EDARP
Project Review Comments
- Project Name
- The Ranch Sketch Plan
- Description
- A residential sketch plan (potentially 2150 units) Planning Commission approved 4-2 July 16th. BoCC approved September 24th.
- Location
- northwest of the intersection of Towner Ave and Woodmen Hills Road
- Parcels
- 5200000321 5200000321 5200000323 5200000323 5200000324 5200000324 5200000325 5200000325
- Applicant
-
NES Inc.
Andrea Barlow ( abarlow@nescolorado.com )
(719) 471-0073 Andrea Barlow ( abarlow@nescolorado.com )
(719) 471-0073 - EA Number
- 18213
- File Number
- SKP186
- Project Manager
- Kari Parsons
- Status
- Closed
- Created
- 7/10/2018 2:57:35 PM
View: Project Documents
| Agency | Comment | ||
|---|---|---|---|
| View |
EPC Health Department
7/17/2019 4:45:58 PM |
7/17/2019 4:45:58 PM | |
|
Woodmen Hills Metro
7/1/2019 9:24:34 AM |
Woodmen Hills Metropolitan District has no further comments at this time. | 7/1/2019 9:24:34 AM | |
| View |
PCD Engineering Division
7/1/2019 7:55:08 AM |
(TIS redlines) | 7/1/2019 7:55:08 AM |
| View |
PCD Engineering Division
7/1/2019 7:54:39 AM |
(MDDP redlines) | 7/1/2019 7:54:39 AM |
| View |
PCD Engineering Division
7/1/2019 7:53:59 AM |
(LOI redlines) | 7/1/2019 7:53:59 AM |
| View |
PCD Engineering Division
7/1/2019 7:53:31 AM |
(SKP redlines) | 7/1/2019 7:53:31 AM |
| View |
PCD Engineering Division
7/1/2019 7:52:55 AM |
See comment letter and redlines. | 7/1/2019 7:52:55 AM |
| View |
EPC Parks Department
6/25/2019 4:23:11 PM |
6/25/2019 4:23:11 PM | |
| View |
Parks Advisory Board
6/25/2019 4:11:04 PM |
6/25/2019 4:11:04 PM | |
| View |
Northern EPC Coalition of Community Organizations, Inc. (NEPCO)
6/24/2019 3:18:32 PM |
6/24/2019 3:18:32 PM | |
|
Colorado Geological Survey
6/24/2019 1:57:57 PM |
CGS reviewed Entech's revised Geologic Hazard Study and Preliminary Subsurface Soil Investigation, The Ranch (Entech Engineering, revised May 8, 2019). Revisions are not identified, but I found no significant changes to Entech's 7/12/2018 report. Contrary to CGS's 1/22/2019 review comments, the revised sketch plan (N.E.S. Inc., May 20, 2019) identifies at least one "existing drainageway to be removed," previously identified as open space. CGS therefore reiterates our previous comments regarding existing drainages as conduits of subsurface groundwater/perched water flow: Soils within drainages tend to remain conduits for subsurface flow even after drainage channels have been filled, truncated or relocated. CGS has received complaints from homeowners in the Wolf Ranch area about overactive sump pumps, wet basements, and wet yards because drainages were filled without regard for surface and subsurface water. CGS recommends excluding from development all existing drainages and areas corresponding to Entech’s mapped sw (shallow water) and psw (potentially shallow water) as identified on Entech’s Figure 6. Alternatively, Entech’s recommendations regarding development within shallow groundwater areas (page 11 of the revised report dated May 10, 2019) may be applied, but CGS agrees that additional investigation to better characterize seasonal water levels is recommended after grading plans have been finalized. |
6/24/2019 1:57:57 PM | |
| View |
PCD Project Manager
6/24/2019 9:29:56 AM |
Sketch Plan Redlines Review 2 Planning Only | 6/24/2019 9:29:56 AM |
| View |
PCD Project Manager
6/24/2019 8:53:45 AM |
LOI- Planning Only Redlines- Minor comments | 6/24/2019 8:53:45 AM |
|
Pikes Peak Regional Building Department
6/20/2019 8:39:16 AM |
No comments at this time. | 6/20/2019 8:39:16 AM | |
|
Mountain View Electric Association, Inc.
