Project Review Comments

Back to List

Project Name
Villages at Sterling Ranch East PUD Preliminary Plan
Description
The Villages at Sterling Ranch PUD Development Plan/Preliminary Plan, a 227-unit development with 54 attached and 173 detached single-family homes and tracts for parks, open space, trails, utilities, landscaping, and stormwater detention. 38 additional dwelling units for permanent occupancy rentals on the SF lots. 2. A rezone from RR-5 (Residential Rural) to PUD (Planned Unit Development). 3. Finding of water sufficiency and administrative approval of Final Plat. 4. PUD Modifications
Location
Parcels
5200000573 5200000573
Applicant
N.E.S.
Andrea Barlow ( abarlow@nescolorado.com )
(719) 471-0073 Andrea Barlow ( abarlow@nescolorado.com )
(719) 471-0073
EA Number
EA21117
File Number
PUDSP226
Project Manager
Kari Parsons
Status
Active
Created
7/13/2021 11:26:48 AM

View: Project Documents


Review Comments (96)
Link Agency Comment
Pikes Peak Regional Building Department
11/21/2024 1:26:00 PM 		No further comments.

Amy Vanderbeek
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2930 E: Amy@pprbd.org 		11/21/2024 1:26:00 PM
View Parks Advisory Board
11/20/2024 9:43:50 AM 		El Paso County Parks and Community Services Department, Final Comments, 4th Submittal - Please See Attached Documentation (Originally endorsed by the Park Advisory Board on August 10, 2022; fees revised June 27, 2024; fees revised October 9, 2024) 11/20/2024 9:43:50 AM
View EPC Parks Department
11/20/2024 9:42:34 AM 		El Paso County Parks and Community Services Department, Final Comments, 4th Submittal - Please See Attached Documentation (Originally endorsed by the Park Advisory Board on August 10, 2022; fees revised June 27, 2024; fees revised October 9, 2024) 11/20/2024 9:42:34 AM
Upper Black Squirrel Creek GWMD
11/12/2024 1:19:48 PM 		The Upper Black Squirrel Creek GWMD does not have any comments at this time but respectfully reserves the right to comment on any future submittals. 11/12/2024 1:19:48 PM
View Colorado Division of Water Resources
10/29/2024 12:46:51 PM 		10/29/2024 12:46:51 PM
County Attorney - Water
10/29/2024 12:07:42 PM 		In the Water Resources Report, please address the optional accessory dwelling units and state whether their water usage was included in the estimate for the 38 lots. Additionally, please request an updated letter/email or other written confirmation from the Colorado Division of Water Resources that they are aware that the project has 227 lots requesting an estimated total demand of 67.64 acre-feet per year. 10/29/2024 12:07:42 PM
EPC Stormwater Review
10/24/2024 9:35:46 AM 		EPC DPW Stormwater review completed by Development Services Engineers for this submittal.

Christina Prete, P.E.
Stormwater Manager
ChristinaPrete@elpasoco.com 		10/24/2024 9:35:46 AM
PCD Project Manager
10/24/2024 7:48:18 AM 		Please note: the PUD Mod/deviation form has been updated to more user friendly. 10/24/2024 7:48:18 AM
PCD Project Manager
10/24/2024 7:46:43 AM 		Update the exhibit in the geology report to reflect the new lot lay outs. Update the notes on the prelim plan based on the change to lot numbers that have constraints. no basements are proposed on which lots? 10/24/2024 7:46:43 AM
View PCD Project Manager
10/24/2024 7:44:34 AM 		PUDSP Plan Comments
The Landscape plan was not provided. Please provide and depict the park . 		10/24/2024 7:44:34 AM
View PCD Project Manager
10/24/2024 7:43:06 AM 		Letter of Intent comments 10/24/2024 7:43:06 AM
View PCD Project Manager
10/24/2024 7:42:39 AM 		Water Supply Information Summary 10/24/2024 7:42:39 AM
View PCD Project Manager
10/24/2024 7:42:07 AM 		Water Resources Report
The applicant has provided a table identifying SFE use based on lot size. Please provide an explanation for the ADU. Is that included in the amount? Would some smaller lots may use that number, and the lots with 2cd units may be higher? 		10/24/2024 7:42:07 AM
View PCD Project Manager
10/24/2024 7:37:46 AM 		water wastewater commitment letter- please address the possibility for the extra units. they will only need a small amount of water... 10/24/2024 7:37:46 AM
View PCD Engineering Division
10/23/2024 5:38:41 PM 		PUD Modification 5 (Roadway Terminations) Redlines 10/23/2024 5:38:41 PM
View PCD Engineering Division
10/23/2024 5:38:13 PM 		PUD Modification 003 (Curb Ramps) Redlines 10/23/2024 5:38:13 PM
View PCD Engineering Division
10/23/2024 5:39:03 PM 		PUD Modification 002 (Roadway Width) Redlines 10/23/2024 5:39:03 PM
View PCD Engineering Division
10/23/2024 5:36:56 PM 		Drainage Report Redlines 10/23/2024 5:36:56 PM
View PCD Engineering Division
10/23/2024 5:24:58 PM 		Special Standard PUD Zoning Form 10/23/2024 5:24:58 PM
PCD Engineering Division
10/23/2024 5:24:04 PM 		Review 2 redline comments on the following documents:

