EDARP
Project Review Comments
- File Number
- AL269
- Project Name
- 5415 Old Stage Road - Yakalo Ranch
- Description
- Special Use Permit for the additional principal use of a Recreation Camp
- Parcels
- 7500000275 7500000275
- Applicant
-
Angela Gregg
Angela Gregg ( sturdyfoundations@gmail.com )
(719) 960-6798 Angela Gregg ( sturdyfoundations@gmail.com )
(719) 960-6798 - EA Number
- EA2561
- File Number
- AL269
- Project Manager
- Jen Uhler
- Status
- Active
- Created
- 6/2/2025 10:37:55 AM
View: Project Documents | Submit/View Public Comment
| Agency | Review # | Comment | ||
|---|---|---|---|---|
| View |
Colorado Springs Utilities, Dev, Svc.(includes water resources)
8/28/2026 2:43:17 PM |
2 | See attached CSU 1st review with comments to be addressed. | 8/28/2026 2:43:17 PM |
| View |
PCD Project Manager
8/25/2026 2:46:39 PM |
1 | V1 - Traffic Memo comments | 8/25/2026 2:46:39 PM |
| View |
PCD Project Manager
8/25/2026 2:45:50 PM |
1 | V1 Letter of Intent comments | 8/25/2026 2:45:50 PM |
| View |
PCD Project Manager
8/25/2026 2:45:29 PM |
1 | V1 Fire Commitment Letter comments | 8/25/2026 2:45:29 PM |
| View |
PCD Project Manager
8/25/2026 2:45:09 PM |
1 | V1 - Site Plan Drawing comments | 8/25/2026 2:45:09 PM |
|
PCD Project Manager
8/25/2026 2:44:36 PM |
1 |
Planning has comments on the following documents: - V1 Site Plan Drawing - V1 Letter of Intent - V1 Fire Commitment Letter (waiver request) Engineering Comments and Stormwater Engineering comments are uploaded here as well on the following documents: V1 - Letter of Intent V1 - Site Development Plan V1 – Traffic Memo FROM ENGINEERING: The applicant must upload the revised and missing items indicated below with his/her resubmittal: V2 - Letter of Intent V2 - Site Development Plan V2 – Traffic Memo (Also, this item must be discussed briefly in the LOI.) V1 – Drainage Letter (The Basin Fee and Bridge Fee must be discussed here and discussed briefly in the LOI; the Basin name is “SOUTHWEST AREA”, the bridge Fee is $26,695 per impervious acre and Bridge Fee is $0 per impervious acre. V1 - (Missing) Financial Assurance Estimate (FAE) Form must be executed by the Professional Civil Engineer (make sure the Engineer signature goes through the seal) and the Owner must execute the same form and must be submitted with your next submittal. Jen Uhler PCD Planner 719-520-7952 jenuhler@elpasoco.com |
8/25/2026 2:44:36 PM | |
|
EPC DPW Stormwater
8/25/2026 1:01:12 PM |
2 |
Review 1: EPC DPW Stormwater has comments on the following document: - Site Plan Drawings.......................(to be uploaded by the Project Manager) Reviewed by: Mikayla Hartford, P.E. Senior Engineer - Stormwater 719.339.5053 MikaylaHartford@elpasoco.com |
8/25/2026 1:01:12 PM | |
|
El Paso County Conservation Dist
8/23/2026 11:26:15 PM |
2 |
We do not see anything new in relation to the conservation related comments/concerns we highlighted previously. We would like to note that the "Forestry Management Plan" is also just a Colorado Wildfire Risk Assessment report and not a management plan at all. The best way the applicant can correct these it is add in a simple plan or letter that mentions they will use the practices out previous comments highlighted about erosion and forest mitigation/Firewise practices during and after construction. And a cultural resource survey will still need to be done by a person, company, or government agency trained in conducting those. If the applicant has any issues or questions with this, feel free to reach out to Will Vogl - Board VP at Will@EPCCD.org for help with those or in the event they would like to set up a phone/video call. Thank you! |
8/23/2026 11:26:15 PM | |
|
EPC DPW Development Services - Engineering
8/24/2026 11:47:31 AM |
2 |
AL269: 5415 Old Stage Road - Yakalo Ranch EA2561 EPC DPW DS- Engineering Review 1 Engineering Comments have been provided on the following documents (to be uploaded by Project Manager): V1 - Letter of Intent V1 - Site Development Plan V1 – Traffic Memo Applicant Notes: The applicant must upload the revised and missing items indicated below with his/her resubmittal: V2 - Letter of Intent V2 - Site Development Plan V2 – Traffic Memo (Also, this item must be discussed briefly in the LOI.) V1 – Drainage Letter (The Basin Fee and Bridge Fee must be discussed here and discussed briefly in the LOI; the Basin name is “SOUTHWEST AREA”, the bridge Fee is $26,695 per impervious acre and Bridge Fee is $0 per impervious acre. FYI: 1. V1 – (Missing) Drainage letter; the Drainage letter must be prepared by a professional engineer licensed in the state of Colorado and it is due at the PPR submittal stage. The Drainage letter must discuss the Basin Fee and the Bridge Fee (Also, this item must be discussed briefly in the LOI.). 