Project Review Comments

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File Number
SF2615
Project Name
Sterling Ranch East Filing No. 4
Description
238 detached single-family lots, 7 tracts, and public ROW on 65.31 acres north of Briargate east of the channel. Splits D49 and D20 school districts. A phase of the Sterling Ranch East Phase 1 Prelim Plan SP224. Channel improvements adjacent to this development
Parcels
5200000586 5200000586 5227000009 5227000009 5228400002 5228400002 5233000015 5233000015
Applicant
Classic Consulting Engineers & Surveyors, LLC
Marc Whorton ( MWhorton@classicconsulting.net )
(719) 492-1220 Marc Whorton ( MWhorton@classicconsulting.net )
(719) 492-1220
File Number
SF2615
Project Manager
Kari Parsons
Status
Active
Created
3/16/2026 1:49:40 PM

View: Project Documents | Submit/View Public Comment


Review Comments (43)
Link Agency Review # Comment
Upper Black Squirrel Creek GWMD
8/26/2026 3:26:42 PM 		1 The Upper Black Squirrel Creek GWMD does not have any comments at this time but respectfully reserves the right to comment on any future submittals. Thank you. 8/26/2026 3:26:42 PM
El Paso County Conservation Dist
8/23/2026 10:44:44 PM 		1 The El Paso County Conservation District has reviewed this and we have the following comments:

1) Erosion controls/Revegetation Plans

The application had good erosion controls during the construction phase but we don't see any post-site construction erosion measures prior to houses being built. So we need a plan that addresses how they plan to protect these lots from erosion between the time of land construction of the neighborhood and house construction. Our recommendation for this is to use the below vegetation and erosion plan.

We would also like to see some of the following landscaping/water wise practices being used in landscapes areas.

A) Disturbed areas not being built on immediately after initial site grading should be mulched and revegetated within 45 days of disturbance using plant/grass species native and/or naturalized to El Paso County. This ensures that site erosion from wind and precipitation events will be kept at an absolute minimum.

B) Disturbed areas be either: mulched after seeding with weed-free hay or straw mulch at approximately 5,000 lbs per acre due to the exposed site and its proneness to wind erosion; Or areas that are not suitable for revegetation such as driveways, parking areas (if not going to be paved), or recreational trails should have a 2" thick layer of crushed rock, road base, or gravel to assist in preventing having exposed soil that would be prone to wind/runoff erosion concerns. This is particularly important for areas along Pine Creek, where erosion of the drainage is a big issue.

C) Disturbed areas that are to be landscaped should be done within 45 days of construction being finished. For lawn areas, it is highly encouraged to add 1/2" or thicker layer of quality compost before seeding or sod installation in order to help with water retention so it is more water wise. For other landscaping, we encourage native, drought tolerant trees and shrubs, drought tolerant ornamentals that do not need as much watering, and use of drip irrigation for the most water wise practices. We are content with their plans to use compost in the back fill and 3" mulching around these plants, which are excellent ways to reduce water usage.

D) We appreciate the applicant listing our seed mix for the areas being replanted with natural grass. We just wanted to note that on the first page of the landscape plans in the "Ground Cover Legend" that they have the irrigated and non-irrigated native seed mix as our previously named All Purpose mix. The new mix is called the El Paso County Conservation District’s Native Shotgun Mix (info available at EPCCD.org). This seed mix is the same seed composition as before, so no other changes need to be made.



If these measures are added to the project's plan, then the El Paso County Conservation District will be content with the applicant's commitment to soil conservation, watershed protection, and protection of the surrounding community.

For any questions, please feel free to contact the EPCCD at 719-600-4706 or Will Vogl - Board VP at Will@EPCCD.org 		8/23/2026 10:44:44 PM
Black Forest Fire Protection District
8/21/2026 11:20:27 PM 		1 Black Forest Fire Rescue Protection District (BFFRPD) has reviewed the submitted plans for Sterling Ranch East Filing No. 4.

BFFRPD has no objection to the proposed final plat and construction plans, subject to continued compliance with the approved Fire Protection Report and all applicable fire apparatus access, fire flow, water supply, and hydrant requirements.

Please revise the wildfire-related plat notes to reflect that applicable Colorado Wildfire Resiliency Code (CWRC) requirements are mandatory for new residential construction and are not merely recommended. The previously approved Wildland Fire Hazard Mitigation Plan does not replace CWRC compliance.