-Preliminary Plan (uploaded by Project Manager)
-Preliminary Drainage Report
-PUD Modification 2 (Roadway Width)
-PUD Modification 3 (Curb Ramps)
-PUD Modification 5 (Roadway Terminations)

Note:
1. Due to the types and complexities of comments created on the preliminary drainage report, additional comments may be generated on the next submittal.
2. County has implemented a new "Special Standard" form in place of the PUD Modification Deviation form. It is make shorter and not as intense, if you would like to use this in place of the forms already submitted. Also, you can combine all the requests into a single if you would, either expanding the sections or adding additional sheets to explain the requests being made. If requests are all combined, please make sure to address the comments on the previously submitted deviation requests. A copy of the "Special Standard" form as been included for your use if you would like to use it for the next submittal.
3. If Grading sheets are part of the Preliminary Plan set, they do not need to be resubmitted separately.

If a call is needed to discuss the new "Special Standard" form process, please let me know.

Reviewed by:
Charlene Durham, PE
charlenedurham@elpasoco.com 		10/23/2024 5:24:04 PM
Colorado Geological Survey
10/21/2024 4:02:19 PM 		The PUD development plan has been updated to include Note 10: Geologic Hazard Note, which includes a statement: “No basement below grade are proposed for this site.”

Provided Entech’s recommendations are adhered to and lot-specific geotechnical reports are performed, CGS has no objection to approval of the PUD Development Plan. We offer the following comments.

1. As noted on page 11 of Entech’s revised report, “In areas where high subsurface moisture conditions are anticipated periodically, subsurface perimeter drains are recommended to help prevent the intrusion of water into areas below grade.” As individual underdrains are typically tied to the storm sewer system or underdrain system that gravity discharges to a daylight outfall, CGS recommends that underdrain systems are designed early in the design stage and noted on the plans. No drawings were included with the current referral documents showing an underdrain system. 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.

2. Entech identified areas containing potentially unstable slopes but states on page 11, “These areas will likely be regraded during the site development.” Once final grading is complete, Entech should review the grades to verify these areas will be mitigated, otherwise, appropriate setbacks from unstable slopes should be designated and included in the project plans.

Reviewed on 10/21/2024 by Amy Crandall, Engineering Geologist (acrandall@mines.edu, 303-384-2634) 		10/21/2024 4:02:19 PM
Pikes Peak Regional Building Department
10/16/2024 10:30:43 AM 		1. Note: Street name Kansas City Road was approved as a public street name. Kansas City Heights was applied as a private street name. Branson Road was approved as a public street name. Branson Heights was applied as a private street name.
2. Add the addressing markers (xxx) to the front door location(to include the adu front doors), not the rear of the home. Add addressing markers to the tracts in the exact locations where they will be utilized.
3. Note: rear load addressing note will need to be added to the plat
4. I believe this area is serviced for gas from Colorado Springs Utilities. 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


Amy Vanderbeek
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2930 E: Amy@pprbd.org 		10/16/2024 10:30:43 AM
View Parks Advisory Board
10/9/2024 2:55:30 PM 		El Paso County Parks and Community Services Department, Final Administrative Comments, 3rd Submittal - Please See Attached Documentation for Revised Park Fees - (Originally endorsed by the Park Advisory Board on August 10, 2022) 10/9/2024 2:55:30 PM
View EPC Parks Department
10/9/2024 1:41:50 PM 		El Paso County Parks and Community Services Department, Final Administrative Comments, 3rd Submittal - Please See Attached Documentation for Revised Park Fees - (Originally endorsed by the Park Advisory Board on August 10, 2022) 10/9/2024 1:41:50 PM
View EPC Health Department
7/27/2024 11:11:44 AM 		7/27/2024 11:11:44 AM
View Colorado Division of Water Resources
7/9/2024 12:05:15 PM 		7/9/2024 12:05:15 PM
PCD Project Manager
7/8/2024 2:02:06 PM 		Water: the water documentation does not account for any ADU units per the PUDSP plan; this will likely need to be revised 7/8/2024 2:02:06 PM
View PCD Project Manager
7/8/2024 2:01:22 PM 		Letter of Intent (LOI) comments 7/8/2024 2:01:22 PM
View PCD Project Manager
7/9/2024 9:48:19 AM 		PUDSP Comments 7/9/2024 9:48:19 AM
PCD Project Manager
7/8/2024 1:28:01 PM 		Staff is publishing the PUDSP comments so a meeting can be had to discuss the concept so staff has an understanding and a further review can be completed. 7/8/2024 1:28:01 PM
PCD Project Manager
7/8/2024 1:12:31 PM 		Comment review meeting is needed to discuss PUD plan comments. 7/8/2024 1:12:31 PM
View Falcon School District 49
7/2/2024 3:04:41 PM 		D49 comments attached 7/2/2024 3:04:41 PM
View El Paso County Conservation Dist
7/2/2024 1:59:31 PM 		Please see attached .PDF for brief comments. Thanks! 7/2/2024 1:59:31 PM
View Colorado Springs Utilities, Dev, Svc.(includes water resources)
7/1/2024 12:20:08 PM 		Good afternoon Kari,
Please see the attached pdf copy of CSU's 1st review of the Villages at Sterling Ranch East PUD Preliminary Plan submitted under PUDSP226. Two (2) comments have been requested.
Best,

