Project Review Comments

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Project Name
Sterling Ranch East Filing No 1 Plat
Description
294 single-family detached lots to be served by Central water, and central sewer
Location
Parcels
5233000017 5233000017 5233000018 5233000018
Applicant
Classic Consulting Engineers & Surveyors, LLC
kyle campbell ( KCampbell@classicconsulting.net )
(719) 492-1219 kyle campbell ( KCampbell@classicconsulting.net )
(719) 492-1219
EA Number
EA1895
File Number
SF2235
Project Manager
Kari Parsons
Status
Active
Created
8/23/2022 5:18:13 PM

View: Project Documents


Review Comments (106)
Link Agency Comment
View PCD Engineering Division
11/15/2024 11:38:43 AM 		(License Agreement Eng redlines) 11/15/2024 11:38:43 AM
PCD Engineering Division
11/15/2024 11:37:33 AM 		Engineering has the following comments for Review 9 (See Review 8 comment letter below):

The following items need to be revised and resubmitted:
- License Agreement for mailboxes, street lights, underdrains (See Eng and county attorney comments)
- Channel Maintenance Agreement (pending CAO review which includes Eng revisions - needs to be recorded with this plat)
- Remaining comments from County comment letter:
* If there will be a Road Fee Credit Agreement for the construction of Briargate Parkway provide the form.
* The drainage report states that the proposed pond embankment is jurisdictional; verify that the correct permitting is being obtained from the State and provide a copy of correspondence or the permit. Please provide documentation/permit from State. Documentation previously provided was for non-jurisdictional dam.

Reviewed by:
Charlene Durham, P.E.
charlenedurham@elpasoco.com

Jeff Rice
jeffrice@elpasoco.com 		11/15/2024 11:37:33 AM
EPC Stormwater Review
11/14/2024 3:20:58 PM 		EPC DPW Stormwater has no further comments. Planner: no re-review necessary.

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer III
719.675.2654
GlennReese@elpasoco.com 		11/14/2024 3:20:58 PM
PCD Project Manager
11/12/2024 10:33:26 AM 		Please submit the channel agreement and exhibits 11/12/2024 10:33:26 AM
View PCD Project Manager
11/12/2024 10:32:32 AM 		Plat redline 11/12/2024 10:32:32 AM
PCD Project Manager
11/12/2024 10:30:39 AM 		Hi Please remove plat notes restricting lots as discussed and make the other corrections discussed. 11/12/2024 10:30:39 AM
EPC Stormwater Review
10/30/2024 4:26:40 PM 		EPC DPW Stormwater review completed by Development Services Engineers for this submittal.

Reviewed by:
Christina Prete, P.E.
Stormwater Manager
ChristinaPrete@elpasoco.com 		10/30/2024 4:26:40 PM
View County Attorney - Development Review
10/29/2024 1:23:00 PM 		1. Signature to Pond Agreement attached.
2. If I remember correctly, applicant and staff agreed that the Channel Agreement must be provided with this plat. 		10/29/2024 1:23:00 PM
View County Attorney - Development Review
10/29/2024 1:21:52 PM 		Requested edits to License Agreement attached. 10/29/2024 1:21:52 PM
PCD Project Manager
10/29/2024 7:16:42 AM 		Plat note number 35 will change based on development agreement. 10/29/2024 7:16:42 AM
View PCD Engineering Division
10/28/2024 3:40:32 PM 		Engineering has the following comments (See link to comment letter to left):

The following items need to be revised and resubmitted:
- License Agreement for mailboxes, street lights, underdrains (See eng and county attorney comments)
- Channel Maintenance Agreement (Needs to be finalized with this plat)
- Remaining comments from County comment letter:
* If there will be a Road Fee Credit Agreement for the construction of Briargate Parkway provide the form.
* The drainage report states that the proposed pond embankment is jurisdictional; verify that the correct permitting is being obtained from the State and provide a copy of correspondence or the permit. Please provide documentation/permit from State. Documentation previously provided was for non-jurisdictional dam.

Reviewed by:
Charlene Durham, P.E.
charlenedurham@elpasoco.com

Jeff Rice
jeffrice@elpasoco.com 		10/28/2024 3:40:32 PM
EPC Stormwater Review
10/17/2024 8:11:59 AM 		EPC DPW Stormwater review completed by Development Services Engineer for this submittal.

