Project Review Comments

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Project Name
Rhetoric Subdivision
2 lots, tract and public row for Sterling Ranch Road
5300000743 5300000743
JR Engineering
Mike Bramlett ( )
(303) 267-6240
Mike Bramlett ( )
(303) 267-6240
File Number
Project Manager
Kylie Bagley
7/11/2023 4:27:35 PM

View: Project Documents

Review Comments (35)

Link Agency Comment
View EPC Health Department
12/8/2023 2:53:32 PM
12/8/2023 2:53:32 PM
Black Forest Fire Protection District
10/29/2023 10:58:29 AM
Applicants shall demonstrate full compliance and conformance with El Paso County’s adopted Land Development Code (LDC), Engineering Criteria Manual (ECM), adopted International Fire Code (IFC), and all other adopted codes, provisions, or statutes that impact fire safety to include access/egress, water supply, hardening of structures, addressing, fire protection systems, etc. The applicant shall submit a comprehensive fire protection report from a qualified fire protection engineer that is licensed as a Professional Engineer (PE) by the Colorado State Board of Registration for Professional Engineers to demonstrate conformance to all requirements. Furthermore, the District does not support any waivers or variances that negatively impact any fire safety provisions including access/egress, water supply, hardening of structures, addressing, fire protections systems, etc. 10/29/2023 10:58:29 AM
View Mountain View Electric Association, Inc.
10/26/2023 2:51:10 PM
See attached comments 10/26/2023 2:51:10 PM
View County Attorney - Development Review
10/25/2023 10:26:06 PM
Comments on Detention Maintenance Agreement attached. 10/25/2023 10:26:06 PM
View County Attorney - Development Review
10/25/2023 10:25:35 PM
Comments on SIA attached. 10/25/2023 10:25:35 PM
View County Attorney - Water
10/25/2023 1:41:59 PM
See attached Water Supply Review and Recommendations. 10/25/2023 1:41:59 PM
View PCD Project Manager
10/24/2023 3:52:51 PM
Traffic Impact Study Redlines 10/24/2023 3:52:51 PM
View PCD Project Manager
10/24/2023 3:49:19 PM
Letter of Intent Redlines 10/24/2023 3:49:19 PM
View PCD Project Manager
10/24/2023 3:48:25 PM
Grading and Erosion Control Plan 10/24/2023 3:48:25 PM
View PCD Project Manager
10/24/2023 3:45:55 PM
Financial Assurance Form Redlines 10/24/2023 3:45:55 PM
View PCD Project Manager
10/24/2023 3:45:01 PM
Plat Redlines 10/24/2023 3:45:01 PM
View PCD Project Manager
10/24/2023 3:44:35 PM
Drainage Report Redlines 10/24/2023 3:44:35 PM
View PCD Project Manager
10/24/2023 3:43:21 PM
Detention Maintenance Agreement Redlines 10/24/2023 3:43:21 PM
View PCD Project Manager
10/24/2023 3:36:27 PM
Construction Drawing Redlines 10/24/2023 3:36:27 PM
Colorado Geological Survey
10/24/2023 3:40:03 PM
The site (38.9534, -104.6858) does not contain steep slopes or flood hazards, nor is it exposed to any geologic hazards that preclude the proposed industrial development. Entech’s characteristics of the site geology and preliminary geotechnical recommendations appear appropriate to address the potential geologic constraints identified at this site, including artificial fill, potentially expansive soils, potentially seasonally shallow groundwater areas, and ponded water on the site (Soil and Geology Study, Entech Engineering, Inc., August 17, 2023). CGS has no objection to the approval of the final plat. However, we offer the following comments.

