EDARP
Project Review Comments
- Project Name
- Sterling Ranch Fil No. 5 PUD Preliminary Plan
- Description
- previously platted as a D20 School site. Proposed 72 detached single family lots. Lots ranging from 3,448 SF to 4,608 SF; public ROW; Natural Gas line easement needs to be vacated or permissions
- Location
- Parcels
- 5233302049 5233302049
- Applicant
-
N.E.S.
Andrea Barlow ( abarlow@nescolorado.com )
(719) 471-0073 Andrea Barlow ( abarlow@nescolorado.com )
(719) 471-0073 - File Number
- PUDSP232
- Project Manager
- Kari Parsons
- Status
- Active
- Created
- 6/12/2023 12:44:28 PM
View: Project Documents
| Agency | Comment | ||
|---|---|---|---|
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County Attorney - Water
1/22/2024 12:02:16 PM |
See attached Water Supply Review and Recommendations. | 1/22/2024 12:02:16 PM |
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PCD Project Manager
1/18/2024 9:51:48 AM |
No Comments remain. | 1/18/2024 9:51:48 AM | |
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PCD Engineering Division
1/18/2024 8:51:54 AM |
Engineering Comments have been addressed. Reviewed by: Charlene Durham, PE charlenedurham@elpasoco.com |
1/18/2024 8:51:54 AM | |
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Colorado Division of Water Resources
1/17/2024 12:12:43 PM |
See attached letter. | 1/17/2024 12:12:43 PM |
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Falcon School District 49
1/17/2024 11:38:36 AM |
District 49 apologizes for the delayed response. Parcel 5233302049 falls within Academy School District # 20 and will defer to them for comment. |
1/17/2024 11:38:36 AM | |
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Colorado Springs Airport Advisory Commission
1/16/2024 1:38:31 PM |
1/16/2024 1:38:31 PM | |
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EPC Health Department
1/11/2024 9:41:16 AM |
1/11/2024 9:41:16 AM | |
| View |
PCD Engineering Division
1/10/2024 3:01:39 PM |
Drainage Report Redlines (single sheet) | 1/10/2024 3:01:39 PM |
|
PCD Engineering Division
1/10/2024 3:00:56 PM |
Review 3: EPC DPW Development Services comments have been provided on the following uploaded documents: - Drainage Report Please provide signed copy of TIS. Reviewed by: Charlene Durham, P.E. charlenedurham@elpasoco.com |
1/10/2024 3:00:56 PM | |
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PCD Project Manager
1/10/2024 11:50:41 AM |
Driveway comment for lots 54-56 is still pending- let's discuss. | 1/10/2024 11:50:41 AM | |
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PCD Project Manager
1/10/2024 11:41:05 AM |
Item is scheduled for PC Feb 1, and BoCC Feb 22 pending water sufficiency is made priord staff report publishing date 10 days before PC. | 1/10/2024 11:41:05 AM | |
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County Attorney - Water
1/9/2024 1:18:32 PM |
The SEO letter dated 12/11/23 states that that office has not received enough information to render an opinion regarding whether the proposed water supply is adequate and can be provided without causing injury to decreed water rights. Please provide the SEO with the additional info requested in order to obtain a favorable recommendation. The County Attorney's Office will then complete its water review. | 1/9/2024 1:18:32 PM | |
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PCD Project Manager
12/20/2023 9:09:29 AM |
Letter of Intent comments | 12/20/2023 9:09:29 AM |
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PCD Project Manager
12/20/2023 9:08:53 AM |
PUDSP redlines | 12/20/2023 9:08:53 AM |
| View |
PCD Engineering Division
12/19/2023 3:05:40 PM |
Drainage Report Redlines | 12/19/2023 3:05:40 PM |
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PCD Project Manager
12/19/2023 8:06:54 AM |
There is an outstanding comment on the State Water Letter to be resolved. Per the email between the applicant and State, a form should be completed to abandon a well. | 12/19/2023 8:06:54 AM | |
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PCD Engineering Division
12/20/2023 8:53:50 AM |
Review 2: EPC DPW Development Services comments have been provided on the following uploaded documents: - Drainage Report Comments have been addressed on the following documents: - Letter of Intent - Soils & Geology Report - Traffic Impact Study - Preliminary Plan Please provide signed copies of documents. Reviewed by: Charlene Durham, P.E. charlenedurham@elpasoco.com |
12/20/2023 8:53:50 AM | |