Reviewed by:
Christina Prete, P.E.
Stormwater Manager
ChristinaPrete@elpasoco.com 		10/17/2024 8:11:59 AM
View PCD Engineering Division
10/16/2024 2:03:18 PM 		Channel Maintenance Agreement Redlines 10/16/2024 2:03:18 PM
View PCD Engineering Division
10/16/2024 2:02:49 PM 		License Agreement Redlines 10/16/2024 2:02:49 PM
View PCD Engineering Division
10/16/2024 2:02:22 PM 		Final Plat Redlines 10/16/2024 2:02:22 PM
PCD Engineering Division
10/16/2024 2:36:38 PM 		Engineering has the following comments (See link to comment letter to left):

The following items need to be revised and resubmitted:
- Final Plat (Comment mentioned in yesterday's meeting, ownership of Tract A is metro district)
- License Agreement for mailboxes, street lights, underdrains (See eng and county attorney comments)
- Channel Maintenance Agreement (Needs to be finalized with this plat)
- Remaining comments from County comment letter:
* If there will be a Road Fee Credit Agreement for the construction of Briargate Parkway provide the form.
* The drainage report states that the proposed pond embankment is jurisdictional; verify that the correct permitting is being obtained from the State and provide a copy of correspondence or the permit. Please provide documentation/permit from State. Documentation previously provided was for non-jurisdictional dam.
* Lot #’s shown in note # 34 on final plat do not seem to match with Lot #’s shown on plat for hazard areas delineated on Figure 7 in Soils report.

Reviewed by:
Charlene Durham, P.E.
charlenedurham@elpasoco.com

Jeff Rice
jeffrice@elpasoco.com 		10/16/2024 2:36:38 PM
View County Attorney - Development Review
10/15/2024 12:02:37 PM 		1. Signature to SIA attached.
2. My interpretation of the 2022 Development Agreement for Sterling Ranch is that the Channel Maintenance Agreement is required with this filing.
3. Please provide the License Agreement in Word for ease of editing.
4. In paragraph 4 of the "Pond Agreement," please insert "in compliance with the County-reviewed Operation and Maintenance Manual, attached hereto as Exhibit C and incorporated herein by this reference," after "maintain the detention basin/bmp(s)" and attached the O&M as Exhibit C. 		10/15/2024 12:02:37 PM
View PCD Project Manager
7/8/2024 7:20:03 AM 		CDs Utility- Please revise, sign and stamp.
Please sign and stamp all docs for approval 		7/8/2024 7:20:03 AM
View PCD Project Manager
7/8/2024 7:19:21 AM 		Plat Comments remaining 7/8/2024 7:19:21 AM
View PCD Engineering Division
7/2/2024 11:17:10 AM 		Engineering has the following comments (See link to comment letter to left):

The following items need to be revised and resubmitted:
- Final Plat (see previous redlines on Sheet 1)
- Utility CDs, signed (see previous redlines on Sheet 1)
- Detention Basin Maintenance Agreement
- License Agreement for mailboxes, street lights, underdrains...
- Responses to applicable comments in the comment memo

Also provide the following when available:
- License Agreement for mailboxes, street lights, underdrains...
- Channel maintenance agreement with updated exhibits

Reviewed by:
Charlene Durham, P.E.
charlenedurham@elpasoco.com

Jeff Rice
jeffrice@elpasoco.com 		7/2/2024 11:17:10 AM
EPC Stormwater Review
7/1/2024 7:57:09 PM 		All EPC DPW Stormwater comments have been addressed. Please address any remaining outstanding comments from other agencies and then upload the final signed/stamped and dated documents for approval. SW Docs that still need to be signed (once finalized) include:
- Detention Maintenance Agreement

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer III
GlennReese@elpasoco.com 		7/1/2024 7:57:09 PM
View PCD Engineering Division
5/14/2024 5:04:01 PM 		Plat Redlines 5/14/2024 5:04:01 PM
View PCD Engineering Division
5/14/2024 5:03:37 PM 		Utility Redlines 5/14/2024 5:03:37 PM
View PCD Engineering Division
5/14/2024 5:04:21 PM 		Engineering has the following comments (See link to comment letter to left):

The following items need to be revised and resubmitted:
- Final Plat
- Utility CDs

Provide signed engineering documents when complete.