All new residential construction within the filing shall comply with the applicable CWRC requirements and required BFFRPD inspections.

Final fire protection infrastructure, including required hydrants and fire apparatus access, shall be installed and operational as required prior to combustible construction. 		8/21/2026 11:20:27 PM
View EPC DPW Development Services - Engineering
8/19/2026 3:45:54 PM 		1 Subdivision Improvement Agreement 8/19/2026 3:45:54 PM
View EPC DPW Development Services - Engineering
8/19/2026 3:39:51 PM 		1 Traffic Impact Study 8/19/2026 3:39:51 PM
View EPC DPW Development Services - Engineering
8/19/2026 3:39:22 PM 		1 Utility CDs 8/19/2026 3:39:22 PM
View EPC DPW Development Services - Engineering
8/19/2026 3:38:21 PM 		1 FAE 8/19/2026 3:38:21 PM
View EPC DPW Development Services - Engineering
8/19/2026 3:37:57 PM 		1 Final Drainage Report 8/19/2026 3:37:57 PM
View EPC DPW Development Services - Engineering
8/19/2026 3:37:20 PM 		1 Construction Drawings 8/19/2026 3:37:20 PM
EPC DPW Development Services - Engineering
8/19/2026 3:45:32 PM 		1 DPW Engineering review 1 has comments on the following documents

- Construction Drawings
- Final Plat Drawings
- Letter of Intent
- Drainage Report
- FAE
- Utility CDs
- Traffic Impact Study
- Subdivision Improvement Agreement

Review by
Bret Dilts, PE
bretdilts@elpasoco.com
719-520-6864

Laura Besler, PE
laurabesler@elpasoco.com

Charlene Durham, PE
charlenedurham@elpasoco.com 		8/19/2026 3:45:32 PM
PCD Administrative Notice
8/19/2026 9:26:55 AM 		1 On 08/18/2026, PCD mailed "Notice of Administrative Determination" letters for SF2615 to surrounding property owners within a 500-foot range (57 addresses). The potential date an administrative decision can be made is 09/01/2026. Copies of the notice, mailing labels, and selected range have been uploaded to the EDARP file. Cost of postage = $44.46 JM 8/19/2026 9:26:55 AM
PCD Project Manager
8/18/2026 2:58:07 PM 		1 Correct file number on SIA to SF2615 8/18/2026 2:58:07 PM
PCD Project Manager
8/18/2026 2:57:16 PM 		1 Please remove the "Attest" block on all agreements /contracts; replace with Notary. Attest is only when an elected official is signing. This plat is administrative, as are the SIA, license agreements, and any channel maintenance agreements. 8/18/2026 2:57:16 PM
View PCD Project Manager
8/18/2026 2:54:15 PM 		1 Plat Comments- Please verify that Engineering does not make additional plat comments when they upload the remainder of the document redlines. 8/18/2026 2:54:15 PM
View PCD Project Manager
8/18/2026 2:53:29 PM 		1 Closure Sheet Comments- Please verify that engineering does not provide additional comments when Bret uploads his comments 8/18/2026 2:53:29 PM
View PCD Project Manager
8/18/2026 2:52:48 PM 		1 GEC Checklist comments 8/18/2026 2:52:48 PM
View PCD Project Manager
8/18/2026 2:52:06 PM 		1 Landscape plan Comments 8/18/2026 2:52:06 PM
View PCD Project Manager
8/18/2026 2:51:45 PM 		1 Letter of Intent comments 8/18/2026 2:51:45 PM
View PCD Project Manager
8/18/2026 2:51:13 PM 		1 PCM Applicability Form comment 8/18/2026 2:51:13 PM
View PCD Project Manager
8/18/2026 2:50:52 PM 		1 Road Impact Fee Form- Please sign 8/18/2026 2:50:52 PM
View PCD Project Manager
8/18/2026 2:50:29 PM 		1 SWMP Checklist Comments 8/18/2026 2:50:29 PM
View PCD Project Manager
8/18/2026 2:50:07 PM 		1 SWMP Comments 8/18/2026 2:50:07 PM
PCD Project Manager
8/18/2026 2:19:13 PM 		1 The State adopted the Wildland Fire Code, and the BoCC did as well. Any new project submitted is subject to those requirements. Please see fire district comments requesting documentation. It is my understanding that the June 2025 email pertained to those specific projects (preliminary plan), but that didnt exclude future plats. Please discuss with Mindy Schulz for clarification.

