Project Review Comments

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Project Name
The Estates at Cathedral Pines PUDSP
Description
PUD/SP for 8 residential lots ranging from 2.8 ac to 4.5 acres; water sufficiency req with prelim; admin final plat will be requested.
Location
Parcels
6200000411 6200000411
Applicant
Villagree Development Corporation
Gregg Cawlfield ( gregg@villagree.com )
(719) 651-6588
Gregg Cawlfield ( gregg@villagree.com )
(719) 651-6588
EA Number
EA21208
File Number
PUDSP2210
Project Manager
Ryan Howser
Status
Active
Created
12/8/2021 2:45:45 PM

View: Project Documents



Review Comments (42)

Link Agency Comment
View EPC Environmental Services
4/16/2024 2:30:35 PM
4/16/2024 2:30:35 PM
911 Authority - El Paso/Teller County
4/16/2024 9:31:46 AM
Comments for E911 as follows:

The names depicted on the submitted documents are different than the ones discussed and approved, but both are available
The suffix for “Hamptonshire” does need to be adjusted on the drawings before the names are reserved for this project.

Sterling Manor Heights – Available
Hamptonshire Court – Available – Private roadway, please use one of the following suffixes (Grove, Heights, Point, or View).

The previously approved names were:
Cathedral Tower Heights
Windemere Grove

Thank you
Justin
4/16/2024 9:31:46 AM
View PCD Project Manager
1/4/2024 3:05:02 PM
V2 - PUDSP (Planning and Engineering comments) 1/4/2024 3:05:02 PM
View PCD Project Manager
1/4/2024 3:04:07 PM
V2 - Letter of Intent (Engineering comments) 1/4/2024 3:04:07 PM
View PCD Project Manager
1/4/2024 3:03:50 PM
V2 - Landscape plan (Engineering and Stormwater comments) 1/4/2024 3:03:50 PM
View PCD Project Manager
1/4/2024 3:03:32 PM
V2 - Drainage Report (Engineering and Stormwater comments; includes comment summary at the end) 1/4/2024 3:03:32 PM
PCD Project Manager
1/4/2024 2:23:23 PM
Review 2: PCD Planning Division comments have been provided (in green) on the following uploaded documents:
- PUDSP (includes Engineering comments)
1/4/2024 2:23:23 PM
PCD Engineering Division
1/4/2024 1:13:32 PM
Engineering Review Ver.2

Please see engineering review comments on the following document

-Preliminary Drainage Report V2
-PUD Development Plan V2
-Letter of Intent V2
-Landscape Plan V2


Thank you
Edward Schoenheit, Engineer I
E.P.C. Dept. of Public Works
2880 International Circle
Colorado Springs, CO. 80910
Office: 719.520.6813
Cell: 719.502.9659
https://planningdevelopment.elpasoco.com/
1/4/2024 1:13:32 PM
View EPC Environmental Services
1/4/2024 10:38:21 AM
1/4/2024 10:38:21 AM
EPC Stormwater Review
1/4/2024 2:05:46 PM
Review 2: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded documents (to be uploaded by the project manager):
- Drainage Report
- Landscape Plan

EPC DPW Stormwater comments have been resolved on the following documents:
- PUD Development Plan
- Prelim Grading Plan

Reviewed by:
Mikayla Hartford
Stormwater Engineer I
MikaylaHartford@elpasoco.com
1/4/2024 2:05:46 PM
Pikes Peak Regional Building Department
1/4/2024 7:04:38 AM
1. Per Justin Annan with 911 Authority, please provide a different street name, Cathedral Spires Heights is not available. Windemere needs to have a private suffix, please clarify whether it will be (Grove, Heights, Point, or View).
2. What is the height of the entrance gate?
3. 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.
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.

Amy Vanderbeek
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2930 E: Amy@pprbd.org
1/4/2024 7:04:38 AM
911 Authority - El Paso/Teller County
12/22/2023 10:24:40 AM
Comments for E911 as follows:

Cathedral Spires Hts – Not available – Existing street name.

Windermere Ct – Available – If this is a private road it will need to have one of the following suffixes (Grove, Heights, Point, or View).