Also provide the following:
- Responses to applicable comments in the comment memo
- Channel maintenance agreement in Word document format

Reviewed by:
Charlene Durham, P.E.
charlenedurham@elpasoco.com

Jeff Rice
jeffrice@elpasoco.com 		5/14/2024 5:04:21 PM
PCD Project Manager
5/8/2024 3:11:19 PM 		Please add the dollar amount and add a note any credit amounts to be used for each fee due at recording. Add school district and fees and park fees. Park fees are identified in the Parks Board Comments.
Add dollar amount and credits being used if credits are to be used and noted on Mylar. https://planningdevelopment.elpasoco.com/#1515613078895-69552b09-44a4 School fee link 		5/8/2024 3:11:19 PM
PCD Project Manager
5/8/2024 3:07:27 PM 		Please verify that the PID program has gone through the public hearing and complete note on plat. 5/8/2024 3:07:27 PM
View PCD Engineering Division
12/6/2023 4:57:30 PM 		Final Plat Redlines 12/6/2023 4:57:30 PM
View PCD Engineering Division
12/6/2023 4:39:06 PM 		Drainage Report Redlines 12/6/2023 4:39:06 PM
View PCD Engineering Division
12/6/2023 4:38:38 PM 		Utility Redlines 12/6/2023 4:38:38 PM
County Attorney - Development Review
12/5/2023 11:16:23 AM 		No further comments on SIA. 12/5/2023 11:16:23 AM
View PCD Engineering Division
12/6/2023 5:08:16 PM 		Engineering has the following comments (See link to comment letter to left):

The following items need to be revised and resubmitted:
- Final Plat
- Final Drainage Report
- Utility CDs

Also provide the following:
- Responses to redlines and comment memo
- Channel maintenance agreement in Word document format

Reviewed by:
Charlene Durham, P.E.
charlenedurham@elpasoco.com

Jeff Rice
jeffrice@elpasoco.com 		12/6/2023 5:08:16 PM
View Colorado Division of Water Resources
10/9/2023 4:32:13 PM 		See attached letter. 10/9/2023 4:32:13 PM
View PCD Project Manager
9/28/2023 3:19:29 PM 		Plat Comments- Please call and let staff know what you decide to do about lot within 200-setback. Other docs will need to be changed if we remove the lot all together or add tracts... Same comment on Sterling Ranch East Filing No 2 9/28/2023 3:19:29 PM
View PCD Engineering Division
9/28/2023 9:18:37 AM 		Comment Memo 9/28/2023 9:18:37 AM
View PCD Engineering Division
9/28/2023 9:17:13 AM 		Utility CDs Redlines 9/28/2023 9:17:13 AM
View PCD Engineering Division
9/28/2023 9:16:44 AM 		FDR Redlines 9/28/2023 9:16:44 AM
PCD Engineering Division
9/28/2023 9:15:53 AM 		Engineering has the following comments:

The following items need to be revised and resubmitted:
- Final Plat (to be uploaded by PM)
- Final Drainage Report
- Utility CDs

Also provide the following:
- Responses to redlines and comment memo
- Channel maintenance agreement in Word document format

Reviewed by:
Charlene Durham, P.E.
charlenedurham@elpasoco.com

Jeff Rice
jeffrice@elpasoco.com 		9/28/2023 9:15:53 AM
PCD Project Manager
9/19/2023 1:16:40 PM 		NEW Policy- ALL PLATS will be required to identify the utility providers and state that the developer shall install the utilities to the edge of the lot.... (WELL AND SEPTC excluded) . Utilities are not collateralized in most cases. Add utilities installed by developer to edge of lot to the utilities plat note please. 9/19/2023 1:16:40 PM
EPC Stormwater Review
9/7/2023 2:28:18 PM 		Review 3: EPC DPW Stormwater comments have been resolved on the following documents:
- CDs
- ESQCP

Please sign and resubmit all documents with signature blocks.

EPC DPW Stormwater has no further comments. Planner: no re-review necessary.