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PCD Project Manager
12/18/2023 9:55:17 AM |
Please provide the document vacating the easements as recorded at reception numbers 214100607, and 218054783, as depicted on the Branding Iron Plat and/or provide a response on timing and status. | 12/18/2023 9:55:17 AM | |
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Colorado Geological Survey
12/15/2023 9:29:45 AM |
With this referral, CGS received a request to provide Review Comments (Email dated December 5, 2023); Soil, Geology, and Geologic Hazard Study (Entech Engineering, Inc., December 1, 2023); PUD Development Plan (N.E.S., Inc., December 4, 2023); Response to Colorado Geological Survey Review (Entech, December 1, 2023), and Letter of Intent (N.E.S., Inc., November 2023). CGS offers the following comments and recommendations. 1. Entech identifies potentially seasonal shallow groundwater areas affecting Lots 7-9 and 13-17, also listed on the PUD Development Plan. 2. Page 17 of the letter of intent states, “In areas where shallow groundwater has been detected (Lots 7-17), CGS recommends that groundwater monitoring/observation be conducted to verify floor levels are at least 3’ above maximum anticipated groundwater levels, and determine feasibility of basements and if perimeter drains will be required if basements are proposed.” It does not appear that groundwater monitoring/observation has been performed. Therefore, mitigation measures for shallow groundwater conditions (i.e., no basements, underground drainage systems, etc.) cannot yet be determined. Mitigation measures for shallow groundwater should be included in the PUD development plan. 3. Entech states in their response letter, “groundwater is not expected to be an issue given the data from the test borings drilled on the site.” Based on our previous reviews of Filing No. 3 directly to the south and Filing No. 4 directly to the west of Filing No. 5, groundwater was encountered at depths ranging from about 7 to 12 feet. Additionally, Entech drilled the borings for Filing No. 5 in the fall of 2022 without rechecking in the spring/summer, when groundwater levels are at their highest. CGS recommends a groundwater monitoring/observation program for Filing No. 5. 4. Entech states (page 8), “Subsurface perimeter drains may be necessary to prevent the intrusion of water into areas below grade. Additionally, where shallow groundwater is encountered, underslab drains or interceptor drains may be necessary,” and “Where basements are considered, interceptor and underslab drains may be necessary.” Individual foundation perimeter drains are needed around any below-grade (basement) space, if determined to be feasible, and may discharge to an underdrain system if constructed. Individual foundation perimeter drains are intended to handle small amounts of intermittent, perched water and may NOT be used as sole mitigation of persistent shallow groundwater conditions. Comments uploaded to El Paso County Development Application Review on 12/15/2023 by Amy Crandall, P.E., Engineering Geologist, Colorado Geological Survey (acrandall@mines.edu) |
12/15/2023 9:29:45 AM | |
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EPC Stormwater Review
12/14/2023 8:11:47 AM |
Review 2: EPC DPW Stormwater comments have been resolved on the following documents: - Drainage Report - Letter of Intent - PBMP Applicability Form EPC DPW Stormwater has no further comments. Planner: no re-review necessary. Reviewed by: Glenn Reese, P.E. Stormwater Engineer III GlennReese@elpasoco.com |
12/14/2023 8:11:47 AM | |
| View |
Colorado Division of Water Resources
12/12/2023 4:19:31 PM |
Corrected header on pages 2 and 3 of letter, attached. | 12/12/2023 4:19:31 PM |
| View |
Colorado Division of Water Resources
12/11/2023 12:35:22 PM |
See attached letter. | 12/11/2023 12:35:22 PM |
|
County Attorney - Water
12/7/2023 2:32:39 PM |
The County Attorney's Office will complete its review once a finding of sufficiency has been made by the State Engineer's Office. Please note that the letter uploaded from September 1, 2023, does not pertain to this project. Thank you. | 12/7/2023 2:32:39 PM | |
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EPC Environmental Services
12/7/2023 1:38:41 PM |
12/7/2023 1:38:41 PM | |
|
Black Forest Land Use Committee
10/17/2023 2:48:33 PM |
The Black Forest Land Use Committee has no comments on this proposal. | 10/17/2023 2:48:33 PM | |
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Mountain View Electric Association, Inc.
