EDARP
Project Review Comments
- Project Name
- Retreat at PraireRidge Filing No. 3 Plat
- Description
- Six residential lots to be served by well and septic. Access of of Poco Road. No public Improvements. Water finding made at Preliminary Plan. Administrative Plat
- Location
- Parcels
- 5228000024 5228000024 5228000025 5228000025
- Applicant
-
N.E.S. Inc.
Andrea Barlow ( abarlow@nescolorado.com )
(719) 471-0073 Andrea Barlow ( abarlow@nescolorado.com )
(719) 471-0073 - File Number
- SF2520
- Project Manager
- Kari Parsons
- Status
- Active
- Created
- 1/8/2025 3:41:51 PM
View: Project Documents
| Agency | Comment | ||
|---|---|---|---|
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EPC Fire and Wildfire Program Manager
7/14/2025 2:10:15 PM |
Fire comments added to the following documents: - Fire Protection Report - Final Plat Roland Peterson Fire Safety and Wildfire Mitigation Program Manager Planning & Community Development 719.520.6075 rolandpeterson@elpasoco.com |
7/14/2025 2:10:15 PM |
|
Black Forest Fire Protection District
7/11/2025 8:35:53 PM |
BFFRPD (Black Forest Fire Rescue Protection District) has reviewed the proposed project. Of concern for BFFRPD operations is the fire department access and fire protection water supplies, considering there are currently no known cisterns and there is not a municipal water system. This project will require the installation of a cistern per Resolution No. 13-503, dated December 17, 2013 Black Forest Fire Rescue has developed a guide to help with planning a development project. It provides requirements that must be met for your project to comply with the BFFRPD standards. This guide includes essential information about water and cisterns that must be incorporated into your plan to ensure the safety of your property and the surrounding community. Please Note: Black Forest Fire Rescue does not provide advice or assistance regarding the actual construction of cisterns. Our role is primarily focused on ensuring that developers are aware of the correct pipe connection specifications. Typically, developers choose to purchase pre-made cisterns and engage excavators to dig the hole. Licensed plumbers are then responsible for installing the necessary piping. Once these steps are completed, the hole is backfilled before our team arrives to conduct an operational check. It is essential to understand that cisterns are owned and maintained by the property owner(s) themselves and/or HOA. As a helpful tip, we advise property owners and HOA's to ensure that their cistern systems are designed to retain water indefinitely and maintain a vacuum seal over time. This is crucial for the effective operation of the cistern and its readiness for any potential firefighting needs. Additionally, all structures and street signs need to comply with PPRBD, EL Paso County standards, IBC 2021 and IFC 2021 standards. Our recommendation is the applicant 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. 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. |
7/11/2025 8:35:53 PM | |
| View |
Colorado Division of Water Resources
7/11/2025 7:16:50 PM |
7/11/2025 7:16:50 PM | |
| View |
EPC Fire and Wildfire Program Manager
7/9/2025 3:07:25 PM |
Fire comments added to the following documents: - Fire Protection Report - Final Plat Roland Peterson Fire Safety and Wildfire Mitigation Program Manager Planning & Community Development 719.520.6075 rolandpeterson@elpasoco.com |
7/9/2025 3:07:25 PM |
|
County Attorney - Water
7/9/2025 2:45:06 PM |
Water supply sufficiency was found at Preliminary Plan based on these 6 lots being supplied by FAWWA. Please confirm whether applicant is requesting an administrative review of the change in water supply to wells in connection with this final plat, or if that change in water supply will occur sometime after plat approval. If the former, then: 1. The County Attorney’s Office and EPCPH will review water quality, quantity and dependability and make recommendations to the PCD Director for approval or disapproval of the change in water supply. 2. Please comply with Requirement B of the Water Supply Review and Recommendations in the Preliminary Plan file. |
7/9/2025 2:45:06 PM | |
| View |
Mountain View Electric Association, Inc.