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer III
GlennReese@elpasoco.com 		9/7/2023 2:28:18 PM
Upper Black Squirrel Creek GWMD
9/6/2023 3:21:35 PM 		The Upper Black Squirrel Creek GWMD does not have any comments at this time but respectfully reserves the right to comment on future submittals. 9/6/2023 3:21:35 PM
RBD Floodplain
8/29/2023 2:55:44 PM 		floodplain extents, BFEs and note appear correct no further comment 8/29/2023 2:55:44 PM
County Attorney - Development Review
5/18/2023 2:48:54 PM 		The name of the Subdivider in the preamble of the SIA still needs to be corrected. 5/18/2023 2:48:54 PM
View PCD Engineering Division
5/5/2023 4:17:22 PM 		(SWMP redlines) 5/5/2023 4:17:22 PM
View PCD Engineering Division
5/5/2023 4:16:48 PM 		(SIA redlines) 5/5/2023 4:16:48 PM
View PCD Engineering Division
5/5/2023 4:16:13 PM 		(FAE redlines) 5/5/2023 4:16:13 PM
View PCD Engineering Division
5/5/2023 4:15:31 PM 		(CDs/GEC redlines) 5/5/2023 4:15:31 PM
View PCD Engineering Division
5/5/2023 3:42:10 PM 		(FDR redlines) 5/5/2023 3:42:10 PM
View PCD Engineering Division
5/5/2023 3:37:42 PM 		(TIS redlines) 5/5/2023 3:37:42 PM
View PCD Engineering Division
5/5/2023 3:37:15 PM 		(Plat redlines - updated) 5/5/2023 3:37:15 PM
View PCD Engineering Division
5/5/2023 3:36:24 PM 		Engineering has the following comments:

See comment memo (link at left) and redlines.

The following items need to be revised and resubmitted:
- Letter of Intent
- Final Plat (see updated redlines)
- TIS (same redlines as SRE2)
- Final Drainage Report
- Construction Drawings including Grading and Erosion Control Plan
- Utility CDs
- FAE
- ESQCP (signed)
- PBMP Applicability Form (signed)
- SIA
- SWMP

Also provide the following:
- Responses to redlines and comment memo
- Channel maintenance agreement in Word document format

Reviewed by:
Charlene Durham, P.E.
charlenedurham@elpasoco.com

Jeff Rice
jeffrice@elpasoco.com 		5/5/2023 3:36:24 PM
View PCD Project Manager
5/4/2023 3:45:48 PM 		letter of intent 5/4/2023 3:45:48 PM
View PCD Project Manager
5/4/2023 3:45:14 PM 		Plat- minor comments 5/4/2023 3:45:14 PM
View EPC Stormwater Review
5/4/2023 9:08:15 AM 		ESQCP 5/4/2023 9:08:15 AM
Colorado Geological Survey
5/4/2023 8:35:00 AM 		CGS’s comments and recommendations from our 12/29/2022 remain valid. These are addressed below with additional comments following our review of the updated final plat.

1. In reviewing the previously submitted soil, geology, and geologic hazard study (Entech Engineering, Job No. 220571, April 19, 2022) and the revised final plat (Classic Consulting, same date as previous version, November 9, 2022), the lot numbers indicated in general note 34 (Geologic Hazard Note) appears to be inconsistent with geology/engineering geology map (Entech’s Figure No. 7).

2. In the test borings Entech previously drilled, groundwater was encountered at 3 to 19 feet below grade during drilling, and Entech observed areas of ponded water in some locations. According to Entech (page 2 of their report), “The proposed housing has will (sic) potentially utilize crawlspaces, garden level basements, or full basements.” Entech’s response to CGS’s review during the preliminary plan referral indicated that three additional test holes were drilled, and groundwater was encountered in one of the test holes at 13 feet below grade during drilling and 11.5 feet the following day, but also indicated that these additional test borings were drilled in October (when water levels are lower). CGS recommends that these test holes continue to be monitored through Spring and Summer.

We agree with Entech (page 12 of their report), “A minimum separation of 3 feet between foundation components and groundwater levels are recommended.” Proposed floor levels should be at least three feet (preferably five feet) above maximum anticipated groundwater levels and maintained year-round. CGS recommends no below-grade construction in areas with seasonal shallow groundwater levels within three feet of proposed floor levels.

3. Page 12 of Entech’s report states, “In areas where high subsurface moisture conditions are anticipated periodically, subsurface perimeter drains will be necessary to help prevent the intrusion of water into areas located below grade.” An underdrain system should be allowed ONLY if it can gravity discharge to a daylight outfall or is connected to an existing underdrain system that gravity discharges to a daylight outfall. CGS recommends the underground drainage system with connections to individual underdrains for each lot are shown in the plans. Individual foundation perimeter drains are intended to handle small amounts of intermittent, perched water and may NOT be used as the sole mitigation of persistent shallow groundwater conditions. Similar to other Sterling Ranch developments, if shallow groundwater conditions exist and mitigation measures are not possible, then NO basements should be permitted within the Sterling Ranch East Filing No. 1 development and noted on the final plat.