10/5/2023 9:17:59 AM |
See attached comments | 10/5/2023 9:17:59 AM |
| View |
PCD Engineering Division
10/2/2023 4:29:43 PM |
Drainage Report Redlines | 10/2/2023 4:29:43 PM |
|
PCD Engineering Division
10/2/2023 4:28:56 PM |
Review 1: EPC DPW Development Services comments have been provided on the following uploaded documents: - Drainage Report - Letter of Intent (to be uploaded by PM) - Soils & Geology Report (to be uploaded by PM) - Traffic Impact Study (to be uploaded by PM) - Preliminary Plan (to be uploaded by PM) Reviewed by: Charlene Durham, P.E. charlenedurham@elpasoco.com |
10/2/2023 4:28:56 PM | |
| View |
PCD Project Manager
10/2/2023 3:46:00 PM |
PUD Comments- Staff is happy to have a TEAMS meeting if questions. | 10/2/2023 3:46:00 PM |
| View |
PCD Project Manager
10/2/2023 3:44:13 PM |
Letter of Intent Comments | 10/2/2023 3:44:13 PM |
| View |
PCD Project Manager
10/2/2023 3:43:54 PM |
Traffic Impact Study Comments | 10/2/2023 3:43:54 PM |
| View |
PCD Project Manager
10/2/2023 3:28:23 PM |
Subdivision Summary form- Please make sure that the State Water form, Comt Letter and this form all have the same values. Please make sure to account for Tract F (its not open space but "other"), if it remains. | 10/2/2023 3:28:23 PM |
| View |
PCD Project Manager
10/2/2023 12:07:23 PM |
Soil, Geology, & Geo hazard Study comments | 10/2/2023 12:07:23 PM |
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PCD Project Manager
10/2/2023 11:58:18 AM |
Please provide the document vacating the easements as recorded at reception numbers 201034022, 214100607, and 218054783, as depicted on the Branding Iron Plat. | 10/2/2023 11:58:18 AM | |
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PCD Project Manager
10/2/2023 11:13:52 AM |
Staff thanks applicant Natural Features Report was well done. | 10/2/2023 11:13:52 AM | |
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PCD Project Manager
10/2/2023 11:53:52 AM |
Please provide a copy of the vacated gas line easement and temporary construction easement that runs north south. Reception number 201034022 | 10/2/2023 11:53:52 AM | |
|
Colorado Springs Public Works
9/28/2023 9:31:46 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 |
9/28/2023 9:31:46 AM | |
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Colorado Springs Public Works
9/28/2023 8:16:17 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 |
9/28/2023 8:16:17 AM | |
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Colorado Geological Survey
9/27/2023 10:30:36 AM |
With this referral, CGS received a request to provide Review Comments (Email dated August 31, 2023); Preliminary Drainage Report (J.R. Engineering, LLC, March 2023); Soil, Geology, and Geologic Hazard Study (Entech Engineering, Inc., November 22, 2022); PUD Development Plan (N.E.S., Inc., August 25, 2023); and Letter of Intent (N.E.S., Inc., August 2023). CGS offers the following comments and recommendations. 1. Entech identifies potentially seasonal shallow groundwater areas affecting Lots 16-22 and 71-75 (Figure 7), which varies from the PUD Development Plan. However, the geologic hazard note on sheet 1 of the PUD Development Plan includes the correct lot numbers. Regarding the area impacted by potentially seasonal shallow groundwater, Entech states (page 6), “It should be noted that these water levels are from previous investigations,” however, the boring logs (or groundwater depths) from the “previous investigations” were not provided in Appendix D (as indicated on page 6). CGS recommends that Entech provide the groundwater levels measured from “previous investigations” along with the dates/time of year they were measured. 2. Groundwater was encountered at depths of 16 and 18.5 feet in Entech’s borings during drilling operations in the fall of 2022. If basements are being considered and based on our experience in the Sterling Ranch development, CGS recommends the county require groundwater monitoring/observation to obtain groundwater data to verify that proposed floor levels are at least three feet (preferably 5 feet) above maximum anticipated groundwater levels and maintained year-round. This monitoring/observation program should be conducted to determine the feasibility of basements and if an underdrain system is required due to shallow groundwater conditions. To be effective, however, this monitoring should include measurements/observations through fall, winter, and spring and not merely during site-specific building investigations. 3. Entech states (page 9), “Subsurface perimeter drains may be necessary to prevent the intrusion of water into areas below grade. Additionally, where shallow groundwater is encountered, underslab drains or interceptor drains may be necessary,” and “Where basements are considered, interceptor and underslab drains may be necessary.” Mitigation measures recommended by Entech should be included in the preliminary plan. Individual foundation perimeter drains are needed around any below-grade (basement) space, if determined to be feasible, and may discharge to an underdrain system if constructed. Individual foundation perimeter drains are intended to handle small amounts of intermittent, perched water and may NOT be used as sole mitigation of persistent shallow groundwater conditions. Comments uploaded to El Paso County Development Application Review on 9/27/2023 by Amy Crandall, P.E., Engineering Geologist, Colorado Geological Survey (acrandall@mines.edu). |
9/27/2023 10:30:36 AM | |
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El Paso County Conservation Dist
