaded by PM) Comments have been resolved on the following documents: - Preliminary Plan - Drainage Report Charlene Durham, PE charlenedurham@elpasoco.com |
12/20/2023 4:15:54 PM | |
|
Colorado Geological Survey
12/15/2023 9:54:25 AM |
The available referral documents include Entech Engineering’s Response to CGS Review (October 26, 2023), Letter of Intent (N.E.S. Inc., Revised November 2023), Preliminary Plan (Classic Consulting, November 21, 2023), and other documents. CGS offers the following comments and recommendations. 1. Groundwater was encountered in Entech’s test borings at 3.5 to 16 feet below grade during drilling, and Entech observed areas of ponded water in some locations. 2. CGS appreciates Entech’s response to continue monitoring the groundwater levels within the borings and piezometer at the site. 3. We agree with Entech (page 10 of their report), “A minimum separation of 3 feet between foundation components and groundwater levels are recommended.” Page 9 of Entech’s report states, “It is anticipated that shallow water areas will be mitigated with site grading and the installation of sewer underdrains.” Additionally, the updated preliminary plan states (note 14), “Due to shallow groundwater in the area, all foundations shall incorporate an underground drainage system. Under drains to be maintained by the District.” An underdrain system should be allowed ONLY if it can gravity discharge to a daylight outfall or is connected to an existing underdrain system that gravity discharges to a daylight outfall. CGS recommends that the plans show the underground drainage system with connections to individual underdrains for each lot. Individual foundation perimeter drains are intended to handle small amounts of intermittent, perched water and may NOT be used to mitigate persistent shallow groundwater conditions. Reviewed on 12/15/2023 by Amy Crandall, Engineering Geologist (acrandall@mines.edu, 303-384-2632) |
12/15/2023 9:54:25 AM | |
|
EPC Stormwater Review
12/14/2023 8:31:42 AM |
Review 2: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded documents: - Drainage Report...(to be uploaded with Development Services comments) Reviewed by: Glenn Reese, P.E. Stormwater Engineer III GlennReese@elpasoco.com |
12/14/2023 8:31:42 AM | |
| View |
County Attorney - Water
12/13/2023 11:29:45 AM |
See attached Water Supply Review and Recommendations. | 12/13/2023 11:29:45 AM |
| View |
Colorado Division of Water Resources
12/11/2023 11:08:57 AM |
See attached letter. | 12/11/2023 11:08:57 AM |
|
Black Forest Land Use Committee
10/17/2023 2:37:58 PM |
The Black Forest Land Use Committee has no comments to submit for this proposal. | 10/17/2023 2:37:58 PM | |
| View |
PCD Engineering Division
9/27/2023 7:40:31 AM |
Preliminary Plan redlines | 9/27/2023 7:40:31 AM |
| View |
PCD Engineering Division
9/27/2023 7:39:58 AM |
Drainage Report Redlines | 9/27/2023 7:39:58 AM |
| View |
PCD Engineering Division
9/27/2023 7:39:20 AM |
TIS Redlines | 9/27/2023 7:39:20 AM |
|
PCD Engineering Division
9/27/2023 7:40:48 AM |
Review 1 redline comments have been provided on the following documents : - Preliminary Plan - Drainage Report - Traffic Impact Study - Letter of Intent (Uploaded by PM) Please also refer to comments provided on documents for Rezone Sterling Ranch East Filing No. 5 (Project # P237) Reviewed by: Carlos Hernandez carloshernandez@elpasoco.com & Charlene Durham, PE charlenedurham@elpasoco.com |
9/27/2023 7:40:48 AM | |
|
PCD Project Manager
9/25/2023 4:21:59 PM |
Engineering will upload the preliminary plan redlines and engineering documents when Charlene and Carlos have completed their reviews. | 9/25/2023 4:21:59 PM | |
| View |
PCD Project Manager
9/25/2023 4:17:35 PM |
Letter of Intent comments as reviewed with preliminary plan (a couple additional comments to the rezone redline) | 9/25/2023 4:17:35 PM |
| View |
PCD Project Manager
9/25/2023 12:16:16 PM |
Subdivsion Summary Sheet Comment | 9/25/2023 12:16:16 PM |
| View |
PCD Project Manager
9/25/2023 12:15:19 PM |
Water Resource report comments | 9/25/2023 12:15:19 PM |
|
PCD Project Manager
9/25/2023 4:22:43 PM |
Detailed grading sheets were provided. Does the applicant wish to request pre-development Site grading and utilities with the preliminary plan? If so additional form docs are needed, please call Kari-5206306 and let her know. .Also, add the request to the LOI. | 9/25/2023 4:22:43 PM | |
|
EPC Stormwater Review
9/22/2023 3:12:25 PM |
Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded documents: - Drainage Report...(to be uploaded with Development Services comments) Please provide the following documents upon resubmittal (the planner will send an upload request): - PBMP Applicability Form Reviewed by: Glenn Reese, P.E. Stormwater Engineer III GlennReese@elpasoco.com |
9/22/2023 3:12:25 PM | |
|
Colorado Parks and Wildlife
9/20/2023 10:11:58 AM |