4. Entech identified areas containing potentially unstable slopes but states on page 11, “these areas are to be avoided” and provides a setback distance of 20 feet from the crest of these slopes unless stabilized. Once final grading is complete, Entech should review the grades to verify these areas will be avoided or regraded and that the appropriate setbacks from unstable slopes are adhered to.

Reviewed on 5/4/2023 by Amy Crandall, Engineering Geologist (acrandall@mines.edu, 303-384-2632) 		5/4/2023 8:35:00 AM
View Parks Advisory Board
5/3/2023 1:19:01 PM 		El Paso County Parks and Community Services Final Comments, 2nd Submittal - Please See Attached Documents (PAB Endorsed 01/11/2023) 5/3/2023 1:19:01 PM
Pikes Peak Regional Building Department
4/27/2023 7:29:36 AM 		1. When you are ready for addressing, please hand deliver or mail a copy of the entire filing to the Enumerations department, on one sheet of paper for addressing purposes. I am located at our new north location at 3939 Cordera Crest Ave, Colo. Springs, Co 80924. One addresses are received they will need to be placed on the plat.
2. New street name to replace Westmont Drive required, per El Paso-Teller 9-1-1.


Amy Vanderbeek
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2930 E: Amy@pprbd.org 		4/27/2023 7:29:36 AM
EPC Stormwater Review
5/4/2023 9:08:38 AM 		Review 2: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded documents:
- CDs..........(to be uploaded by Charlene)
- ESQCP

Please sign and resubmit the following document:
- PBMP Applicability Form

EPC DPW Stormwater comments have been resolved on the following documents:
- Drainage Report
- FAE
- GEC Checklist
- MS4 Post Construction Form
- O&M Manual
- SWMP
- SWMP Checklist

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer III
GlennReese@elpasoco.com

Reviewed by:
Mikayla Hartford
Stormwater Engineer I
MikaylaHartford@elpasoco.com 		5/4/2023 9:08:38 AM
View EPC Parks Department
4/21/2023 2:47:18 PM 		El Paso County Parks and Community Services Final Comments, 2nd Submittal - Please See Attached Documents (PAB Endorsed on 01/11/2023) 4/21/2023 2:47:18 PM
Colorado Parks and Wildlife
4/20/2023 4:31:31 PM 		Colorado Parks and Wildlife (CPW) has reviewed the plans for the Sterling Ranch East Filing No. 1 Plat in El Paso County. Colorado Parks and Wildlife (CPW) is in receipt of the above referenced permit application and is familiar with the site. Based both on the location and type of action that has been taken CPW anticipates that the impacts to the wildlife resource from this project would be negligible. CPW has commented on the entirety of the Sterling Ranch project area, and would direct attention to that land use letter.

We appreciate being given the opportunity to comment. Please feel free to contact District Wildlife Manager, Aaron Berscheid, should you have any questions or require additional information at 719-439-9601 or via email at aaron.berscheid@state.co.us 		4/20/2023 4:31:31 PM
911 Authority - El Paso/Teller County
4/18/2023 9:01:58 AM 		Comments for E911 as follows:

Pocatello Trl – Available
Newport Beach Dr – Available
Long Beach Ter – Available
San Diego Way – Available
Clearlake Way – Available
Santa Clara PL – Available
Palo Alto Trl – Available
Lake Tahoe Dr – Available

Westmont Dr – Not Acceptable – Directionals (West) are not allowed as part of streetname.

Note: Newport Beach Dr has been updated on all pages except #3 where the name is still indicated as Newport Beach Pl.

Thank you
Justin 		4/18/2023 9:01:58 AM
Academy SD 20 Building Fund
4/17/2023 7:25:13 AM 		Academy School District 20 is in receipt of File# SF2235 for approval of the Sterling Ranch East Filing No 1 Plat.

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 has been in discussions with Classic Homes regarding this filing; however, an agreement regarding the school sites between Classic Homes, El Paso County, and District 20 has not been finalized for the District 20 Board of Education to consider. Any agreement that District 20 would enter into must first be approved by the Board of Education. 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.

Please include the proposed access points, as discussed with the developer, off of Briargate Parkway and Sterling Ranch Road to access Tract J which is reserved as a proposed future PreK-8 school site on Sheet 10 of Job No. 1183.30 by Classic Consulting dated November 9, 2022.

