Project Review Comments

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Project Name
Homestead North Filing No. 3 Preliminary Plan
Description
77 single family lots, tracts for drainage, utilities and open space, Water sufficiency requested. Briargate Parkway and Sterling Ranch Road CDs requested to be approved with prelim plan to south (includes two channel crossings)
Location
Parcels
5228000030 5228000030 5228000038 5228000038
Applicant
N.E.S.
Andrea Barlow ( abarlow@nescolorado.com )
(719) 471-0073
Andrea Barlow ( abarlow@nescolorado.com )
(719) 471-0073
EA Number
EA2060
File Number
SP227
Project Manager
Kari Parsons
Status
Closed
Created
4/28/2022 7:53:38 AM

View: Project Documents



Review Comments (51)

Link Agency Comment
View County Attorney - Water
1/3/2023 11:31:40 AM
See attached the Water Supply Review and Recommendations from the County Attorney's Office. Thanks! 1/3/2023 11:31:40 AM
View PCD Project Manager
1/3/2023 7:25:52 AM
Prelim plan comments version 3 (Eng only; planning comments resolved) 1/3/2023 7:25:52 AM
PCD Engineering Division
12/28/2022 1:10:36 PM
Review 3 redline comments to the following document will be uploaded as separate comments.
- Preliminary Plan (to be uploaded by PM with PCD comments)

Comments have been addressed on the following documents:
- Subdivision Summary
- TIS

Note:
1.Please include copy of updated and signed Early Grading Request Form.

Reviewed by:
Charlene Durham, P.E.
charlenedurham@elpasoco.com
12/28/2022 1:10:36 PM
US Fish Wildlife, Ecological Svcs. (USDOI, Fish & Wildlife Svc.)
12/15/2022 3:53:39 PM
Hello Kari Parsons,

Thank you for contacting the U.S. Fish and Wildlife Service (Service). The Service has reviewed the Homestead North Filing No. 3 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
12/15/2022 3:53:39 PM
View EPC Health Department
12/12/2022 10:49:36 PM
12/12/2022 10:49:36 PM
Black Forest Fire Protection District
12/12/2022 4:18:23 PM
No further comments by BFFR 12/12/2022 4:18:23 PM
View Parks Advisory Board
12/8/2022 12:01:39 PM
El Paso County Community Services / Parks Final Comments, Review #2 - Please See Attached Documents (Originally PAB Endorsed 09/14/2022) 12/8/2022 12:01:39 PM
Colorado Geological Survey
12/6/2022 4:10:24 PM
CGS provided comments on 9/2/22 for this site (38.975, -104.666) that remain valid and should be addressed prior to the approval of a development plan. We concur with the use of an underdrain system as planned for this subdivision. Even with an underdrain system, basements or other below-grade habitable spaces may be impacted by shallow groundwater. The most positive approach to determining potential shallow groundwater impacts on any planned below-grade areas is with a groundwater monitoring program. A monitoring program should be conducted through the spring, summer, and fall to collect the data necessary to address potentially shallow groundwater, its seasonal fluctuation, and impacts on basement feasibility. Our comments from September 2, 2022 are repeated here: “The Colorado Geological Survey (CGS) generally concurs with the geologic interpretation and geologic constraints and hazards identified at the site (38.975, -104.666) in the Soil, Geology, and Geologic Hazard Study by Entech (5.26.22). The Preliminary Plan (NES, 7.7.22) includes a statement about the identified geologic conditions within the site, including lot numbers for areas potentially impacted by seasonally shallow groundwater. Verification of lots impacted by shallow groundwater is beyond the scope of this review and should be provided in the design-level geotechnical reports. Entech states p. 11, “It is anticipated groundwater will not affect shallow foundations on the majority of the site.” If basement or other habitable below-grade areas are desired, CGS recommends that the additional investigations recommended by Entech (p.16) evaluate the seasonal fluctuations in shallow groundwater and the extent of mitigation expected with the planned underground drainage system. Additionally, we recommend that final design plans depict Entech’s recommendations on building setbacks of 20 feet from potentially unstable slopes not stabilized by grading and erosion protection in areas without retaining walls adjacent to the creek. Site-specific geotechnical investigations should be conducted to determine the extent of shallow and potentially very hard bedrock, swell-consolidation properties, and other constraints posed by the geologic conditions identified at the site.”

Submitted 12/6/2022 by Jonathan R. Lovekin, P.G. Senior Engineering Geologist, Colorado Geological Survey: jlovekin@mines.edu
12/6/2022 4:10:24 PM
View PCD Project Manager
12/5/2022 8:26:58 AM
Preliminary plan comments. The legal is short on the preliminary plan. The legal for the rezone is 41+ acres and does NOT include POCO. 12/5/2022 8:26:58 AM
View PCD Project Manager
12/5/2022 8:16:28 AM
Please correct the subdivision summary sheet to preliminary plan. Please adjust the area table to match the preliminary plan table exactly. See redline 12/5/2022 8:16:28 AM
EPC Stormwater Review
12/1/2022 1:25:57 PM
Review 2: EPC Stormwater comments have been resolved on the following documents:
- ESQCP
- GEC Plan
- GEC Checklist