Matthew Alcuran, MPA| Engineering Support Specialist Sr.
Utilities Development Services | Colorado Springs Utilities
1521 South Hancock Expressway| MC 1812 | Colorado Springs, CO 80903
O: 719-668-8261 |malcuran@csu.org 		7/1/2024 12:20:08 PM
Colorado Geological Survey
7/1/2024 9:13:59 AM 		The available referral documents include Preliminary Plan (Classic Consulting, November 27, 2023), Letter of Intent (N.E.S., Inc., Revised June 2024), Grading and Erosion Control Plans (Classic Consulting, November 27, 2023), and other documents. CGS previously reviewed the Soil, Geology, and Geologic Hazard Study, Villages at Sterling Ranch East (Entech Engineering, Job No. 220573, April 13, 2022). The CGS provided comments and recommendations on 7/11/2022 that remain valid and are generally repeated herein.

1. In the test borings drilled for Entech’s April 13, 2022 study, groundwater was encountered at 10 feet below grade during drilling, and Entech observed standing water to the west of the site at the northwest corner of future Briargate Parkway and Sterling Ranch Road. According to Entech (page 4), “The proposed housing has crawl spaces or garden entry levels.” Also, on page 13, “The proposed structures do not have basements.” Due to the shallow groundwater conditions at the Sterling Ranch development, basement levels should not be allowed. CGS recommends adding a note to the preliminary plans stating that no basements are permitted in the Village at Sterling Ranch East development.

2. As noted on page 11 of Entech’s revised report, “In areas where high subsurface moisture conditions are anticipated periodically, subsurface perimeter drains are recommended to help prevent the intrusion of water into areas below grade.” As individual underdrains are typically tied to the storm sewer system or underdrain system that gravity discharges to a daylight outfall, CGS recommends that underdrain systems are designed early in the design stage and noted on the plans. No drawings were included with the current referral documents showing an underdrain system. 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. Again, a statement indicating NO BASEMENTS are permitted should be included in the preliminary plans.

3. Entech identified areas containing potentially unstable slopes but states on page 11, “These areas will likely be regraded during the site development.” Once final grading is complete, Entech should review the grades to verify these areas will be mitigated, otherwise, appropriate setbacks from unstable slopes should be designated and included in the project plans.

Reviewed on 7/1/2024 by Amy Crandall, Engineering Geologist (acrandall@mines.edu, 303-384-2634) 		7/1/2024 9:13:59 AM
Colorado Parks and Wildlife
6/28/2024 4:06:57 PM 		Colorado Parks and Wildlife (CPW) has reviewed the plans for the Villages at Sterling Ranch East PUD 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 on the location and proposed actions, CPW anticipates that this project's impacts on the wildlife resource would be negligible if our previous comments are taken into consideration.

We appreciate being allowed 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 		6/28/2024 4:06:57 PM
View Parks Advisory Board
6/28/2024 11:01:30 AM 		El Paso County Parks and Community Services Department, Final Comments - Please See Attached Documents for Revised Comments and Updated Park Fees (Originally endorsed by the Park Advisory Board on 08/10/2022) 6/28/2024 11:01:30 AM
View EPC Parks Department
6/28/2024 10:58:59 AM 		El Paso County Parks and Community Services Department, Final Comments - Please See Attached Documents for Revised Comments and Updated Park Fees (Originally endorsed by the Park Advisory Board on 08/10/2022) 6/28/2024 10:58:59 AM
View EPC Stormwater Review
6/26/2024 3:54:43 PM 		Drainage Report 6/26/2024 3:54:43 PM
View PCD Engineering Division
6/26/2024 3:35:55 PM 		PUD Modification/Deviations 2 Redlines 6/26/2024 3:35:55 PM
View PCD Engineering Division
6/26/2024 3:35:16 PM 		PUD Modification/Deviation 1 redlines 6/26/2024 3:35:16 PM
View PCD Engineering Division
6/26/2024 3:34:27 PM 		TIS redlines 6/26/2024 3:34:27 PM
Pikes Peak Regional Building Department
6/25/2024 2:41:49 PM 		1. Lots 118-149, 225-237 have ADU units? Provide construction drawing to Enumerations please. Two addresses will be assigned to these units.
2. Please remove two of the street names for the looped street with the current three street names; Branson, Kansas City, & Cedar Rapids. Will the street name St. Louis have the suffix street or road?
3. Since all of the structures are rear loaded unique address placement on the homes
4. Standard PUD 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, and should be placed as close to the edge of the lot as possible, running parallel to the street it is being addressed from. Follow the REAR LOADED/SMALL LOT PUD GUIDE BELOW.
b. Rear Loaded homes will have unique address assignment and placement. A plat note will be required showing address placement. See more detail below for rear loaded homes/Small lot pud.
c. Provide a 100-scale copy or larger of the entire APPROVED development plan (PUD) 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.
d. An email from Justin Annan jannan@eptc911.org; or Glenn West gwest@eptc911.org;, with El Paso-Teller County E-9-1-1 Authority, reserving the street names is required to be emailed to the Enumerations department. Amy Vanderbeek Amy@pprbd.org; Brent Johnson Brent@pprbd.org; or Becky Allen BeckyA@pprbd.org
e. If underground gas 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