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

Don Smith
Planning Consultant 		4/17/2023 7:25:13 AM
US Postal Service
4/13/2023 2:43:28 PM 		Please contact Rita Minnard (oreta.j.minnard@usps.gov) directly to review this development for mail service. To establish mail delivery and kiosk locations an appointment will be required with USPS to determine final locations. Information required for this establishment include proposed locations, type of mail receptacle, final plat with addresses, type of development (residential/commercial) and date of first occupancy. 4/13/2023 2:43:28 PM
View EPC Environmental Services
4/13/2023 12:16:55 PM 		4/13/2023 12:16:55 PM
RBD Floodplain
4/13/2023 8:50:31 AM 		floodplain lines , extents , and note appear correct, no further comment 4/13/2023 8:50:31 AM
View EPC Health Department
1/27/2023 2:47:17 PM 		1/27/2023 2:47:17 PM
View County Attorney - Water
1/26/2023 1:02:47 PM 		1/26/2023 1:02:47 PM
PCD Project Manager
1/17/2023 9:08:23 AM 		Please add the school sites to be dedicated with this filing and modify all docs so acreage and tracts match. Water shall be updated to include school tract please. 1/17/2023 9:08:23 AM
View PCD Engineering Division
1/13/2023 3:30:08 PM 		(EDB O&M redlines) (additional to Stormwater) 1/13/2023 3:30:08 PM
View PCD Engineering Division
1/13/2023 3:29:29 PM 		(MS4 Worksheet redlines) 1/13/2023 3:29:29 PM
View PCD Engineering Division
1/13/2023 3:28:32 PM 		(SIA redlines) 1/13/2023 3:28:32 PM
View PCD Engineering Division
1/13/2023 3:28:04 PM 		(ESQCP redlines) 1/13/2023 3:28:04 PM
View PCD Engineering Division
1/13/2023 3:27:29 PM 		(FAE redlines) 1/13/2023 3:27:29 PM
View PCD Engineering Division
1/13/2023 3:27:02 PM 		(CDs/GEC redlines summary) 1/13/2023 3:27:02 PM
View PCD Engineering Division
1/13/2023 3:26:36 PM 		(CDs/GEC redlines) 1/13/2023 3:26:36 PM
View PCD Engineering Division
1/13/2023 3:25:38 PM 		(FDR redlines summary) 1/13/2023 3:25:38 PM
View PCD Engineering Division
1/13/2023 3:23:55 PM 		(FDR redlines) 1/13/2023 3:23:55 PM
View PCD Engineering Division
1/13/2023 3:22:00 PM 		(TIS redlines) 1/13/2023 3:22:00 PM
View PCD Engineering Division
1/13/2023 3:21:02 PM 		(Plat redlines summary) 1/13/2023 3:21:02 PM
View PCD Engineering Division
1/13/2023 3:20:19 PM 		(Plat redlines) 1/13/2023 3:20:19 PM
View PCD Engineering Division
1/13/2023 3:19:23 PM 		(LOI redlines) 1/13/2023 3:19:23 PM
View PCD Engineering Division
1/13/2023 3:18:52 PM 		PCD-Engineering has the following comments:

See comment memo (link at left) and redlines.

The following items need to be revised and resubmitted:
- Letter of Intent
- Legal Description
- Final Plat
- TIS
- Final Drainage Report
- Construction Drawings including Grading and Erosion Control Plan
- FAE
- ESQCP
- SIA
- Other Stormwater items

Also provide the following:
- Responses to redlines and comment memo
- Channel maintenance agreement in Word document format


-- Jeff Rice - 719-520-7877 		1/13/2023 3:18:52 PM
View Parks Advisory Board
1/12/2023 3:59:35 PM 		El Paso County Community Services / Parks Final Comments - Please See Attached Documents (PAB Endorsed on 01/11/2023) 1/12/2023 3:59:35 PM
View County Attorney - Development Review
1/12/2023 3:56:52 PM 		1. Proposed edits to SIA attached.
2. Please provide legal description of entire subdivision in Word directly to County Attorney's Office for processing of PID petition. 		1/12/2023 3:56:52 PM
View EPC Stormwater Review
1/10/2023 7:33:47 PM 		SWMP Checklist 1/10/2023 7:33:47 PM
View EPC Stormwater Review
1/10/2023 7:33:25 PM 		SWMP 1/10/2023 7:33:25 PM
View EPC Stormwater Review
1/10/2023 7:33:04 PM 		PBMP Applicability Form 1/10/2023 7:33:04 PM
View EPC Stormwater Review
1/10/2023 7:32:46 PM 		O&M Manual 1/10/2023 7:32:46 PM
View EPC Stormwater Review
1/10/2023 7:32:29 PM 		MS4 Post Construction Form 1/10/2023 7:32:29 PM
View EPC Stormwater Review
1/10/2023 7:32:10 PM 		GEC Checklist 1/10/2023 7:32:10 PM
EPC Stormwater Review
1/10/2023 7:31:47 PM 		Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded documents:
- CDs........................(to be uploaded by PM with PCD comments)
- Drainage Report....(to be uploaded by PM with PCD comments)
- ESQCP...................(to be uploaded by PM with PCD comments)
- FAE........................(to be uploaded by PM with PCD comments)
- GEC Checklist
- MS4 Post Construction Form
- O&M Manual
- PBMP Applicability Form
- SWMP
- SWMP Checklist