Colorado Parks and Wildlife (CPW) has reviewed the plans for the Sterling Ranch East Fil No 5 Preliminary Plan in El Paso County. Colorado Parks and Wildlife (CPW) is familiar with the site, and has commented on the overall Sterling Ranch project area in the past, and CPW would defer to those previous comments. Based both on the location and type of action that has been taken CPW anticipates that the impacts to the wildlife resource from this project would be negligible. We appreciate being given the opportunity to comment. Please feel free to contact District Wildlife Manager, Aaron Berscheid, should you have any questions or require additional information at 719-439-9601 or via email at aaron.berscheid@state.co.us |
9/20/2023 10:11:58 AM | |
|
Colorado Springs Airport Advisory Commission
9/19/2023 11:25:09 AM |
Outside of Airport Overlay | 9/19/2023 11:25:09 AM | |
| View |
Parks Advisory Board
9/14/2023 11:29:12 AM |
El Paso County Parks and Community Services Final Comments - Please See Attached Documents (PAB Endorsed 09/13/2023) | 9/14/2023 11:29:12 AM |
|
Colorado Geological Survey
9/14/2023 9:45:10 AM |
The available referral documents include a Soils and Geology Study, Sterling Ranch East – Filing No. 5 Preliminary Plan No. 2, Colorado Springs, Colorado (Entech Engineering, June 27, 2023), Letter of Intent (N.E.S. Inc., August 2023), Preliminary Plan (Classic Consulting, July 2023), and other documents. CGS offers the following comments and recommendations. 1. Groundwater was encountered in Entech’s test borings at 3.5 to 16 feet below grade during drilling, and Entech observed areas of ponded water in some locations. According to Entech (page 10 of their report), “The proposed structures do not have basements.” Due to the shallow groundwater conditions, NO basements should be permitted within the Sterling Ranch East Filing No. 5 development. A statement indicating “no basements” should be noted in the preliminary plans and the final plat going forward. 2. Entech installed a temporary piezometer within Filing No. 5 to monitor the groundwater levels. CGS recommends that groundwater levels continue to be checked through the Fall, Winter, and Spring. 3. We agree with Entech (page 10 of their report), “A minimum separation of 3 feet between foundation components and groundwater levels are recommended.” Page 9 of Entech’s report states, “It is anticipated that shallow water areas will be mitigated with site grading and the installation of sewer underdrains.” Additionally, the preliminary plan states (note 16), “Due to shallow groundwater in the area, all foundations shall incorporate an underground drainage system. Under drains to be maintained by the District.” An underdrain system should be allowed ONLY if it can gravity discharge to a daylight outfall or is connected to an existing underdrain system that gravity discharges to a daylight outfall. CGS recommends that the plans show the underground drainage system with connections to individual underdrains for each lot. Individual foundation perimeter drains are intended to handle small amounts of intermittent, perched water and may NOT be used to mitigate persistent shallow groundwater conditions. Reviewed on 9/14/2023 by Amy Crandall, Engineering Geologist (acrandall@mines.edu, 303-384-2632) |
9/14/2023 9:45:10 AM | |
| View |
Mountain View Electric Association, Inc.
9/13/2023 10:09:03 AM |
See attached comments | 9/13/2023 10:09:03 AM |
|
Colorado Springs Public Works
9/13/2023 9:49:55 AM |
Engineering Development Review has no comments on this item. Joel Dagnillo, P.E. Engineering Development Review City of Colorado Springs (719)385-5412 Joel.dagnillo@coloradosprings.gov |
9/13/2023 9:49:55 AM | |
|
County Attorney - Water
9/11/2023 1:27:41 PM |
In a letter dated September 1, 2023, the Colorado Division of Water Resources requested the applicant provide additional information. The County Attorney's Office will complete its review once conditions in the State Engineer's letter have been met, and a finding of sufficiency has been made. Thank you. | 9/11/2023 1:27:41 PM | |
|
Pikes Peak Regional Building Department
9/11/2023 9:44:38 AM |
1. Provide the extension of Huntsville Lane, so that addressing for this filing and the future filing to be addressed correctly. Please provide an over all map of the entire East Filing. 2. Enumerations received the reserved street names list. If Oak Park Drive is to be built with this plat then this street name also needs to be approved. 3. Standard Development comments: a. 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. b. Provide a 100 scale copy or larger of the entire APPROVED development plan (d.p.) 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. c. If underground service is needed prior to plat, submit a Utilities Addressing Plan (UAP), to Colorado Springs Utilities via the related link at https://www.csu.org/Pages/GISMapping.aspx For more information contact: Jade Swan jswan@csu.org. I believe CSU services gas in this area. Amy Vanderbeek Enumerations Plans Examiner Pikes Peak Regional Building Department O: 719-327-2930 E: Amy@pprbd.org |