Rear loaded homes/Small lot pud addressing:

If the front door of the home faces a greenspace or a tract and there is a street to the rear of the home, then that home would be assigned an address from the street to the rear, with the addressing placed on the front and the rear of the home.

If the front of the home has a street in the front of the home and the rear of the home, the home would be assigned an addressed from the front, with the addressing placed on the front of the home only.

If the home fronts a major street (example; Federal Drive, emergency response can stop in the middle of the street to get to this home but no one else can) therefore, the home would be addressed from the street to the rear of the home. With the address placed on the rear of the home only. (If there is not a street behind, a street may need to be added).

If some of the development is addressed interior (from interior streets) then depending on the situation, the entire area may need to be addressed the same for consistency.

A note on the plat indicating the way the area will be addressed is required.
A note on the plot plan/site plan indicating the way the area is addressed, is required when submitting plans for permit to Pikes Peak Regional Building Department (PPRBD).

Addressing placement is checked at final building inspection by the construction division with PPRBD.

Each submission is looked at on a case-by-case basis. If you have any questions please contact Enumerations, enumerations@pprbd.org 		6/25/2024 2:41:49 PM
Mountain View Electric Association, Inc.
6/25/2024 1:12:59 PM 		See comment letter dated July 12, 2022. No additional comments at this time. 6/25/2024 1:12:59 PM
PCD Engineering Division
6/26/2024 3:33:27 PM 		Review 1 redline comments on the following documents:

-Preliminary Plan (uploaded by Project Manager)
-Letter of Intent (uploaded by Project Manager) -
-Preliminary Drainage Report (uploaded by Stormwater Engineer) -
-Traffic Impact Study
-PUD Modification 3 (Cross Section of Urban Local Roadway)
-PUD Modification 4 (Roadway Terminations)

Note:
1. Due to the types and complexities of comments created on the preliminary drainage report, additional comments may be generated on the next submittal.
2. County Engineer has not had a chance to review roadway deviations, so additional comments may be forthcoming for those.

Reviewed by:
Charlene Durham, PE
charlenedurham@elpasoco.com 		6/26/2024 3:33:27 PM
911 Authority - El Paso/Teller County
6/24/2024 10:58:34 AM 		Comments for E911 as follows:

Private roads:
Ames Hts – Available
Green Bay Hts – Available
Janesville Hts – Available
Milwaukee Hts – Available
Naperville Hts – Available
Evansville Hts – Available
Fort Wayne Hts – Available
South Bend Hts – Available

Public roads:
Shorewood Dr – Available
Oak Park Dr – Available
Indianapolis Rd – Available

St Louis St – Available – This was originally approved with the suffix “Rd”. Some drawings still show “Rd” instead of “St”. Either one is fine, please ensure that all drawings are consistent on final submittal.

The three following roads (Branson, Kansas City, Cedar Rapids) can be consolidated into one road.
Please adjust suffix to “Loop”.
Branson Rd – Available
Kansas City Rd– Available
Cedar Rapids Dr – Available

Juliet Hts – Not acceptable, name reserved for another project.
Rockford Hts – Not acceptable, Similar to existing name.

Thank you
Justin 		6/24/2024 10:58:34 AM
Colorado Springs Public Works
6/21/2024 2:58:43 PM 		Engineering Development Review has no comments on this item.

Joel Dagnillo, P.E.
Engineer III
Engineering Development Review
City of Colorado Springs
(719)385-5412
Joel.dagnillo@coloradosprings.gov 		6/21/2024 2:58:43 PM
County Attorney - Development Review
6/21/2024 12:43:24 PM 		No comments from County Attorney - Development Review at this time. 6/21/2024 12:43:24 PM
County Attorney - Water
6/19/2024 3:32:53 PM 		County Attorney’s Office will review for water sufficiency following receipt of findings from the Colorado Division of Water Resources. Thank you. 6/19/2024 3:32:53 PM
EPC Stormwater Review
6/26/2024 3:56:34 PM 		Review 2: While all of my EPC DPW Stormwater comments have been resolved on the Drainage Report, it was observed that much of what was fine (not even commented on) on the previous submittal had been removed (text, calcs, and graphics). Please see the attached Drainage Report with comments from Charlene that points out much of what is now missing from the Drainage Report (that wasn't previously).