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer III
GlennReese@elpasoco.com 		1/10/2023 7:31:47 PM
View El Paso County Conservation Dist
1/6/2023 12:56:36 PM 		Brief comments attached as .PDF. 1/6/2023 12:56:36 PM
Black Forest Fire Protection District
1/4/2023 8:05:35 AM 		NO additional comments at this time. 1/4/2023 8:05:35 AM
Academy SD 20 Building Fund
1/4/2023 7:29:46 AM 		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 has been in discussions with Classic Homes regarding this filing; however, an agreement regarding the school sites between Classic Homes, El Paso County, and District 20 has not been finalized for the District 20 Board of Education to consider. Any agreement that District 20 would enter into must first be approved by the Board of Education. 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 		1/4/2023 7:29:46 AM
Colorado Geological Survey
12/29/2022 10:32:43 AM 		The available referral documents include a Soil, Geology, and Geologic Hazard Study, Sterling Ranch East – Preliminary Plan No. 1 (Entech Engineering, Job No. 220571, April 19, 2022), Final Plat (Classic Consulting, November 9, 2022), Letter of Intent (Classic Consulting, Undated), Construction Plans (Classic Consulting, August 31, 2022), and other documents. CGS offers the following comments and recommendations.

1. In the test borings Entech previously drilled, groundwater was encountered at 3 to 19 feet below grade during drilling, and Entech observed areas of ponded water in some locations. According to Entech (page 2 of their report), “The proposed housing has will (sic) potentially utilize crawlspaces, garden level basements, or full basements.” Entech’s response to CGS’s review during the preliminary plan referral indicated that three additional test holes were drilled, and groundwater was encountered in one of the test holes at 13 feet below grade during drilling and 11.5 feet the following day, but also indicated that these additional test borings were drilled in October (when water levels are lower). CGS recommends that these test holes continue to be monitored through winter and spring.

We agree with Entech (page 12 of their report), “A minimum separation of 3 feet between foundation components and groundwater levels are recommended.” Proposed floor levels should be at least three feet (preferably five feet) above maximum anticipated groundwater levels and maintained year-round. CGS recommends no below-grade construction in areas with seasonal shallow groundwater levels within three feet of proposed floor levels.

2. Page 12 of Entech’s report states, “In areas where high subsurface moisture conditions are anticipated periodically, subsurface perimeter drains will be necessary to help prevent the intrusion of water into areas located below grade.” According to the preliminary plans, an underdrain will be installed beneath the sanitary sewer for all residential streets. An underdrain system should be allowed ONLY if it can gravity discharge to a daylight outfall or is connected to an existing underdrain system that gravity discharges to a daylight outfall. CGS recommends the underground drainage system with connections to individual underdrains for each lot are shown in the plans. Individual foundation perimeter drains are intended to handle small amounts of intermittent, perched water and may NOT be used as the sole mitigation of persistent shallow groundwater conditions. Similar to other Sterling Ranch developments, if shallow groundwater conditions exist and mitigation measures are not possible, then NO basements should be permitted within the Sterling Ranch East Filing No. 1 development.

3. Entech identified areas containing potentially unstable slopes but states on page 11, “these areas are to be avoided” and provides a setback distance of 20 feet from the crest of these slopes unless stabilized. Once final grading is complete, Entech should review the grades to verify these areas will be avoided or regraded and that the appropriate setbacks from unstable slopes are adhered to.