6/12/2019 1:26:57 PM |
Thank you for the opportunity to review this project. No additional comments at this time. Cathy Mountain View Electric Association, Inc. |
6/12/2019 1:26:57 PM | |
| View |
Upper Black Squirrel Creek GWMD
6/12/2019 1:09:16 PM |
6/12/2019 1:09:16 PM | |
|
Black Forest Land Use Committee
6/22/2019 6:44:59 PM |
The Black Forest Land Use Committee continues to oppose The Ranch for the following reasons: 1. The Ranch is surrounded by parcels 5 acres or larger except for a small area of half-acre lots on the northeast corner. This area is zoned RR-2.5 for 2.5-acre lots and individual wells and septics. Placing an urban town of 2100 homes and 5000 people in the middle of these larger lots is totally inconsistent with the character of surrounding land uses. 2. To change from RR-2.5 zoning to a PUD that has lots averaging about 9000 sq ft is a 10-fold increase in density. Approval of this sketch plan makes a mockery of zoning. The purpose of a PUD is to give flexibility to a developer in the size of lots WITHIN THE EXISTING ZONING. In the Black Forest Preservation Plan, page 77, Proposed Actions, 1. b, it says, "Zone changes or variances resulting in densities which are inconsistent with the adopted Plan should be disapproved." The Falcon/Peyton Plan calls for a balanced mix of rural and urban uses - this plan does not achieve that. 3. This proposal ignores the rights and expectations of surrounding residents who almost all have lots of 5 acres or larger. These residents believed that their elected officials would follow zoning to protect the rural, open character of the land. Approval of this sketch plan tells them that zoning means nothing in land use planning. 4. The water required for this development is largely paper water that has been granted by the state but very little proven capability has been shown in wells drilled and pipelines installed. The water provider (Sterling Ranch Metro District) has water rights (paper water) in several places in the Black Forest, but no proven water quantity (real water) or infrastructure to transport over half of that water. 5. Continuing to use non-renewable aquifer water for urban development is placing a huge strain on an already stressed Denver basin aquifer structure. This single development would use about half as much water as the entire remainder of the Black Forest. Water providers all over northern El Paso County and beyond were told they had plenty of water yet all are searching for new sources. This practice should NOT continue. 6. Urban development in the greater Colorado Springs area should focus on the Banning-Lewis area where renewable water is available through CSU and the SDS. The area of the Ranch should remain rural according to the Black Forest Preservation Plan and the Falcon/Peyton Plan. 7. The development of the Ranch would add 2100 homes to the Falcon Fire Protection District, yet the El Paso Board of County Commissioners refused several years ago to permit impact fees on new residential lots to fund new fire stations, equipment and staffing. That means that existing residents around the Ranch and in the greater Falcon Fire Protection District will pay for increased fire capabilities and possibly a new station and not the new residents of the Ranch. This dense, urban development is unfair to existing residents of the fire district. Maintaining the RR-2.5 zoning would permit only 150-200 homes, far less than the proposed 2100 and would have a much smaller impact on the fire district. |
6/22/2019 6:44:59 PM | |
| View |
El Paso County Conservation Dist
6/7/2019 11:58:19 AM |
6/7/2019 11:58:19 AM | |
| View |
El Paso County Conservation Dist
6/7/2019 11:57:51 AM |
6/7/2019 11:57:51 AM | |
| View |
EPC Environmental Services
6/4/2019 2:16:22 PM |
6/4/2019 2:16:22 PM | |
|
911 Authority - El Paso/Teller County
6/4/2019 7:58:30 AM |
Without further development plans, E911 has no further comments at this time. Glenn West |
6/4/2019 7:58:30 AM | |
|
Falcon Fire Protection District
6/3/2019 9:43:03 AM |
Falcon Fire has no additional comments on The Ranch Sketch plan. Fire supports this request with no additional requests or concerns. | 6/3/2019 9:43:03 AM | |
| View |
Colorado Parks and Wildlife
4/5/2019 10:04:38 AM |
4/5/2019 10:04:38 AM | |
| View |
Parks Advisory Board
2/27/2019 3:00:59 PM |
2/27/2019 3:00:59 PM | |
|
Parks Advisory Board
2/14/2019 10:44:12 AM |
Parks Advisory Board (PAB) endorsed The Ranch Sketch Plan at their 2-13-2019 PAB Meeting with the (3) three conditions/recommendations as stated in the Agenda Summary for approval. | 2/14/2019 10:44:12 AM | |