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer III
GlennReese@elpasoco.com 		6/26/2024 3:56:34 PM
Academy SD 20 Building Fund
6/15/2024 9:13:21 AM 		Academy District 20 is in receipt of File #PUDSP226 for approval of the Villages at Sterling Ranch East PUD Preliminary Plan.

Academy District 20 is requesting land dedication in lieu of fees for all residential units within the Sterling Ranch development per the approved agreement between the District, El Paso County, SR Land, LLC and Classic SRJ Land, LLC.

The District is able to serve each student who is a resident of District 20.

If you need additional information, please contact me.

Don Smith
Planning Consultant 		6/15/2024 9:13:21 AM
View EPC Environmental Services
6/14/2024 1:23:04 PM 		6/14/2024 1:23:04 PM
Colorado Springs Public Works
6/14/2024 9:14:43 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 		6/14/2024 9:14:43 AM
Falcon Fire Protection District
6/14/2024 7:29:54 AM 		No comment as this project is not within the Falcon Fire Protection District. 6/14/2024 7:29:54 AM
Black Forest Fire Protection District
6/13/2024 6:24:00 PM 		The fire protection report is well written and explains the variances requested from the County. The County is the authority having jurisdiction, BFFRPD does not support any variances from the codes and the specific variances they have requested have the potential to impact fire apparatus access and firefighting operations. However, BFFRPD recognizes that El Paso County is the authority having jurisdiction (AHJ) and that they will make the determination. One obvious correction needed is "The fire hydrants will be maintained and periodically tested by CSFD as required". First CSFD is not the fire agency and second BFFRPD does not maintain or test fire hydrants. The metro district or water district are responsible for the maintenance. 6/13/2024 6:24:00 PM
View Parks Advisory Board
8/11/2022 2:20:06 PM 		El Paso County Community Services / Parks Final Comments - Please See Attached Documents (PAB Endorsed 08/10/2022) 8/11/2022 2:20:06 PM
View EPC Health Department
8/5/2022 8:25:19 PM 		8/5/2022 8:25:19 PM
Falcon Fire Protection District
8/2/2022 7:53:41 AM 		not in the Falcon Fire District 8/2/2022 7:53:41 AM
View Colorado Division of Water Resources
7/26/2022 11:42:43 AM 		7/26/2022 11:42:43 AM
View EPC Parks Department
7/21/2022 4:05:14 PM 		El Paso County Community Services / Parks Preliminary Comments - Please See Attached Documents (To be presented to PAB for endorsement on 08/10/2022) 7/21/2022 4:05:14 PM
View PCD Project Manager
7/19/2022 11:22:58 AM 		PUDSP 22 6 Redlines review 1 7/19/2022 11:22:58 AM
View PCD Project Manager
7/19/2022 11:10:12 AM 		Letter of Intent (loi) redlines 7/19/2022 11:10:12 AM
View PCD Engineering Division
7/19/2022 11:05:48 AM 		PUD Modification 4 - Roadway Terminations 7/19/2022 11:05:48 AM
View PCD Engineering Division
7/19/2022 11:05:20 AM 		PUD Modification 3 -Cross Section Urban Local Roadway 7/19/2022 11:05:20 AM
View PCD Engineering Division
7/19/2022 11:04:47 AM 		Traffic Impact Study 7/19/2022 11:04:47 AM
View PCD Engineering Division
7/19/2022 11:02:50 AM 		Preliminary Drainage Report 7/19/2022 11:02:50 AM
PCD Engineering Division
7/19/2022 11:01:58 AM 		Review 1 redline comments on the following documents:

-PUD Development Plan (uploaded by Project Manager)
-Preliminary Drainage Report
-Traffic Impact Study
-PUD Modification 3 (Cross Section of Urban Local Roadway)
-PUD Modification 4 (Roadway Terminations)

Please note that additional comments made be made on the next review, due to comments which may come from the Sketch Plan review (SKP-22-004-Sterling Ranch Minor Sketch Plan Amendment).

Reviewed by:
Charlene Durham, PE
charlenedurham@elpasoco.com 		7/19/2022 11:01:58 AM
View El Paso County Conservation Dist
7/19/2022 8:39:00 AM 		Brief comments included within .docx 7/19/2022 8:39:00 AM
View El Paso County Conservation Dist
7/19/2022 8:38:42 AM 		Native grass seed mix information submitted as .jpg 7/19/2022 8:38:42 AM
PCD Project Manager
7/19/2022 7:44:14 AM 		PUDSP title has incorrect name and not on all sheets
Please add exactly this as checklist required.
Cover Sheet The following wording shall be placed verbatim beginning in the upper left hand area of the map:

A statement establishing the purpose and intent of the PUD zoning district. (please do this)

Authority This PUD is authorized by Chapter 4 of the El Paso County Land Development Code,
adopted pursuant to the Colorado Planned Unit Development Act of 1972, as amended.
Applicability The provisions of this PUD shall run with the land. The landowners, their successors,
heirs, or assigns shall be bound by this Development Plan, as amended and approved by the
Planning and Community Development Department Director or Board of County Commissioners.