1. The project is in a geologic setting and location known for shallow fluctuating groundwater. Groundwater was encountered in the borings at depths of 4 to 5 feet during drilling in August 2023. It is unknown if the borings were constructed as monitoring/observation holes. CGS agrees with Entech (page 10): “Fluctuations in groundwater conditions may occur due to variations in rainfall and other factors not readily apparent at this time,” and “shallow water areas will be mitigated with site grading and the installation of sewer underdrains.” Shallow groundwater conditions are expected to fluctuate with differing precipitation events and seasons. Even so, the construction of basements for commercial/industrial uses is not as common as for residential structures. Due to the high groundwater in the area, NO basements should be allowed.

2. Entech states (page 8), “Where shallow groundwater is encountered, underslab drains or interceptor drains may be necessary.” 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. Individual foundation perimeter drains are intended to handle small amounts of intermittent, perched water and may NOT be used to mitigate persistent shallow groundwater conditions.

3. A note should be added on the final plat that references the soil and geology study and lists the potential geologic constraints associated with the site.

4. CGS recommends that Entech be retained to review the project plans and specifications for conformance with the recommendations provided in their report.

Submitted 10/24/2023 by Amy Crandall, Engineering Geologist, Colorado Geological Survey (303-384-2632 or
10/24/2023 3:40:03 PM
PCD Project Manager
10/24/2023 3:35:02 PM
Planning Review Ver.1

Please see Planning and engineering review comments on the following documents
PCD Planner to upload review documents.

Plat_V1 - Planning and Engineering
LOI_V1 - Planning and Engineering
FAE_V1 - Engineering
Detention Maintenance Agreement_V1 - Engineering
FDR_V1 - Engineering
CDs_V1 - Engineering
GEC Plan_V1 - Engineering
TIS_V1 - Engineering

Thank you.
Kylie Bagley, Planner III
10/24/2023 3:35:02 PM
Colorado Springs Airport Advisory Commission
10/30/2023 10:25:23 AM
10/30/23 - The AAC had no objections to comments below.

This will be presented to the Airport Advisory Commission with the below comments on 10/24/2023.

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) for future development plans/plats.

• 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 (
10/30/2023 10:25:23 AM
PCD Engineering Division
10/23/2023 4:21:35 PM
Engineering Review Ver.1

Please see engineering review comments on the following documents
PCD Planner to upload review documents.

Detention Maintenance Agreement_V1
GEC Plan_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
10/23/2023 4:21:35 PM
Colorado Springs Public Works
10/19/2023 1:03:12 PM
Engineering Development Review has the following comments:

1. Concur with Traffic Engineering's comment that developer will be responsible to construct a westbound left turn lane and an eastbound right turn lane at Sterling Ranch Road/ Marksheffel Road intersection. Both turn lanes will need to include 200 feet turn length and 180 feet approach taper.

2. Submit construction plans to Engineering Development Review and Traffic Engineering through Project Dox for all proposed public improvements along Marksheffel.

Joel Dagnillo, P.E.
Engineer III
Engineering Development Review
City of Colorado Springs
10/19/2023 1:03:12 PM
View EPC Stormwater Review
10/18/2023 11:11:05 AM
SWMP 10/18/2023 11:11:05 AM
View EPC Stormwater Review
10/18/2023 11:09:53 AM
PBMP Applicability Form 10/18/2023 11:09:53 AM
View EPC Stormwater Review
10/18/2023 11:09:36 AM
O&M Manual 10/18/2023 11:09:36 AM
View EPC Stormwater Review
10/18/2023 11:08:52 AM
GEC Checklist 10/18/2023 11:08:52 AM
View Colorado Springs Utilities, Dev, Svc.(includes water resources)
10/18/2023 9:55:42 AM
In the wastewater treatment report, page 4 - section 2.2 Wastewater Treatment Plan: it is is mentioned "Interim wastewater treatment services will be provided by Colorado Springs Utilities" Provide the interim service agreement, our records do not show or mention said Interim service agreement for this subdivision.