9/11/2023 9:44:38 AM | |
|
911 Authority - El Paso/Teller County
9/11/2023 9:11:20 AM |
Comments for E911 as follows: Nashville Ln – Accepted and reserved Memphis Terr – Accepted and reserved Biloxi Pl – Accepted and reserved Gulfport Trl – Accepted and reserved Lake Tahoe Dr – Accepted and reserved St Louis St – Accepted and reserved Chattanooga Dr – Accepted and reserved Bentonville Way – Accepted and reserved Newport Beach Dr – Accepted and reserved Ocean Springs Path – Accepted and reserved Tuscaloosa Terr – Accepted and reserved Huntsville Ln – Accepted and reserved Thank you Justin |
9/11/2023 9:11:20 AM | |
|
Upper Black Squirrel Creek GWMD
9/6/2023 3:20:15 PM |
The Upper Black Squirrel Creek GWMD does not have any comments at this time but respectfully reserves the right to comment on future submittals. | 9/6/2023 3:20:15 PM | |
| View |
Colorado Division of Water Resources
9/2/2023 12:06:01 PM |
See attached letter. | 9/2/2023 12:06:01 PM |
|
Colorado State Forest Service
8/31/2023 10:39:05 AM |
The primary wildland fuel type for this proposal is grassland with scattered trees having a low wildfire hazard potential. No special fire mitigation plans or other actions are necessary for final approval by the Colorado State Forest Service. | 8/31/2023 10:39:05 AM | |
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EPC Parks Department
8/30/2023 4:03:10 PM |
El Paso County Parks and Community Services Preliminary Comments - Please See Attached Documents (To be presented to the PAB for endorsement on 09/13/2023) | 8/30/2023 4:03:10 PM |
|
Black Forest Fire Protection District
8/28/2023 9:22:07 PM |
Applicants shall demonstrate full compliance and conformance with El Paso County’s adopted Land Development Code (LDC), Engineering Criteria Manual (ECM), adopted International Fire Code (IFC), and all other adopted codes, provisions, or statutes that impact fire safety to include access/egress, water supply, hardening of structures, addressing, fire protection systems, etc. The applicant shall submit a comprehensive fire protection report from a qualified fire protection engineer that is licensed as a Professional Engineer (PE) by the Colorado State Board of Registration for Professional Engineers to demonstrate conformance to all requirements. Furthermore, the District does not support any waivers or variances that negatively impact any fire safety provisions including access/egress, water supply, hardening of structures, addressing, fire protections systems, etc. Step 1: Applicant must locate a Colorado licensed Professional Engineer (PE) that meets credentials above. Step 2: Applicant must have that PE stamp/approve a comprehensive fire protection report demonstrating full compliance and conformance to the El Paso County LDC, ECM, IFC, etc. as outlined above. Step 3: Applicant shall then submit that specific stamped/approved fire protection report into EDARP to demonstrate conformance to all requirements. https://www.sfpe-rockymountain.org/findfpe |
8/28/2023 9:22:07 PM | |
|
Colorado Springs Utilities, Dev, Svc.(includes water resources)
8/28/2023 2:23:08 PM |
CSU UDS does not have any comments, Coordinate with CSU Field Engineering for gas service 719-668-4985 | 8/28/2023 2:23:08 PM | |
|
Colorado Springs Public Works
8/28/2023 10:05:08 AM |
Traffic Engineering has no comments on this item. Zaker Alazzeh, P.E. Traffic Engineering Manager/Deputy City Traffic Engineer City of Colorado Springs (719) 385-5468 Zaker.Alazzeh@coloradosprings.gov |
8/28/2023 10:05:08 AM | |
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Academy SD 20 Building Fund
8/28/2023 8:18:59 AM |
Academy District 20 is in receipt of File# SP235 for approval of Sterling Ranch East Filing No. 5 Preliminary Plan. Academy District 20 is requesting land dedication in lieu of fees for all residential units within this development per the approved agreement between the District, El Paso County and Classic SRJ Land, LLC. If you need additional information, please contact me. Don Smith Planning Consultant |
8/28/2023 8:18:59 AM | |
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EPC Environmental Services
8/25/2023 2:46:39 PM |
8/25/2023 2:46:39 PM | |
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US Fish Wildlife, Ecological Svcs. (USDOI, Fish & Wildlife Svc.)
8/25/2023 11:40:28 AM |
Hello, Thank you for contacting the U.S. Fish and Wildlife Service (Service). The Service has reviewed the Sterling Ranch East project and has no concerns with this project resulting in impacts to species listed as candidate, proposed, threatened, or endangered. We appreciate your efforts to ensure the conservation of threatened and endangered species. Thank you for contacting us and please let me know if you have any further questions. Sincerely, Emily Berchem |
8/25/2023 11:40:28 AM | |
|
RBD Floodplain
8/24/2023 2:55:33 PM |
site not in FEMA SFHA, no comment | 8/24/2023 2:55:33 PM |