2. V1 - (Missing) Road Impact Fee Acknowledgement form, the total value must be indicated on the form now (also provide the calculations excel sheet in PDF format include a plan that highlights the areas that are covered in the RIF calculations). This form is due at the PPR submittal stage. 3. V1 - (Missing) Financial Assurance Estimate (FAE) Form must be executed by the Professional Civil Engineer (make sure the Engineer signature goes through the seal) and the Owner must execute the same form and must be submitted with your next submittal. 4. The ECM Administrator will sign and date the plans, reports, and documents after you make your final submittal (make sure ALL comments are addressed before you make your final submittal and the plans, reports, and documents have no additional comments). Reviewed by: Jalal Saleh, PE, MBA, Senior Engineer EPC DPW DS-Engineering jalalsaleh@elpasoco.com |
8/24/2026 11:47:31 AM | |
| View |
EPC Sheriff's Department
8/18/2026 3:47:22 PM |
2 | El Paso County Sheriff's Office letter regarding fire commitment attached. Thank you | 8/18/2026 3:47:22 PM |
|
EPC Code Enforcement
8/12/2026 4:10:59 PM |
2 | This property is currently in violation and this would bring the property into compliance. | 8/12/2026 4:10:59 PM | |
|
Pikes Peak Regional Building Department
8/10/2026 3:50:59 PM |
2 |
1. Any commercial building over 120sf’ will require separate addressing. Please detail what each building will be used for so that addressing can be assigned. 2. The water meter would be a new meter for this project? Is Walter’s well an existing well? If so what is the address associated with it? The well by Fallen Tree Camp, is this well existing? If so what is the address associated with it? The 4X3 sign, is it existing? 3. An RBD permit for a garage was issued in July of 2024, as an unheated detached garage. The El Paso County Assessor’s database shows this property as vacant. This seems to be the Metal-sided garage indicated on the site plan as 30.3’ x 40.3’, RBD permit for a home was issued in January of 2025 for a residence but not inspections were ever completed. Is this home still proposed? Any existing residential structure must be converted into a commercial structure and option a separate address. 4. How tall is the gate at the entrance? Is it proposed or new? Amy Vanderbeek Enumerations Plans Examiner Pikes Peak Regional Building Department O: 719-327-2930 E: Amy@pprbd.org |
8/10/2026 3:50:59 PM | |
| View |
EPC Environmental Services
8/10/2026 10:50:34 AM |
2 | 8/10/2026 10:50:34 AM | |
|
PCD Administrative Notice
8/6/2026 1:19:47 PM |
1 | On 08/06/2026, PCD mailed "Notice of Administrative Determination" letters for AL269 to surrounding property owners within a 500-foot range (5 addresses). The potential date an administrative decision can be made is 08/20/2026. Copies of the notice, mailing labels, and selected range have been uploaded to the EDARP file. Cost of postage = $3.90. JM | 8/6/2026 1:19:47 PM | |
|
E911 Authority - El Paso/Teller County
8/5/2026 9:48:23 AM |
1 |
No action for E911 on this submittal. Thank you. Justin |
8/5/2026 9:48:23 AM | |
|
Colorado Springs Fire Department
8/5/2026 8:47:53 AM |
2 | CSFD does not support gating off Old Stage Road being that Old Stage is a public access road. Plans still indicate the proposal to put gates across Old Stage Road. Please remove references to the gates from the plans and place a note on the plans that gates or other obstructions prohibiting public access, will not be installed across Old Stage Road. | 8/5/2026 8:47:53 AM | |
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El Paso County Conservation Dist
5/6/2026 6:26:47 PM |
1 |