Fire Protection reports are required; email did not apply to that document, 		8/18/2026 2:19:13 PM
View Parks Advisory Board
8/18/2026 8:44:27 AM 		1 El Paso County Parks Department, Final Review Comments. Please See Attached Documentation for Park Advisory Board endorsed recommendations and comments - endorsed on August 12, 2026 8/18/2026 8:44:27 AM
View Mountain View Electric Association, Inc.
8/17/2026 3:56:47 PM 		1 8/17/2026 3:56:47 PM
Colorado Parks and Wildlife
8/17/2026 3:51:01 PM 		1 Refer to previous comments provided by CPW on past fillings. With any questions please contact District Wildlife Manager Demetria Wright at demetria.wright@state.co.us or 719-439-9601.
Thank you. 		8/17/2026 3:51:01 PM
EPC DPW Stormwater
8/18/2026 8:21:25 AM 		1 Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded document(s):
- CDs
- Drainage Report
- ESQCP
- FAE
- GEC Checklist
- PCM Applicability Form
- SWMP
- SWMP Checklist

Since a runoff reduction RPA will be created with this project, please provide the following document(s) upon resubmittal (the planner will need to send an upload request):
- PCM Maintenance Agreement
- PCM O&M Manual

Reviewed by:
Zachary Jannusch
Associate Engineer - Stormwater
719.500.3170
ZacharyJannusch@elpasoco.com 		8/18/2026 8:21:25 AM
Colorado Geological Survey
8/12/2026 12:31:50 PM 		1 The available referral documents include a Soils and Geology Study, Sterling Ranch East – Filing No. 4, El Paso County, Colorado (Entech Engineering, May 22, 2026), Final Plat (Classic Consulting, March 26, 2026), and other documents.

The geologic hazard note on the final plat states, “No lots have been found to be impacted by geologic hazards.” Entech Engineering’s report identified loose and collapsible soils, potentially expansive soils, and the potential for elevated radon levels; however, potentially unstable slopes adjacent to Sand Creek, potential flooding along Sand Creek, and potentially seasonal shallow groundwater areas are geologic hazards and constraints also impacting the proposed development. CGS recommends these hazards are listed in the geologic hazard note and mitigation measures, if applicable.

1. Groundwater was encountered in Entech’s test boring TB-6 at 18.8 feet below grade during drilling, and at depths of 17 to 19 feet when checked after drilling in the piezometers installed at the site. Previous borings near the site have shown shallower groundwater depths. In Entech’s previous study for the Sterling Ranch development, groundwater was encountered at a depth of 11 feet below existing grade within Filing No. 4 (TB-30). Given the groundwater concerns throughout the Sterling Ranch development and the desired basement construction for Filing 4, CGS recommends that the county require the piezometers to continue to be checked throughout the summer, fall, winter, and spring to verify that proposed floor levels are at least three feet above maximum anticipated groundwater levels and are maintained year-round. This monitoring/observation program should be conducted immediately and/or before the installation of public infrastructure to determine if basements are feasible.
2. Similar to other Sterling Ranch developments, if shallow groundwater conditions exist (as determined from the groundwater monitoring/observation program) and mitigation measures are not possible, then NO basements should be permitted within the Sterling Ranch East Filing No. 4 development.
3. Building setbacks should be established to protect against potential instability of slopes adjacent to the creek.

Reviewed on 08/12/2026 by Amy Crandall, Engineering Geologist (acrandall@mines.edu, 303-384-2632) 		8/12/2026 12:31:50 PM
EPC Sheriff's Department
8/9/2026 5:58:37 PM 		1 There is no Fire Protection Report uploaded, nor a Fire Commitment Letter confirming who the fire jurisdiction having authority is, that they have conducted a review and have no further concerns, and are able/willing to cover this site. The "Fire Protection Report" uploaded is a duplicate email chain also filed under Fire/ Wildfire analysis folder. Please provide the missing files for review. 8/9/2026 5:58:37 PM
View County Attorney - Development Review
8/7/2026 2:47:59 PM 		1 Please see attached edits to License Agreement.