Adoption The adoption of this development plan shall evidence the findings and decisions of the El
Paso County Board of County Commissioners that this Development Plan for (name of PUD) is in
general conformity with the El Paso County Master Plan, El Paso County Policy Plan and
applicable Small Area Plan(s); is authorized under the provision of the El Paso County Land
Development Code; and that the El Paso County Land Development Code and this development
plan complies with the Colorado Planned Unit Development Act of 1972, as amended.

The provisions of this Development Plan shall prevail and govern the development of (name of
PUD), provided, however, that where the provisions of this Development Plan do not address a
particular subject, the relevant provisions of the El Paso County Land Development Code, as
amended and in effect at the time of the PUD plan approval (or owner acknowledge the PUD
changes with the Code), or any other applicable resolutions or regulations of El Paso County, shall
be applicable.
To further the mutual interest of the residents, occupants, and owners of the PUD and of the public
in the preservation of the integrity of this development plan, the provisions of this plan relating to
the use of land and the location of common open space shall run in favor of El Paso County and
shall be enforceable at law or in equity by the County without limitation on any power or regulation
otherwise granted by law.
Where there is more than one provision within the development plan that covers the same subject
matter, the provision which is most restrictive or imposes higher standards or requirements shall
govern. 		7/19/2022 7:44:14 AM
PCD Project Manager
7/19/2022 7:43:38 AM 		Please review the Section 4.2.6 and add a discussion to the LOI on how the projects meets the purpose of the PUD district; the PC has asked for explanation of how PUDs are meeting the purposes state in the Code. 4.2.6. PUD, Planned Unit Development District

(A)Purpose. The Planned Unit Development (PUD) district is a versatile zoning mechanism to encourage innovative and creative design and to facilitate a mix of uses including residential, business, commercial, and industrial, recreation, open space, and other selected secondary uses. This zoning district is established in accordance with C.R.S. §§ 24-67-101, et seq., to accomplish the following objectives:
• To further the public health, safety and general welfare within El Paso County;

• To permit adjustment to changing public and private needs and to foster the ability to provide development patterns which are more compatible with and effective in meeting such needs;

• To improve the design, character and quality of new development with flexibility by varying lot size, building heights, setback controls and other site development requirements;

• To encourage innovations in residential, commercial, and industrial development and renewal so that the growing demands of the population may be met by greater variety in type, design, and layout of buildings including mixed use and traditional neighborhood design and by the conservation and more efficient use of open space ancillary to said buildings;

• To encourage more efficient use of land services reflecting changes in the technologies and economies of land development;

• To provide housing of all types and designs to be located in proximity to employment and activity centers such as shopping, recreational, and community centers, healthcare facilities, and public transit;

• To achieve development economies to minimize impacts on existing infrastructure and to encourage the most efficient use of public infrastructure while limiting the costs of providing services and to reduce the burden on existing streets and utilities by more efficient development;

• To promote layout, design and construction of development that is sensitive to the natural land form and environmental conditions of the immediate and surrounding area, including scenic vistas, natural features and environmental resources;

• To ensure that provision is made for beneficial open space, to provide for active, usable open spaces, and to preserve open areas;

• To encourage integrated planning systems to achieve the objectives of and to otherwise implement the stated purpose and intent of this Code and the Master Plan;

• To create an integrated and fixed set of land use controls which allow multiple and mixed uses in 1 coordinated development; and