Please sign/stamp and resubmit the following documents for approval:
- PBMP Applicability Form
- SWMP Checklist

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer II
GlennReese@elpasoco.com
12/1/2022 1:25:57 PM
View PCD Engineering Division
11/30/2022 9:36:06 AM
TIS Redlines 11/30/2022 9:36:06 AM
View PCD Engineering Division
11/30/2022 9:35:37 AM
Pre-development (Early) Grading Request Redlines 11/30/2022 9:35:37 AM
PCD Engineering Division
11/30/2022 9:34:44 AM
Review 2 redline comments to the following document will be uploaded as separate comments.
- Early Grading Request
- TIS
- Subdivision Summary (to be uploaded by PM with PCD comments)
- Preliminary Plan (to be uploaded by PM with PCD comments)

Comments have been addressed on the following documents:
- FAE
- GEC

Note:
1.On utility plans, please remove "Interim" from County Engineer signature block and return with signatures once approval from Fire & Water/Wasterwater Districts have been received.

Reviewed by:
Charlene Durham, P.E.
charlenedurham@elpasoco.com
11/30/2022 9:34:44 AM
Pikes Peak Regional Building Department
11/30/2022 8:17:45 AM
Addressing for the area has been completed and received.
No further comment.


Amy Vanderbeek
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2930 E: Amy@pprbd.org
11/30/2022 8:17:45 AM
View Colorado Division of Water Resources
11/29/2022 3:31:42 PM
11/29/2022 3:31:42 PM
County Attorney - Water
12/9/2022 10:22:13 AM
The WSIS estimates a total per-lot demand of 0.353 AF per year but estimates indoor use at 0.18 AF per year. The County’s presumptive use for single-family detached is 0.26 AF per year for indoor use (LDC § 8.4.7 (B)(7)(d)). Please justify in the Water Resources Report this 30% reduction in estimated indoor use. 12/9/2022 10:22:13 AM
RBD Floodplain
11/15/2022 8:44:35 AM
LOC shown outside SFHA, no comment 11/15/2022 8:44:35 AM
View Parks Advisory Board
9/15/2022 10:29:06 AM
El Paso County Community Services / Parks Final Comments - Please See Attached Documents (PAB Endorsed 09/14/2022) 9/15/2022 10:29:06 AM
View PCD Engineering Division
9/13/2022 11:19:33 AM
Early Grading Request Redlines 9/13/2022 11:19:33 AM
View PCD Engineering Division
9/13/2022 11:19:08 AM
ESQCP Redlines 9/13/2022 11:19:08 AM
View PCD Engineering Division
9/13/2022 11:18:34 AM
GEC Redlines 9/13/2022 11:18:34 AM
View PCD Engineering Division
9/13/2022 11:18:05 AM
FAE Redlines 9/13/2022 11:18:05 AM
View EPC Stormwater Review
9/13/2022 8:55:04 AM
GEC Checklist 9/13/2022 8:55:04 AM
EPC Stormwater Review
9/13/2022 8:54:33 AM
Review 1: EPC Stormwater comments have been provided (in orange text boxes) on the following uploaded documents:
- ESQCP...................(to be uploaded by PM with PCD comments)
- GEC Plan...............(to be uploaded by PM with PCD comments)
- GEC Checklist

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer II
GlennReese@elpasoco.com
9/13/2022 8:54:33 AM
View Colorado Division of Water Resources
9/8/2022 5:19:59 PM
9/8/2022 5:19:59 PM
View PCD Project Manager
9/8/2022 2:58:30 PM
Water Supply State Form Comment (please verify that the legal acreage is the same on all docs within submittal). 9/8/2022 2:58:30 PM
View PCD Project Manager
9/8/2022 2:57:33 PM
Traffic Impact Study Comments 9/8/2022 2:57:33 PM
View PCD Project Manager
9/8/2022 2:56:59 PM
Subdivision Summary Sheet 9/8/2022 2:56:59 PM
View PCD Project Manager
9/8/2022 2:56:30 PM
Preliminary Plan Comments (Engineering and Planning) not storm water 9/8/2022 2:56:30 PM
View PCD Project Manager
9/8/2022 2:55:41 PM
letter of intent comments 9/8/2022 2:55:41 PM
View PCD Project Manager
9/8/2022 2:55:16 PM
Application Comment 9/8/2022 2:55:16 PM
PCD Engineering Division
9/8/2022 3:50:43 PM
Review 1 redline comments to the following document will be uploaded as separate comments.
- FAE
- GEC
- Early Grading Request
- Preliminary Plan
- TIS
- Subdivision Summary

Note:
1.On utility plans, please remove "Interim" from County Engineer signature block and return with signatures once approval from Fire & Water/Wasterwater Districts have been received.