Reviewed on 12.29.2022 by Amy Crandall, Engineering Geologist (acrandall@mines.edu, 303-384-2632) 		12/29/2022 10:32:43 AM
Black Forest Land Use Committee
12/22/2022 4:45:53 PM 		The Black Forest Land Use Committee has no comments on this proposal. 12/22/2022 4:45:53 PM
View Colorado Division of Water Resources
12/22/2022 11:04:55 AM 		12/22/2022 11:04:55 AM
Woodmen Hills Metro
12/22/2022 9:39:14 AM 		Woodmen Hills Metropolitan District has no comments at this time but respectfully reserve the right to comment on any future submittals. 12/22/2022 9:39:14 AM
Colorado Parks and Wildlife
12/21/2022 3:21:13 PM 		Colorado Parks and Wildlife (CPW) has reviewed the plans for Sterling Ranch East Filing No. 1 in El Paso County, Colorado. CPW is in receipt of the above referenced permit application and is familiar with the site. CPW has commented on the plans for the entire Sterling Ranch Area and comments for that project can be referenced in previous land use comments.

We appreciate being given the opportunity to comment. Please feel free to contact District Wildlife Manager, Aaron Berscheid, should you have any questions or require additional information at 719-439-9601 or via email at aaron.berscheid@state.co.us 		12/21/2022 3:21:13 PM
Colorado Springs Utilities, Dev, Svc.(includes water resources)
12/19/2022 4:23:25 PM 		Utilities Development Services has no comments on this application. Call 719-668-4985 with any questions. 12/19/2022 4:23:25 PM
Pikes Peak Regional Building Department
12/19/2022 1:19:00 PM 		1. Replace street name Bellflower Drive. Corpus Christi Lane is not on the list of approved street names. The suffixes on multiple streets need to change per El Paso/Teller County E-9-1-1.
2. Standard Final Plat comments apply:
a. Enumerations will review the mylar prior to plat for address placement, street names, and title block.
b. A $10.00 per lot and tract platting fee will be due at the time of the review of the mylar, (two addresses per lot and tract). If an address is not needed on a tract then no fee applies. Check should be made out to PIKES PEAK REGIONAL BUILDING DEPARTMENT or PPRBD. Paid directly to the Enumerations Department. As of September 28th, 2022, an additional over the phone transaction fee of 2.95% of the total transaction will apply for any credit card payment.
c. A copy of the final recorded plat is required prior to plan submittal for RESIDENTIAL. Amy@pprbd.org
D. Mylar reviews can be reviewed via “pdf”. The mylar will be stamped by Enumerations for accuracy and returned to the applicant and the planner. All payments to be mailed to RBD via a check or credit card payment over the phone. Plats should not be recorded prior to Enumerations receiving payment. If you would like an in-person review, please make an appointment on our website.


Amy Vanderbeek
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2930 E: Amy@pprbd.org 		12/19/2022 1:19:00 PM
View Mountain View Electric Association, Inc.
12/19/2022 10:51:34 AM 		See attached comments 12/19/2022 10:51:34 AM
View EPC Parks Department
12/16/2022 2:43:39 PM 		El Paso County Community Services / Parks Preliminary Comments - Please See Attached Documents (To be presented to the PAB for endorsement 01/11/2023) 12/16/2022 2:43:39 PM
RBD Floodplain
12/15/2022 10:05:10 AM 		floodplain and BFE lines appear correct, no further comment 12/15/2022 10:05:10 AM
911 Authority - El Paso/Teller County
12/14/2022 8:59:01 AM 		Comments for E911 as follows:

Pocatello Trl – Available
San Diego Way – Available
Palo Alto Trl – Available
Lake Tahoe Dr – Available

Newport Beach Pl – Available – Suffix should be St or Dr.
Long Beach Dr – Available – Suffix should be Court, Place, Circle, Way, Terrace, Lane, Loop, Trail, or Path.
Santa Clara St – Available - Suffix should be Court, Place, Circle, Way, Terrace, Lane, Loop, Trail, or Path.

Clearlake St – Available - Suffix should be Court, Place, Circle, Way, Terrace, Lane, Loop, Trail, or Path.
Preliminary plan indicates Clear Lake St. This is also available, but we need to know which is desired for the final plan.

Bellflower Dr – Not Available – Existing Streetname

Thank you
Justin 		12/14/2022 8:59:01 AM
View EPC Environmental Services
12/13/2022 1:59:05 PM 		12/13/2022 1:59:05 PM
US Postal Service
12/12/2022 9:35:29 AM 		Please contact Rita Minnard (oreta.j.minnard@usps.gov) directly to review this development for mail service. To establish mail delivery and kiosk locations an appointment will be required with USPS to determine final locations. Information required for this establishment include proposed locations, type of mail receptacle, final plat with addresses, type of development (residential/commercial) and date of first occupancy. 12/12/2022 9:35:29 AM