• To establish a basis for vested property rights for multi-year projects. 		7/19/2022 7:43:38 AM
PCD Project Manager
7/19/2022 7:06:47 AM 		A deviation is not needed for a LDC waiver (PUD modification); deviations mare needed when a road, drainage facility does not meet the ECM or DCM only. 7/19/2022 7:06:47 AM
PCD Project Manager
7/19/2022 7:04:06 AM 		Please review the PUD, Preliminary Plan and landscape plan checklists on the PCD website; add the missing items please. 7/19/2022 7:04:06 AM
PCD Project Manager
7/18/2022 11:16:55 AM 		CSU commitment letter has only one parcel included and is not project specific. 7/18/2022 11:16:55 AM
PCD Project Manager
7/18/2022 11:06:35 AM 		Noise Study not uploaded- Is there a noise study for this area? The document uploaded is a paragraph committing to a concrete wall along Briargate, document is labeled for the Stelling Ranch East Prelim Plan not the Villages at Sterling Ranch PUDSP . If your are proposing to construct the wall automatically without a study because you anticipate the need ok. What were the results of the study for Sterling Ranch Road in this area? 7/18/2022 11:06:35 AM
PCD Project Manager
7/18/2022 11:18:32 AM 		Please add the title of this file project name to the Natural Features/ Landform Report and the Noxious Weed Management Plan- it appears the report is meant to cover multiple projects not just the preliminary plan file no. SP 224 7/18/2022 11:18:32 AM
PCD Project Manager
7/18/2022 12:38:46 PM 		Letter of intent has incorrect file name- specify for each project.
PUD SP has incorrect title on it. Please quality control submittal. Were the correct items uploaded to this file Villages at Sterling Ranch PUDSP? Staff wants to make sure we are reviewing the correct docs in this Villages at Sterling Ranch PUDSP file no, PUDSP 226. 		7/18/2022 12:38:46 PM
PCD Project Manager
7/18/2022 11:26:29 AM 		Subdivision summary form has incorrect file name- Villages at Sterling Ranch PUDSP; please update form for the proposed project 7/18/2022 11:26:29 AM
PCD Project Manager
7/18/2022 10:48:30 AM 		Water summary form has incorrect file name- specify for each project 7/18/2022 10:48:30 AM
PCD Project Manager
7/18/2022 10:47:53 AM 		Water and wastewater resources reports should have a project name on it matching the PUDSP. You can hand write it in throughout report. I am not sure where the specifics are for this project are in the report it seems like its all under a prelim plan and not project specific, please be specific for each project. Perhaps add a clarifying page matching the actual PUDSP for each file and the specific quantities. 7/18/2022 10:47:53 AM
PCD Project Manager
7/18/2022 10:49:17 AM 		Commitment letter -The name is misleading this is not for the Sterling Ranch east prelim plan it is for the Villages at Sterling Ranch PUDSP. Please verify the water quantity and wastewater is for the Villages at Sterling Ranch and update project name in letter. 7/18/2022 10:49:17 AM
View Traffic Review Consultant
7/13/2022 2:28:50 PM 		The trip generation letter needs to be resubmitted. The revised letter needs to reflect an approved sketch plan amendment traffic study. Additional traffic comments are included in the attached memorandum and in the Bluebeam session for this submittal. 7/13/2022 2:28:50 PM
Colorado Parks and Wildlife
7/12/2022 3:47:14 PM 		Colorado Parks and Wildlife (CPW) has reviewed the plans for the Villiges at Sterling Ranch East PUD Preliminary Plan. CPW has previously commented on the entirety of the Sterling Ranch project. CPW would like to refer to these comments in regards to this filing.

CPW appreciates being given the opportunity to comment. Please Feel free to contact District Wildlife Manager Aaron Berscheid at 719-439-9601 or aaron.berscheid@state.co.us should you have any questions or require additional information. 		7/12/2022 3:47:14 PM
View Mountain View Electric Association, Inc.
7/12/2022 10:40:51 AM 		See attached comments 7/12/2022 10:40:51 AM
EPC Stormwater Review
7/12/2022 7:30:29 AM 		Review 1: EPC Stormwater comments have been provided (in orange text boxes) on the following uploaded documents:
- Drainage Report...(to be uploaded by PM with PCD comments)

Please provide the following document upon resubmittal:
- PBMP Applicability Form

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer II
GlennReese@elpasoco.com 		7/12/2022 7:30:29 AM
Pikes Peak Regional Building Department
7/11/2022 3:34:14 PM 		1. STANDARD D.P/P.U.D PLAN 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. Rear Loaded homes will have unique address assignment and placement. A plat note will be required showing address placement.
c. 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.
d. Two new street names are pending and new suffixes to multiple street names need to be amended per El Paso-Teller County 9-1-1 Authority. An email to the Enumerations department is required. Amy Vanderbeek Amy@pprbd.org;
e. 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/mapping.aspx For more information contact: Karen Carlton KCARLTON@CSU.ORG. For gas services.
2. For the ADU lots, a range of addressing (2 addresses) will be given to this area if the option is chosen when building. It is my understanding that the ADU lot area is in the north east corner of the development e of tract B. Please clarify.
3. Townhomes south east corner, single family north west corner & midtown collection in the north west corner of the development. Please clarify.

Amy Vanderbeek
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2930 E: Amy@pprbd.org 		7/11/2022 3:34:14 PM
Colorado Geological Survey
7/11/2022 1:14:15 PM 		The available referral documents include a Soil, Geology, and Geologic Hazard Study, Villages at Sterling Ranch East (Entech Engineering, Job No. 220573, April 13, 2022), Preliminary Plan (Classic Consulting, March 8, 2022), Letter of Intent (N.E.S., Inc., June 2022), Grading and Erosion Control Plans (Classic Consulting, March 8, 2022), and other documents.

As noted on page 12 of Entech’s Soil, Geology, and Geologic Hazard Study (Entech Engineering, Inc., April 14, 2022), the hazards identified on this site include expansive soils, erosion, hydrocompaction, potentially unstable slopes, and potential seasonally shallow groundwater areas. Additionally, Entech’s Engineering Geology/Geology Map (figure 7) separates the site into the following: erosion (er), potentially seasonal shallow groundwater areas (psw), potentially unstable slope (pu) and hydrocompaction (h). Entech makes appropriate preliminary recommendations for mitigating the site’s hazards. We offer the following comments and recommendations.