Reviewed by: Erika Keech, Sr. County Attorney, erikakeech2@elpasoco.com. 		8/7/2026 2:47:59 PM
View County Attorney - Development Review
8/7/2026 2:47:13 PM 		1 Please see attached edits to SIA.

Reviewed by Erika Keech, Sr. County Attorney, erikakeech2@elpasoco.com. 		8/7/2026 2:47:13 PM
Colorado Springs Public Works
8/7/2026 1:01:05 PM 		1 Engineering Development Review will require all public improvements to be built to City of Colorado Springs Standards if this is chosen for pre-annexation per the IGA.

Joel Dagnillo, P.E.
Engineer III
Engineering Development Review
City of Colorado Springs
(719)385-5412
Joel.dagnillo@coloradosprings.gov 		8/7/2026 1:01:05 PM
View EPC Environmental Services
8/5/2026 11:50:07 AM 		1 8/5/2026 11:50:07 AM
View EPC Parks Department
8/4/2026 2:11:29 PM 		1 El Paso County Parks Department, Preliminary Comments - Please See Attached Documentation (To be presented to the El Paso County Park Advisory Board for consideration and endorsement on August 12, 2026) 8/4/2026 2:11:29 PM
911 Authority - El Paso/Teller County
8/4/2026 11:35:04 AM 		1 Comments for E911 as follows:

Bison Valley Trl – Acceptable – Logical extension
Tigard Way – Available
Seattle Ln – Available
Spokane Valley Way – Available
These roads (Tigard, Seattle, Spokane) can be combined into Bison Valley Trl and be one continuous loop around this development.

Fairbanks Lane – Available
Anchorage Way – Available
Juneau Path – Not available – existing
These three roads (Fairbanks, Anchorage, Juneau) should be combined into one loop.

Vancouver St – Available
Redmond Way – Available
Corvallis Ter – Available

Thank you
Justin 		8/4/2026 11:35:04 AM
Academy SD 20 Building Fund
8/4/2026 10:44:47 AM 		1 Academy District 20 is in receipt of File #SF2615 for approval of the Sterling Ranch East Filing No. 4 project. The District has neither comments regarding this submission nor does it object to the submission.

If you need additional information, please contact me.

Peter Ristig
Executive Director for Operations
Academy School District
Peter.ristig@asd20.org 		8/4/2026 10:44:47 AM
US Army Corps of Engineers
8/3/2026 2:19:35 PM 		1 USACE is currently processing an individual permit for work within Sand Creek associated to this development. 8/3/2026 2:19:35 PM
Colorado Springs Public Works
7/29/2026 2:07:02 PM 		1 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 		7/29/2026 2:07:02 PM
RBD Floodplain
7/29/2026 9:27:15 AM 		1 floodplain note , extents, and BFE all appear accurate no further comment 7/29/2026 9:27:15 AM
Pikes Peak Regional Building Department
7/29/2026 9:16:27 AM 		1 1. Contact Enumerations when you are ready to have addresses assigned. Please provide an overall plan proposed for the area for addressing purposes. Once addresses are received they will need to be added to the plat.
2. Can Fairbanks, Anchorage Way, Juneau Path be one street name, and can Spokane Valley Way be eliminated and only us one street name?
3. Provide a list of approved street names. An email from Justin Annan jannan@eptc911.org; or Glenn West gwest@eptc911.org;, with El Paso-Teller County E-9-1-1 Authority, reserving the street names is required to be emailed to the Enumerations department. Amy Vanderbeek Amy@pprbd.org; Brent Johnson Brent@pprbd.org; or Becky Allen BeckyA@pprbd.org

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. 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). Paid directly to the Enumerations Department.

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 		7/29/2026 9:16:27 AM
Widefield Water & Sanitation District
7/28/2026 10:17:31 AM 		1 Test 2 7/28/2026 10:17:31 AM
Widefield Water & Sanitation District
7/28/2026 10:17:11 AM 		1 Test. 7/28/2026 10:17:11 AM
Colorado Springs Airport Advisory Commission
7/28/2026 9:54:40 AM 		1 Airport has no comments, these parcels fall outside airport overlay. Thank you. 7/28/2026 9:54:40 AM