Thank you
Justin
12/22/2023 10:24:40 AM
View EPC Health Department
10/6/2023 5:36:30 PM
10/6/2023 5:36:30 PM
View County Attorney - Water
8/29/2023 10:10:18 AM
See attached Water Supply Review and Recommendations. 8/29/2023 10:10:18 AM
Black Forest Land Use Committee
4/14/2023 3:25:49 AM
The Black Forest Land Use Committee has reviewed the proposal and submits the following comments:

1. We believe the applicant should be limited to 7 lots on this 35-acre parcel in order to keep the density at 5 acres per lot. The surrounding lots have 5-acre densities and that precedent has been set for the past 50 years in Black Forest.

2. The trail easements should be at least 50 feet and not 25 feet as proposed in several areas.
4/14/2023 3:25:49 AM
View Parks Advisory Board
4/13/2023 2:55:08 PM
See attached full comments which includes maps showing necessary trail easement dedications. There was lengthy discussion about dedication of regional trail easements and increasing open space dedications beyond 10% minimum. The Park Advisory Board expressed interest in reviewing this application again after these items are addressed.

Recommended motion endorsed 6 - 1:
The Park Advisory Board recommends that the Planning Commission and the Board of County Commissioners include the following conditions when considering and/or approving The Estates at Cathedral Pines PUDSP: (1) in recognition of the importance of the Black Forest South Candidate Open Space Area, increase open space dedications to minimum 10% consistent with PUD zoning, show them as tracts, and include a land use table on the PUDSP and final plat drawings (2) show on the final plat and dedicate to El Paso County a 25-foot trail easement, north-south along the eastern boundary of Lot 1 and Lot 8 to connect the existing county trail along Winslow Drive; (3) show on the final plat and dedicate to El Paso County a 25-foot trail easement, north-south along the western boundary of Lot 6 and Lot 7 for the Palmer Divide Regional Trail; (4) show on the final plat and dedicate to El Paso County a 25-foot trail easement, east-west along the southern boundary of Lot 1 and Lot 2 for the Palmer Divide Regional Trail; (5) the trail easements shall be shown on the final plat and allow for public access, as well as construction and maintenance by El Paso County; (3) require fees in lieu of land dedication for regional park purposes in the amount of $3,680 will be due at recording of the forthcoming final plat(s).
4/13/2023 2:55:08 PM
View PCD Project Manager
4/12/2023 5:06:31 PM
Wastewater (OWTS) report comments 4/12/2023 5:06:31 PM
View PCD Project Manager
4/12/2023 5:06:01 PM
PUD development plan comments 4/12/2023 5:06:01 PM
View PCD Project Manager
4/12/2023 5:05:46 PM
Letter of intent comments 4/12/2023 5:05:46 PM
View PCD Project Manager
4/12/2023 5:05:17 PM
Landscape plan comments 4/12/2023 5:05:17 PM
PCD Project Manager
4/12/2023 4:38:55 PM
Informational comment: please note that El Paso County Planning and Community Development cannot and will not accept collateral or escrow (use whichever necessary) payment until plat recording (for plats), escrow agreement is signed and recorded (for escrow), financial assurance form is signed and approved (for FAE no plat). Any collateral or escrow payments that are received prior to the appropriate conditions being met will not be accepted and will be returned until such time payment is deemed as appropriate. Please coordinate with PCD Project Manager prior to making any collateral or escrow payments. 4/12/2023 4:38:55 PM
PCD Project Manager
4/12/2023 4:38:47 PM
PCD Planning review #1 will have comments on the following documents:

- Final Plat
- Landscape Plan
- Letter of Intent
- Wastewater (OWTS) report
4/12/2023 4:38:47 PM
View PCD Engineering Division
4/12/2023 3:40:06 PM
GEOTECH Report V1 4/12/2023 3:40:06 PM
View PCD Engineering Division
4/12/2023 3:39:19 PM
Preliminary Grading Plan V1 4/12/2023 3:39:19 PM
View PCD Engineering Division
4/12/2023 3:38:12 PM
Preliminary Drainage Report V1 4/12/2023 3:38:12 PM
PCD Engineering Division
4/12/2023 3:37:05 PM
Engineering Review Ver.1