|
Black Forest Land Use Committee
1/31/2019 2:26:50 PM |
The Black Forest Land Use Committee is opposed to this dense level of development for the Ranch. This area has already been downgraded by half by changing from RR-5 to RR-2.5 and now this parcel is proposed for lots in the 8000 sq ft range. The parcel should have approximately 150 2.5-acre lots instead of 2100 urban lots. If a PUD is used, the PUD is designed to allow flexibility within the existing zoning, not to completely and drastically change the density. The Ranch is surrounded by 5-acre or larger parcels except for the northeast corner. These residents have a legitimate expectation of similar zoning to be used adjacent to their lots. To drop a small town in the middle of 5-acre parcels is not good planning nor does it produce good neighborhoods. There is plenty of land for urban development in the Banning-Lewis area. Another significant concern is water. Sterling Ranch Metro District has promised water to the Ranch. This brings the number of homes to 7500 that Sterling proposes to serve and the SRMD exists only on paper with two wells drilled but no infrastructure in place. The far-flung water supply for SRMD (Sundance Ranch, Bar-X Ranch, Winsome, and Shamrock) will require many miles of pipelines, tanks and pumps without a clear picture of the actual availability of water under the ground. This idea stretches credibility to the limit. These three developments will use 50% more water than the entire Black Forest. The location for the school is in the corner of the parcel and should be more centrally located. The current location is near the power line, major trail and detention pond as well as being next to a heavily travelled road. This development should not be approved. This area should remain rural, residential in conformance with the surrounding area. |
1/31/2019 2:26:50 PM | |
| View |
EPC Parks Department
1/25/2019 9:46:13 AM |
El Paso County Community Services / Parks Preliminary Comments (To be presented to PAB 02/13/2019) | 1/25/2019 9:46:13 AM |
|
PCD Project Manager
1/24/2019 2:15:05 PM |
Staff no longer assembles the review agency comments and provides a multi-discipline letter due to the EDARP system and comment availability. You may choose to respond to the redlines in whichever format you prefer. | 1/24/2019 2:15:05 PM | |
| View |
PCD Project Manager
1/24/2019 2:13:55 PM |
Geology Report & Soils Redlines. Please note a more specific plan will be required with the preliminary plan. | 1/24/2019 2:13:55 PM |
| View |
PCD Project Manager
1/24/2019 2:13:07 PM |
Wetlands Redlines | 1/24/2019 2:13:07 PM |
| View |
PCD Project Manager
1/24/2019 2:12:41 PM |
Sketch Plan Redlines | 1/24/2019 2:12:41 PM |
| View |
PCD Project Manager
1/24/2019 2:12:09 PM |
LOI Redlines | 1/24/2019 2:12:09 PM |
| View |
PCD Project Manager
1/24/2019 2:11:38 PM |
TIS Redlines | 1/24/2019 2:11:38 PM |
| View |
PCD Project Manager
1/24/2019 2:10:54 PM |
MDDP Redlines | 1/24/2019 2:10:54 PM |
| View |
PCD Project Manager
1/24/2019 2:10:29 PM |
Deviation Redlines | 1/24/2019 2:10:29 PM |
| View |
PCD Engineering Division
1/24/2019 1:22:35 PM |
See comment letter and redlines. | 1/24/2019 1:22:35 PM |
| View |
Colorado Geological Survey
1/22/2019 3:48:16 PM |
Please see uploaded letter. | 1/22/2019 3:48:16 PM |
| View |
Falcon Fire Protection District
1/22/2019 1:55:23 PM |
1/22/2019 1:55:23 PM | |
| View |
EPC Health Department
1/20/2019 6:47:00 PM |
1/20/2019 6:47:00 PM | |
| View |
Mountain View Electric Association, Inc.
1/17/2019 1:51:15 PM |
1/17/2019 1:51:15 PM | |
| View |
Northern EPC Coalition of Community Organizations, Inc. (NEPCO)
1/17/2019 11:25:42 AM |
1/17/2019 11:25:42 AM | |
|
Pikes Peak Regional Building Department
1/16/2019 8:31:01 AM |
Enumerations/Floodplain has no comments at this time. | 1/16/2019 8:31:01 AM | |
| View |
EPC Environmental Services
1/15/2019 8:47:23 AM |
1/15/2019 8:47:23 AM | |
| View |
Upper Black Squirrel Creek GWMD
1/14/2019 2:53:44 PM |
1/14/2019 2:53:44 PM | |
|
Woodmen Hills Metro
1/10/2019 1:32:54 PM |
Woodmen Hills Metropolitan District will inspect sewer that is to be located in Woodmen Hills Drive. | 1/10/2019 1:32:54 PM | |
| View |
911 Authority - El Paso/Teller County
1/9/2019 11:14:56 AM |
See attached | 1/9/2019 11:14:56 AM |
| View |
El Paso County Conservation Dist
1/4/2019 10:13:35 AM |
1/4/2019 10:13:35 AM | |
| View |
EPC County Attorney's Office
1/2/2019 12:04:57 PM |
1/2/2019 12:04:57 PM | |
|
Colorado State Forest Service
1/2/2019 9:35:48 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. | 1/2/2019 9:35:48 AM |