1. In the test borings drilled for Entech’s April 13, 2022 study, groundwater was encountered at 10 feet below grade during drilling, and Entech observed standing water to the west of the site at the northwest corner of future Briargate Parkway and Sterling Ranch Road. According to Entech (page 4), “The proposed housing has crawl spaces or garden entry levels.” Also, on page 13, “The proposed structures do not have basements.” Entech makes appropriate preliminary recommendations for mitigating the site’s hazards. Due to the shallow groundwater conditions at the Sterling Ranch development, basement levels should not be allowed. CGS recommends adding a note to the plans stating that no basements are permitted in the Village at Sterling Ranch East development.

2. As noted on page 11 of Entech’s revised report, “In areas where high subsurface moisture conditions are anticipated periodically, subsurface perimeter drains are recommended to help prevent the intrusion of water into areas below grade.” As individual underdrains are typically tied to the storm sewer system or underdrain system that gravity discharges to a daylight outfall, CGS recommends that underdrain systems are designed early in the design stage and noted on the plans. No drawings were included with the current referral documents showing an underdrain system. 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.

3. Entech identified areas containing potentially unstable slopes but states on page 11, “These areas will likely be regraded during the site development.” Once final grading is complete, Entech should review the grades to verify these areas will be mitigated, otherwise, appropriate setbacks from unstable slopes should be designated and included in the project plans.

Reviewed on 7.11.2022 by Amy Crandall, Engineering Geologist (acrandall@mines.edu, 303-384-2634) 		7/11/2022 1:14:15 PM
Academy SD 20 Building Fund
7/11/2022 9:32:46 AM 		Academy District 20 is in receipt of File# PUDSP226.

Academy District 20 is requesting land dedication in lieu of fees per the existing El Paso County Code for all residential development within the Sterling Ranch Sketch Plan located within District boundaries as previously requested for all residential development within Sterling Ranch. The District is requesting that fees NOT BE collected as per previous responses regarding Sterling Ranch. The District is aware that Classic Homes is assuming the development of Sterling Ranch and that 2 school sites will be reserved within the Revised Sketch Plan. The District is waiting to receive information regarding an agreement between the county and Classic Homes which will clarify the Districts' request for land dedication for all of Sterling Ranch. The District intends to utilize the land credits for ALL of Sterling Ranch in the future to pay for the sites being proposed by Classic Homes.

If you need additional information or clarification, please contact me.

Don Smith
Planning Consultant 		7/11/2022 9:32:46 AM
Colorado Springs Public Works
7/8/2022 10:45:59 AM 		Engineering Development Review will require all public improvements to be built to full City Standards if this is chosen for pre-annexation per the IGA.

Joel Dagnillo, P.E.
Engineer III
Engineering Development Review
City of Colorado Springs
(719)385-5412
Joel.dagnillo@coloradosprings.gov 		7/8/2022 10:45:59 AM
911 Authority - El Paso/Teller County
7/7/2022 10:30:16 AM 		Comments for E911 as follows:

Ames Hts – Available
Green Bay Hts – Available
Janesville Hts – Available
Milwaukee Hts – Available
Naperville Hts – Available
Evansville Hts – Available
Fort Wayne Hts – Available
South Bend Hts – Available

Shorewood Dr – Available
St Louis Rd – Available
Oak Park Dr – Available
Indianapolis Rd – Available

Branson Rd – Available – Suffix: Court, Place, Circle, Way, Terrace, Lane, Loop, Trail, or Path
Kansas City Rd– Available – Suffix: Court, Place, Circle, Way, Terrace, Lane, Loop, Trail, or Path
Cedar Rapids Dr – Available – Suffix: Court, Place, Circle, Way, Terrace, Lane, Loop, Trail, or Path

Juliet Hts – Unavailable, name reserved for another project.
Rockford Hts –Unavailable, Similar to existing name.

Thank you
Justin 		7/7/2022 10:30:16 AM
Black Forest Fire Protection District
6/29/2022 8:04:31 AM 		Black Forest Fire Rescue/JMR
WE want to ensure that the roads meet county code relating to Fire Department access and the central water system has adequate fire hydrants meeting county spacing requirements. 		6/29/2022 8:04:31 AM
Colorado Springs Public Works
6/27/2022 12:50:01 PM 		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 		6/27/2022 12:50:01 PM
View EPC Environmental Services
6/24/2022 1:01:26 PM 		6/24/2022 1:01:26 PM
Colorado Springs Utilities, Dev, Svc.(includes water resources)
6/23/2022 4:09:52 PM 		For any inquiries about Springs Utilities' gas services, please contact 719-668-4985. No comments. Approval can be recommended.
____________________________________________________
Corey Masoumi | Engineering Support Coordinator
Utilities Development Services | Colorado Springs Utilities
cmasoumi@csu.org | www.csu.org 		6/23/2022 4:09:52 PM
County Attorney - Development Review
6/23/2022 3:56:28 PM 		No comments from County Attorney - Development Review at this time. 6/23/2022 3:56:28 PM
County Attorney - Water
6/22/2022 4:05:04 PM 		County Attorney's Office will provide review of water sufficiency following receipt of findings from the Colorado Division of Water Resources. Thank you. 6/22/2022 4:05:04 PM