Please see engineering review comments on the following document

-Preliminary Drainage Report V1
-PUD Development Plan V1 (Uploaded by PCD PM)
-Letter of Intent V1 (Uploaded by PCD PM)
-Preliminary Grading Plan V1
-GEOTECH Report V1

Thank you
Edward Schoenheit, Engineer I
E.P.C. Dept. of Public Works
2880 International Circle
Colorado Springs, CO. 80910
Office: 719.520.6813
Cell: 719.502.9659
https://planningdevelopment.elpasoco.com/
4/12/2023 3:37:05 PM
Black Forest Trails Association
4/11/2023 4:46:00 PM
Black Forest Trails Association recommends that the following be considered when evaluating The Estates at Cathedral Pines PUDSP:

This project is in the path of important trail connections for the Palmer Divide Regional Trail and La Foret Regional Trail. For many years El Paso County Community Services trail maps have depicted routes in this location as Proposed Primary Regional Trails.

1) The east-west Regional Trail corridor from Milam Rd, to Winslow Dr is 75 feet in width. West from Winslow Dr, along the southern boundary of Lots 1 and 2, recommend continuing the trail with the same width to avoid removing trees and allow space for trail to wind within the corridor across the slope.
2) North-south trail corridors along the east boundary of Lots 1 and 8 and the west boundary of Lots 6 and 7 will be joining an existing county trail which is 50 feet wide. Recommend allowing 50 feet width for those two corridors.
3) **On final plat, please note these trails as NON-MOTORIZED, MULTI-USE and include equestrian use of all trails.

Thank you for the opportunity to comment on this project. Please keep us informed of future updates.

Black Forest Trails Association is a non-profit organization of hikers, bicyclists, horseback riders and cross-country skiers dedicated to creating a safe, practical, non-motorized recreational trail system connecting Black Forest neighborhoods and the El Paso Country Regional Trail system.
4/11/2023 4:46:00 PM
Colorado Geological Survey
4/7/2023 3:14:22 PM
The Colorado Geological Survey (CGS) has reviewed the submittal (PCD File # PUDSP2210, located at 39.0293, -104.7456). Documents relevant to our review included the letter of intent for The Estates at Cathedral Pines requesting approval of a 35 +/- acre subdivision with eight ~5-acre residential lots, a PUD Development Plan (William Guman & Associates, December 13, 2022), a Wastewater Study and a Soils and Geology Study (RMG, Job No. 187749, June 24, 2022). RMG’s report included a Geologic Hazards Evaluation and Wastewater Report, Parcel West of Winslow Drive North of Darr Drive (CTL Thompson, Project No. CS17101-105, dated May 2, 2008).

CGS agrees, in general, with RMG’s interpretation of site geology and their identification of geologic hazards and constraints and the mitigation they recommend for these conditions. The letter of intent discusses the geologic conditions and states that a requirement for lot-specific subsurface soil investigations before construction will be noted on the Final Plat. CGS has no objection to the planned development as shown, provided all RMG’s recommendations are strictly adhered to, specifically that homes and On-site Wastewater Treatment Systems avoid the seasonally wet areas as mapped by RMG, and lot-specific investigations are required as stated in the letter of intent.

Submitted 4/7/2023 by Jonathan R. Lovekin, P.G. Senior Engineering Geologist, Colorado Geological Survey, jlovekin@mines.edu
4/7/2023 3:14:22 PM
Colorado Springs Public Works
4/7/2023 11:37:42 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
4/7/2023 11:37:42 AM
View Mountain View Electric Association, Inc.
4/6/2023 10:11:16 AM
See attached comments 4/6/2023 10:11:16 AM
EPC Stormwater Review
4/10/2023 2:16:56 PM
Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded documents:
-Prelim Grading Plan.......................(to be uploaded with PCD comments)
-PUD Development Plan...............(to be uploaded with PCD Comments)
-Drainage Report...(to be uploaded with PCD comments)