Page 2 of the plat: the east property line, needs to be verified that it is aliqout. (see attached)
10/18/2023 9:55:42 AM
Pikes Peak Regional Building Department
10/18/2023 8:02:27 AM
1. Add the addressing to the plat. Each address should be running parallel to the street they are being addressed from. Addressing should be as close to the edge of the lot as possible.
2. Standard Final Plat comments:
a. Enumerations will review the pre-plat (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 pre-plat, (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 approval in the Enumerations department on any COMMERCIAL plan submittal. Please email the Enumerations staff member that reviewed your project.;; or
d. Pre-plat reviews can be reviewed via “pdf” or in-person. The pre-plat 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 stamping the pre-plat and receiving payment of plat fees. If any pre-plat changes occur, even if changes do not apply to Enumerations, we still need to re-stamp the pre-plat. The Enumerations stamped pre-plat copy should match the recorded document minus a few signatures. 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:
10/18/2023 8:02:27 AM
EPC Stormwater Review
10/18/2023 11:09:15 AM
Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded documents:
- Detention Maintenance Agreement...(to be uploaded with Development Services comments)
- Drainage Report....(to be uploaded with Development Services comments)
- FAE.......................(address Ed's comments in Section 1)
- Final Plat...............(to be uploaded with Development Services comments)
- GEC Plan..............(to be uploaded with Development Services comments)
- GEC Checklist
- O&M Manual
- PBMP Applicability Form

Document to be reviewed when submitted with the next submittal:
- Non-Jurisdictional State Water Impoundment Structure Application

Please provide the following document upon resubmittal (the planner will send an upload request):

Reviewed by:
Glenn Reese, P.E.
Stormwater Engineer III
10/18/2023 11:09:15 AM
Falcon Fire Protection District
10/10/2023 9:13:50 AM
This project is not inside the Falcon Fire Protection District. No comments. 10/10/2023 9:13:50 AM
View Colorado Division of Water Resources
10/9/2023 3:16:04 PM
See attached letter. 10/9/2023 3:16:04 PM
View Parks Advisory Board
10/9/2023 2:33:05 PM
See Parks comments attached. 10/9/2023 2:33:05 PM
View EPC Parks Department
10/9/2023 2:32:16 PM
See Parks comments attached. 10/9/2023 2:32:16 PM
Colorado Parks and Wildlife
10/6/2023 10:03:25 AM
Colorado Parks and Wildlife (CPW) has reviewed the plans for the Rhetoric Subdivision in El Paso County. Colorado Parks and Wildlife (CPW) 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.

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
10/6/2023 10:03:25 AM
View EPC Environmental Services
10/6/2023 9:42:07 AM
10/6/2023 9:42:07 AM
Colorado Springs Public Works
10/5/2023 12:03:44 PM
Traffic Engineering has the following comments:

1- The developer is required to remit the amount of $150,000 for the future anticipated traffic signal at the intersection of Marksheffel Rd/Sterling Ranch Rd.”
2- The developer will be responsible to construct a westbound left turn lane and an eastbound right turn lane at Sterling Ranch Road/ Marksheffel Road intersection. Both turn lanes will need to include 200 feet turn length and 180 feet approach taper.
3- Please submit the construction plans via Projectdox for city review. If you need help with this submittal, please contact Joel Dagnillo at (719)385-5412 or

Zaker Alazzeh, P.E.
Traffic Engineering Manager/Deputy City Traffic Engineer
City of Colorado Springs
(719) 385-5468
10/5/2023 12:03:44 PM
911 Authority - El Paso/Teller County
10/5/2023 9:34:36 AM
No action for E911 on this submittal.
Thank you.
10/5/2023 9:34:36 AM
Academy SD 20 Building Fund
10/4/2023 7:05:12 AM
Academy District 20 is in receipt of File# SF2325 for approval of the Rhetoric Subdivision--Sterling Recycling Facility Site Development Plan and Final Plat.

The District has no comment regarding this request.

If you need additional information, please contact me.

Don Smith
Planning Consultant
10/4/2023 7:05:12 AM