9/26/2023 10:57:46 AM |
Brief comments attached as a .pdf. | 9/26/2023 10:57:46 AM |
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EPC Stormwater Review
9/25/2023 12:27:48 PM |
PBMP Applicability Form | 9/25/2023 12:27:48 PM |
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EPC Stormwater Review
9/25/2023 12:27:59 PM |
Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded documents: - Drainage Report...(to be uploaded with Development Services comments) - Letter of Intent......(to be uploaded with Development Services comments) - PBMP Applicability Form. Reviewed by: Glenn Reese, P.E. Stormwater Engineer III GlennReese@elpasoco.com |
9/25/2023 12:27:59 PM | |
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Colorado Springs Airport Advisory Commission
1/16/2024 1:02:44 PM |
Airport advisory Commission approved the below: This review will be presented to the Airport Advisory Commission on 9/27/23 with the below comments: Airport staff recommends no objection with the following conditions: • Avigation Easement: An avigation easement is requested or provide proof of previous recording (book/page or reception number). • Airport Acknowledgment: Upon accepting residency within Sterling Ranch, all adult residents and occupants shall be required to sign a notice in which the tenant acknowledges that Sterling Ranch lies within an Airport Overlay Zone and is located less than 10 miles from Colorado Springs Municipal Airport and may, at times (24 hours per day), experience noise and other activities and operations associated with aircraft and the Airport. • FAA Form 7460-1: If use of equipment (permanent or temporary) will exceed 200 feet above ground level in height at this site, the applicant is to file an airspace evaluation case with the Federal Aviation Administration (FAA) and provide the results to the Airport before the commencement of construction activities; FAA’s website (https://oeaaa.faa.gov/oeaaa/external/portal.jsp). |
1/16/2024 1:02:44 PM | |
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Colorado Parks and Wildlife
9/20/2023 10:30:04 AM |
Colorado Parks and Wildlife (CPW) has reviewed the plans for the Sterling Ranch East Fil No 5 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 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. 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 |
9/20/2023 10:30:04 AM | |
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EPC Environmental Services
9/15/2023 1:07:30 PM |
9/15/2023 1:07:30 PM | |
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Parks Advisory Board
9/14/2023 11:36:45 AM |
El Paso County Parks and Community Services Final Comments - Please See Attached Documents (PAB Endorsed 09/13/2023) | 9/14/2023 11:36:45 AM |
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Pikes Peak Regional Building Department
9/13/2023 11:08:03 AM |
1. Standard PUD comment: PLEASE READ- 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/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. c. 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 2. Note, street names have been approved. Amy Vanderbeek Enumerations Plans Examiner Pikes Peak Regional Building Department O: 719-327-2930 E: Amy@pprbd.org |
9/13/2023 11:08:03 AM | |
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County Attorney - Water
9/12/2023 9:43:33 AM |
In a letter dated September 1, 2023, the Colorado Division of Water Resources requested the applicant provide additional information. The County Attorney's Office will complete its review once conditions in the State Engineer's letter have been met, and a finding of sufficiency has been made. Thank you. | 9/12/2023 9:43:33 AM | |
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911 Authority - El Paso/Teller County
9/12/2023 7:39:12 AM |
Comments for E911 as follows: Manor House Way – Available and reserved Abby House Lane - Available and reserved School House Dr – Logical continuation Thank you. Justin |
9/12/2023 7:39:12 AM | |
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Colorado Springs Utilities, Dev, Svc.(includes water resources)
9/11/2023 10:50:37 AM |
Provide the site plan mentioned in Gas Easement Correspondence by JR Engineering showing the easement vacations below the street right of ways | 9/11/2023 10:50:37 AM | |
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Upper Black Squirrel Creek GWMD
9/6/2023 3:22:02 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 3:22:02 PM | |
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Academy SD 20 Building Fund
9/6/2023 7:36:28 AM |
Academy District 20 is in receipt of File # PUDSP232 for approval of the Sterling Ranch Fil No. 5 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 |
9/6/2023 7:36:28 AM | |
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Colorado Division of Water Resources
9/2/2023 12:06:32 PM |
See attached letter. | 9/2/2023 12:06:32 PM |
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Black Forest Fire Protection District
9/2/2023 8:24:45 AM |
While the Fire Protection Report is extensive I did not note the PE stamp to demonstrate conformance. | 9/2/2023 8:24:45 AM | |
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EPC Parks Department
9/1/2023 3:45:13 PM |
El Paso County Parks and Community Services Preliminary Comments - Please See Attached Documents (To be presented to the PAB for endorsement on 09/13/23) | 9/1/2023 3:45:13 PM |
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RBD Floodplain
8/31/2023 2:24:47 PM |
parcel 5233302049 not in the SFHA, no comment | 8/31/2023 2:24:47 PM |