Reviewed by:
Mikayla Hartford
Stormwater Engineer I
MikaylaHartford@elpasoco.com
4/10/2023 2:16:56 PM
Pikes Peak Regional Building Department
4/5/2023 2:35:06 PM
1. If the entrance gate is proposed to be over 7’ in height then an address and separate permit will be required. The mail kiosk and monument sign will be assigned a separate address and permit as well. Please clarify the height of the entrance gate.
2. 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.
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 (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 PUD after initial addressing.
d. An email from 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


Amy Vanderbeek
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2930 E: Amy@pprbd.org
4/5/2023 2:35:06 PM
View Colorado Division of Water Resources
4/4/2023 10:49:07 AM
4/4/2023 10:49:07 AM
911 Authority - El Paso/Teller County
4/3/2023 7:31:13 AM
Comments for E911 as follows:

The two roadways indicated in the Plan Drawings should be assigned names.
Streetnaming information (streetnaming criteria and existing/reserved names) can be found on the 911 website at http://elpasoteller911.org/191/Street-Name-Database.

Thank you
Justin
4/3/2023 7:31:13 AM
View Colorado Parks and Wildlife
3/29/2023 4:06:20 PM
3/29/2023 4:06:20 PM
View Colorado State Forest Service
3/29/2023 8:46:02 AM
The Colorado State Forest Service recommends that all forested acres be mitigated to reduce the risk of wildfire and that defensible space be created for each dwelling using the standards in the CSFS "Home Ignition Zone Guide" (formerly known as "Quick Guide FIRE 2012-1: Protecting Your Home From Wildfire") located on the Colorado State Forest Service website.

https://csfs.colostate.edu/media/sites/22/2021/04/2021_CSFS_HIZGuide_Web.pdf

In addition, we recommend that all wildfire mitigation be completed before or during dwelling construction.
3/29/2023 8:46:02 AM
View EPC Environmental Services
3/28/2023 10:42:52 AM
3/28/2023 10:42:52 AM
EPC Parks Department
3/27/2023 4:25:03 PM
Please see attached preliminary comments on behalf of El Paso County Parks. This application will be presented to the El Paso County Parks Advisory Board on April 12, and its comments will be provided after the hearing.

Recommended Motion:

"The Park Advisory Board recommends that the Planning Commission and the Board of County Commissioners include the following conditions when considering and/or approving The Estates at Cathedral Pines PUDSP: (1) increase open space dedications to minimum 10% consistent with PUD zoning, show them as tracts, and include a land use table on the PUDSP and final plat drawings (2) show on the final plat and dedicate to El Paso County a 25-foot trail easement, north-south along the eastern boundary of Lot 1 and Lot 8 to connect the existing county trail along Winslow Drive; (3) show on the final plat and dedicate to El Paso County a 25-foot trail easement, north-south along the western boundary of Lot 6 and Lot 7 for the Palmer Divide Regional Trail; (4) show on the final plat and dedicate to El Paso County a 25-foot trail easement, east-west along the southern boundary of Lot 1 and Lot 2 for the Palmer Divide Regional Trail; (5) the trail easements shall be shown on the final plat and allow for public access, as well as construction and maintenance by El Paso County; (3) require fees in lieu of land dedication for regional park purposes in the amount of $3,680 will be due at recording of the forthcoming final plat(s)."
3/27/2023 4:25:03 PM
Black Forest Fire Protection District
3/24/2023 4:39:33 PM
Within Fire Protection Report the information of one engine having 750 gallons and one having 500 gallons is inaccurate. Both have 750 gallons. Uncertain where or when information was obtained. More water should not necessitate a rewrite of report but wanted to clarify record. 3/24/2023 4:39:33 PM
Colorado Springs Public Works
3/22/2023 11:03:21 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
3/22/2023 11:03:21 AM
Academy SD 20 Building Fund
3/22/2023 6:59:22 AM
Academy District 20 is in receipt of File# PUDSP2210 for approval of The Estates at Cathedral Pines PUDSP.

The District is requesting fees in lieu of land dedication per the existing El Paso County Code for all residential units within this development.

If you need additional information, please contact me.

Don Smith
Planning Consultant
3/22/2023 6:59:22 AM
County Attorney - Development Review
3/21/2023 12:06:20 PM
No comments from County Attorney - Development Review at this time. 3/21/2023 12:06:20 PM