Reviewed by:
Charlene Durham, P.E.
charlenedurham@elpasoco.com
9/8/2022 3:50:43 PM
Colorado Parks and Wildlife
9/7/2022 12:25:18 PM
We appreciate being given the opportunity to comment. CPW has commented on this project area in the past and would refer to those comments. 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 9/7/2022 12:25:18 PM
View El Paso County Conservation Dist
9/7/2022 10:28:09 AM
Native grass seed mix info attached as a .jpg. 9/7/2022 10:28:09 AM
View El Paso County Conservation Dist
9/7/2022 10:27:57 AM
Brief comments attached as a .docx. 9/7/2022 10:27:57 AM
Pikes Peak Regional Building Department
9/6/2022 6:49:05 AM
1. Area was submitted for addressing. Addressing is projected to be received by 9-8-22, by Enumerations.

No further comment.




Amy Vanderbeek
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2930 E: Amy@pprbd.org
9/6/2022 6:49:05 AM
Colorado Geological Survey
9/2/2022 10:06:37 AM
The Colorado Geological Survey (CGS) generally concurs with the geologic interpretation and geologic constraints and hazards identified at the site (38.975, -104.666) in the Soil, Geology, and Geologic Hazard Study by Entech (5.26.22). The Preliminary Plan (NES, 7.7.22) includes a statement about the identified geologic conditions within the site, including lot numbers for areas potentially impacted by seasonally shallow groundwater. Verification of lots impacted by shallow groundwater is beyond the scope of this review and should be provided in the design-level geotechnical reports. Entech states p. 11, “It is anticipated groundwater will not affect shallow foundations on the majority of the site.” If basement or other habitable below-grade areas are desired, CGS recommends that the additional investigations recommended by Entech (p.16) evaluate the seasonal fluctuations in shallow groundwater and the extent of mitigation expected with the planned underground drainage system. Additionally, we recommend that final design plans depict Entech’s recommendations on building setbacks of 20 feet from potentially unstable slopes not stabilized by grading and erosion protection in areas without retaining walls adjacent to the creek. Site-specific geotechnical investigations should be conducted to determine the extent of shallow and potentially very hard bedrock, swell-consolidation properties, and other constraints posed by the geologic conditions identified at the site.

Submitted 9/2/2022 by Jonathan R. Lovekin, P.G. Senior Engineering Geologist, Colorado Geological Survey: jlovekin@mines.edu
9/2/2022 10:06:37 AM
View Mountain View Electric Association, Inc.
8/30/2022 12:35:57 PM
See attached comments 8/30/2022 12:35:57 PM
County Attorney - Development Review
8/30/2022 10:42:38 AM
No comment from County Attorney - Development Review at this time. 8/30/2022 10:42:38 AM
Academy SD 20 Building Fund
8/30/2022 8:46:38 AM
Academy District 20 is in receipt of File# SP227.

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
8/30/2022 8:46:38 AM
View EPC Parks Department
8/29/2022 12:06:37 PM
El Paso County Community Services / Parks Preliminary Comments - Please See Attached Documents (To be presented to PAB for endorsement on 09/14/2022) 8/29/2022 12:06:37 PM
Colorado Springs Public Works
8/24/2022 9:14:10 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
8/24/2022 9:14:10 AM
Black Forest Fire Protection District
8/22/2022 7:54:12 AM
Black Forest Fire Rescue/JMR
We want to confirm that the central water plan will have hydrants spaced according to current county standards?
8/22/2022 7:54:12 AM
Colorado Springs Public Works
8/18/2022 1:03:41 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
8/18/2022 1:03:41 PM
View EPC Environmental Services
8/18/2022 11:09:40 AM
8/18/2022 11:09:40 AM
View 911 Authority - El Paso/Teller County
8/17/2022 11:49:56 AM
The following names have been reviewed and if approved added to the reserve name list for:
Homestead at Sterling Ranch Filing No.3 Project.

ESN: 251
City: Black Forest PSAP: EPSO Location: south of Briargate, and east of Vollmer Road.

Items in “Red” are not approved street names
Items in “Green” are acceptable street names for this project

JESSE EVANS DRIVE– Acceptable
DAVID RUDABAUGH DRIVE– Acceptable
WILLIAN DOWNING DRIVE– Acceptable
BILLY CLAIRBORNE DRIVE– Not Approved to long however, recommend that Perry Owens Drive be allowed to continue north until it meets Willian Downing DR. That is provided it will work for the Enumerations Department.
ASPEN VALLEY ROAD– Acceptable and a logical extension


Glenn West


Request the contractor submit new proposed names for those listed as not acceptable.
Information regarding street naming can be found at:
https://elpasoteller911.org/191/Street-Emergency-Number-Databases
8/17/2022 11:49:56 AM
RBD Floodplain
8/16/2022 12:05:30 PM
LOC shown outside the SFHA , no comment 8/16/2022 12:05:30 PM
Colorado State Forest Service
8/16/2022 11:03:55 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. 8/16/2022 11:03:55 AM
Black Forest Land Use Committee
8/15/2022 4:53:57 PM
The Black Forest Land Use Committee has no comments on this proposal. 8/15/2022 4:53:57 PM
County Attorney - Water
8/15/2022 4:03:31 PM
The County Attorney's Office will provide review of water sufficiency following receipt of findings from the Colorado Division of Water Resources. Thank you. 8/15/2022 4:03:31 PM