7/8/2025 4:25:14 PM |
See attached comment | 7/8/2025 4:25:14 PM |
| View |
PCD Engineering Division
7/8/2025 1:47:45 PM |
Closures Sheet | 7/8/2025 1:47:45 PM |
| View |
PCD Engineering Division
7/8/2025 1:47:26 PM |
Traffic Memo | 7/8/2025 1:47:26 PM |
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PCD Engineering Division
7/8/2025 1:47:00 PM |
Engineering Review 1 has comments on the following documents - Traffic Memo - Final Plat Drawings - Letter of Intent - Closures Sheet Please upload final versions of the FDR, GEC Plan, ESQCP, PBMP Applicability Form and SWMP once all comments on Filing 1 have been addressed. Review by Bret Dilts, PE bretdilts@elpasoco.com 719-520-6864 |
7/8/2025 1:47:00 PM | |
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PCD Project Manager
7/8/2025 1:45:32 PM |
There are several MVEA easements and a FAWWA easement on the title work that need to be depicted and then stated if they are to remain or be vacated. Please verify all easements are depicted on the plat | 7/8/2025 1:45:32 PM | |
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PCD Project Manager
7/8/2025 1:12:46 PM |
Closures comments | 7/8/2025 1:12:46 PM |
| View |
PCD Project Manager
7/8/2025 1:12:22 PM |
Letter of Intent Comments | 7/8/2025 1:12:22 PM |
| View |
PCD Project Manager
7/8/2025 1:11:46 PM |
Fire Protection report comments, Please contact Roland Peterson if there are questions. | 7/8/2025 1:11:46 PM |
| View |
PCD Project Manager
7/8/2025 1:10:57 PM |
Final Plat Comments | 7/8/2025 1:10:57 PM |
|
Colorado Geological Survey
7/8/2025 9:05:52 AM |
The available referral documents include a Soil and Geology Study, Retreat at Prairieridge Filing No. 3 (Entech Engineering, Job No. 241933, February 28, 2025), Final Plat (Classic Consulting, January 15, 2025), Letter of Intent (N.E.S., Inc., March 2025), and other documents. We offer the following comments and recommendations. 1. Entech drilled one (1) test hole (TB-4) within Lot 2 of Filing No. 3. Groundwater was encountered at a shallow depth of 7 feet subsequent to drilling. Other areas within Filing No. 3 may contain shallow groundwater. It should be noted that TB-4 is not indicated as potentially seasonal shallow groundwater (psw) or seasonally shallow groundwater (sw), however, the drainages surrounding this test hole are considered sw. 2. CGS recommends that monitoring/observation holes be installed in Filing No. 3 (if not already installed), and groundwater levels in these holes continue to be measured to determine seasonal fluctuations (year-long) and after early grading operations. This is necessary to determine the extent of shallow groundwater impacts on the overall development, as mandated by code. 3. We agree with Entech (page 8 of their report) that “Buildings should maintain a minimum separation of 3 feet between the lowest foundation grade and the maximum anticipated groundwater level.” If the minimum separation cannot be achieved and mitigation measures are not possible (such as raising site grades well above maximum groundwater elevations based on a minimum yearlong monitoring program), then NO basements or other below-grade spaces (crawlspaces, walkouts, etc.) should be permitted within Prairie Ridge Filing No. 3. 4. Entech discusses the installation of drains for this subdivision. Note 20 also states, “In areas of shallow groundwater: Due to shallow groundwater in the area, all foundations shall incorporate an underground drainage system.” Plans regarding an underground drainage system have not been provided. It has been our experience that these systems have issues due to individual connections and lack of a gravity discharge to a daylight outfall. An underdrain system should be allowed ONLY if it can gravity discharge to a daylight outfall. Individual foundation perimeter drains are intended to handle small amounts of intermittent, perched water, and CANNOT be used to mitigate persistent shallow groundwater conditions. 5. Note 20 of the final plat should be updated to reference Entech’s soil and geology study specific to Filing No. 3. Reviewed on 7/8/2025 by Amy Crandall, Engineering Geologist (acrandall@mines.edu) |
7/8/2025 9:05:52 AM | |
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EPC Stormwater Review
7/7/2025 1:59:03 PM |
Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded document(s): - Letter of Intent - Final Plat Please provide the following document upon resubmittal: - PCM Applicability Form (Provide document specific to Filing No.3) Reviewed by: Mikayla Hartford, P.E. Engineer - Stormwater 719.339.5053 MikaylaHartford@elpasoco.com Zachary Jannusch Associate Engineer - Stormwater 719.500.3170 ZacharyJannusch@elpasoco.com |
7/7/2025 1:59:03 PM | |
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Parks Advisory Board
7/3/2025 2:23:56 PM |
El Paso County Parks Department, Final Administrative Comments - Please See Attached Documentation | 7/3/2025 2:23:56 PM |
| View |
EPC Parks Department
7/3/2025 2:22:51 PM |