The El Paso County Conservation District has reviewed this and we have the following comments: 1) Erosion Controls/Revegetation Plans This area appears to be on a property with steep topography and a major drainage running through the site, so we see a high potential for erosion. We did not see any documents outlining erosion control or revegetation plans during and after construction of the proposed building and parking lot. As such, EPCCD would like to see the following recommendations followed during and after construction: A) Disturbed areas not being built on should be mulched and revegetated within 45 days of disturbance using grass species native or naturalized to El Paso County. B) Disturbed areas should either be mulched after seeding with weed-free hay or straw mulch at approximately 5,000 lbs per acre due to the topography and concerns of runoff erosion; or covered with fine wood chips (approximately 1–2 inches thick) generated from on-site forest mitigation and tree clearing activities associated with the project: or for areas not suitable for revegetation, such as driveways, parking areas (if not paved), or safety areas around buildings, there should have a 1–2 inch layer of crushed rock, road base, or gravel to help prevent exposed soil and runoff erosion concerns. C) Due to the topography and watershed concerns, there should be some form of silt fence around the perimeter of any construction site for buildings, parking areas, and campsites until completed to help prevent loose soil from eroding into the drainage and negatively affecting the watershed. D) For areas being replanted with natural grass, consider using the El Paso County Conservation District’s Native Shotgun Mix (available at EPCCD.org) for reseeding, which is well suited to soils present on this site and is comprised of 100% native and naturalized grass species. 2) Firewise, Fire Risk, and Forest Health -The project site is located in a heavily forested and overgrown area that carries an elevated wildfire risk, particularly given the single road for ingress and egress (which is a safety concern). EPCCD has a strong commitment to forest health and fire safety, so we would like to see the following implemented to assist with these issues: A) Vegetation management consistent with Firewise principles, including clearing trees and brush within approximately 35 feet of any buildings, established campsites, or recreation areas. Trees should also be cleared to approximately 15 feet from the centerline on each side of access roads and driveways, which is critical for safe emergency access and evacuation. B) Thinning forested areas within 35–100 feet beyond the areas listed above (as recommended by Firewise practices) to approximately 40–60 trees per acre, reflecting a healthy Ponderosa pine and Douglas fir forest density based on U.S. Forest Service and Colorado State Forest Service guidance. This also supports improved fire resilience, wildlife habitat, and visual quality consistent with the El Paso County Master Plan for this area. C) Trees adjacent to Old Stage Rd within 15 feet of the road edge should be cleared to help ensure safe ingress and egress from the property by improving driver visibility and allowing roadside ditches to properly channel water. This also helps create a natural fuel break and may reduce spread of pests and diseases such as pine beetle and dwarf mistletoe, which are active concerns throughout forested areas of the county. D) During other forestry work, the applicant should have a forestry contractor assess the remaining areas of the property for bark beetle, ips beetle, or dwarf mistletoe infestations and work to remove affected areas within 2 years of the start of the project to support long-term forest health. E) Forestry contractors should be trained to identify nests of protected bird species (such as owls, hawks, and eagles), with avoidance of active nest trees where present. 3) Cultural Resources -EPCCD did not see documentation indicating that a cultural resource survey has been completed for this project. We would like to see one completed, including evaluation for artifacts and culturally modified trees, (sometimes referred to as “Indian Prayer Trees"), as well as a plan to protect or mitigate damage to those resources if identified. If these measures are added to the project plan, then the El Paso County Conservation District will be satisfied with the applicant’s commitment to soil conservation, watershed protection, forest health, and protection of the surrounding community. For any questions, please feel free to contact EPCCD at 719-600-4706 or Will Vogl, Board VP, at Will@EPCCD.org |
5/6/2026 6:26:47 PM | |
|
EPC Code Enforcement
5/6/2026 12:57:32 PM |
1 | No comment | 5/6/2026 12:57:32 PM | |
|
Colorado Springs Fire Department
4/30/2026 4:24:38 PM |
1 | CSFD does not support gating off Old Stage Road being that Old Stage is a public access road. Please remove references to the gates from the plans. | 4/30/2026 4:24:38 PM |