El Paso County Parks Department, Final Administrative Comments - Please See Attached Documentation | 7/3/2025 2:22:51 PM |
|
Upper Black Squirrel Creek GWMD
7/2/2025 4:51:03 PM |
The Upper Black Squirrel Creek GWMD does not have any comments on this application as it is not in our district. | 7/2/2025 4:51:03 PM | |
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Colorado Springs Public Works
7/1/2025 1:45:42 PM |
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 |
7/1/2025 1:45:42 PM | |
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County Attorney - Development Review
6/27/2025 2:26:46 PM |
Please refer this file to County Attorney – Water for review to ensure compliance with the Water Supply Review and Recommendations. No additional comments from County Attorney – Development Review at this time. Reviewed by: Erika Keech, Senior County Attorney, erikakeech2@elpasoco.com. |
6/27/2025 2:26:46 PM | |
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PCD Administrative Notice
6/23/2025 3:39:20 PM |
On 06/23/2025, PCD mailed "Notice of Administrative Determination" letters for SF2520 to surrounding property owners within a 500-foot range (100 addresses). The potential date an administrative decision can be made is 07/07/2025. Copies of the notice, mailing labels, and selected range have been uploaded to the EDARP file. Cost of postage = $69.00. JM | 6/23/2025 3:39:20 PM | |
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911 Authority - El Paso/Teller County
6/23/2025 1:24:50 PM |
No action for E911 on this submittal. Thank you. Justin |
6/23/2025 1:24:50 PM | |
| View |
EPC Environmental Services
6/19/2025 10:21:19 AM |
6/19/2025 10:21:19 AM | |
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Pikes Peak Regional Building Department
6/19/2025 9:49:45 AM |
1. Wrecking permits to remove 8225 & 8455 Poco Road is required and needs to be in place prior to plans being submitted to Regional Building Department for permit. 2. Page 2 should have the street name Vollmer Road shown in the roadway. 3.Contact Enumerations when you are ready for addressing to be assigned. 4. 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 December 5th 2023, the fee for all credit/debit cards has changed from the flat 2.95% fee to the following: Over the phone Credit/Debit Card payments will be 2.3% and In-Person Debit Card payments will be 1.5% (in-person only). c. 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, https://www.pprbd.org/Home/BookAppt d. A copy of the final recorded plat is required prior to plan submittal for RESIDENTIAL. 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. Amy@pprbd.org; Brent@pprbd.org; or BeckyA@pprbd.org Amy Vanderbeek Enumerations Plans Examiner Pikes Peak Regional Building Department O: 719-327-2930 E: Amy@pprbd.org |
6/19/2025 9:49:45 AM | |
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Academy SD 20 Building Fund
6/19/2025 7:21:34 AM |
Academy District 20 is in receipt of File # SF2520 for approval of the Retreat at PraireRidge Filing No. 3 Plat. The District is requesting fees in lieu of land dedication per the existing County Code for all residential units within this development. The District is experiencing ongoing residential development. The District gained approximately 12,000 new residential units between 2018 and 2024 which included 5,278 Single Family, 1,156 Single Family Attached, and 5,576 Apartments as reported to the District by local developers. During that same timeframe, the District only experienced a total membership increase of 138 students. This information is updated annually in October. A drop in the birth rate plus the significant increase in the cost of housing has slowed student growth in the District. 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 |
6/19/2025 7:21:34 AM | |
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Colorado Parks and Wildlife
6/17/2025 3:30:30 PM |
Colorado Parks and Wildlife (CPW) has reviewed the plans for the Retreat at PraireRidge Filing No. 3 Plat in El Paso County. Colorado Parks and Wildlife (CPW) is familiar with the site, and has commented on the overall PraireRidge project area in the past, and CPW would defer to those previous comments. Based on the location and proposed actions, CPW anticipates that this project's impacts on the wildlife resource would be negligible if our previous comments are taken into consideration. We appreciate being allowed 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 |
6/17/2025 3:30:30 PM | |
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Colorado Springs Public Works
6/17/2025 8:29:38 AM |
Traffic Engineering has no comments on this item. Brian Shevock Public Works/Traffic Engineering Traffic Engineer II City of Colorado Springs brian.shevock@coloradosprings.gov (719) 385-7620 |
6/17/2025 8:29:38 AM | |
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Road Impact Fee Administrator
6/17/2025 8:01:46 AM |
victoriachavez@elpasoco.com I see no documents for the RIF. If this changes, please let me know. |
6/17/2025 8:01:46 AM |