EDARP
Project Review Comments
- Project Name
- Retreat at Prairie Ridge Filing No 1
- Description
- XXX single-family detached lots
- Location
- Parcels
- 5228000024 5228000024 5228000025 5228000025
- Applicant
-
Classic Consulting Engineers & Surveyors, LLC
Ann Odom ( aodom@nescolorado.com ) Ann Odom ( aodom@nescolorado.com ) - File Number
- SF257
- Project Manager
- Kari Parsons
- Status
- Active
- Created
- 5/29/2024 5:28:19 PM
View: Project Documents
| Agency | Comment | ||
|---|---|---|---|
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Colorado Parks and Wildlife
4/16/2025 8:04:53 AM |
Colorado Parks and Wildlife (CPW) has reviewed the plans for the Retreat at Prairie Ridge Filing No 1 in El Paso County. Colorado Parks and Wildlife (CPW) is familiar with the site, and has commented on the overall Retreat at Prairie Ridge project area in the past. 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 |
4/16/2025 8:04:53 AM | |
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Parks Advisory Board
4/10/2025 8:49:41 AM |
El Paso County Parks and Community Services Department, Final Comments - Please See Attached Documentation (Endorsed by the Park Advisory Board on 04/09/2025) | 4/10/2025 8:49:41 AM |
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Black Forest Fire Protection District
4/6/2025 7:25:05 AM |
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. The County is the Authority Having Jurisdiction (AHJ) that will determine the requirements and specifications for access/egress. 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. It is recommended that the applicant 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. The current attachment labeled "Fire Protection Report" does not appear to be completed by such person. 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. |
4/6/2025 7:25:05 AM | |
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EPC Stormwater Review
4/4/2025 10:39:40 AM |
CDs | 4/4/2025 10:39:40 AM |
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EPC Stormwater Review
4/4/2025 10:33:09 AM |
Drainage Report | 4/4/2025 10:33:09 AM |
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EPC Stormwater Review
4/3/2025 5:06:48 PM |
GEC Checklist | 4/3/2025 5:06:48 PM |
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EPC Stormwater Review
4/3/2025 4:46:48 PM |
SWMP Checklist | 4/3/2025 4:46:48 PM |
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EPC Stormwater Review
4/3/2025 4:45:28 PM |
SWMP | 4/3/2025 4:45:28 PM |
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EPC Stormwater Review
4/3/2025 4:42:28 PM |
O&M Manual | 4/3/2025 4:42:28 PM |
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EPC Stormwater Review
4/3/2025 4:41:57 PM |
PCM Applicability Form | 4/3/2025 4:41:57 PM |
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EPC Stormwater Review
4/3/2025 4:37:25 PM |
FAE | 4/3/2025 4:37:25 PM |
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EPC Stormwater Review
4/3/2025 4:16:10 PM |
ESQCP | 4/3/2025 4:16:10 PM |
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Colorado Division of Water Resources
4/3/2025 2:35:40 PM |
DWR Response Letter | 4/3/2025 2:35:40 PM |
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Upper Black Squirrel Creek GWMD
4/3/2025 12:11:01 PM |
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. | 4/3/2025 12:11:01 PM | |
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PCD Engineering Division
4/1/2025 6:12:55 PM |
TIS Redlines | 4/1/2025 6:12:55 PM |
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PCD Engineering Division
4/1/2025 6:12:29 PM |
Closure Redlines | 4/1/2025 6:12:29 PM |
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PCD Project Manager
4/1/2025 2:46:29 PM |
CCRs do not address requirement for homeowners to install roadway trees based on final plat landscape plan.. | 4/1/2025 2:46:29 PM | |
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PCD Project Manager
4/1/2025 2:44:09 PM |
Continue to coordinate with Road impact Fee Manager Victoria on credits for Briargate Blvd Construction. | 4/1/2025 2:44:09 PM | |
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PCD Project Manager
4/1/2025 2:43:09 PM |
Water was found at the Preliminary Plan approval. No additional water review needed. | 4/1/2025 2:43:09 PM | |
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PCD Project Manager
4/1/2025 2:42:17 PM |
Letter of Intent Comments | 4/1/2025 2:42:17 PM |
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PCD Project Manager
4/1/2025 2:41:41 PM |
Plat Comments | 4/1/2025 2:41:41 PM |
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PCD Project Manager
4/1/2025 2:40:23 PM |
Landscape Plan Comments. Please note the Code was revised 2024 and all roadways require landscaping in urban areas. An Alternative Plan may be submitted with this final plat. IF lot owners are to install some roadway trees note. Update req/provided tables o landscape plans - | 4/1/2025 2:40:23 PM |
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PCD Project Manager
4/1/2025 2:36:08 PM |
Application Comments | 4/1/2025 2:36:08 PM |
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County Attorney - Development Review
4/1/2025 1:49:19 PM |
Requested edits to License Agreement attached. Lori Seago Sr. County Attorney loriseago@elpasoco.com |
4/1/2025 1:49:19 PM |
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County Attorney - Development Review
4/1/2025 1:48:46 PM |
1. No comments on SIA. 2. Requested edits to PCM Agreement attached. Lori Seago Sr. County Attorney loriseago@elpasoco.com |
4/1/2025 1:48:46 PM |
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EPC Stormwater Review
4/3/2025 5:08:17 PM |
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 - Landscape Plans....................(uploaded by the Project Manager) - PCM Applicability Form - PCM O&M Manual - PCM - MHFD Detention Calcs or SDI Form (see comments on Drainage Report spreadsheet) - SWMP - SWMP Checklist Soils Report Comment: Address shallow groundwater mitigation for ponds. The report addresses foundations but not Pond 1 which has groundwater levels in the depth of the proposed pond. Please provide the following document(s) upon resubmittal (the planner will need to send an upload request): - PCM - Notice of Intent to Construct a Non-Jurisdictional Water Impoundment Structure Reviewed by: Mikayla Hartford Stormwater Engineer I 719.339.5053 MikaylaHartford@elpasoco.com |
4/3/2025 5:08:17 PM | |
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PCD Engineering Division
4/1/2025 6:17:02 PM |
Review 1: EPC Development Services Engineer comments have been provided on the following documents: - Closure Sheets - Traffic Report - Application (to be uploaded by project manager) - Letter of Intent (to be uploaded by project manager) - Plat (to be uploaded by project manager) - Construction Drawings (to be uploaded by stormwater) - Final Drainage Report (to be uploaded by stormwater) - FAE (to be uploaded by stormwater) Next Review please provide: - Roundabout Design Report - Utility Construction Drawings COMMENTS: 1. License Agreement mentions a mail kiosk. If kiosk will be provided within Filing 1, please show and label on CD's. Ensure it is located within ROW or provide an easement for the structure on the plat. If kiosk is not within Filing 1, please remove reference in license agreement. 2. License Agreement should also reference landscaping in the 3rd paragraph, referencing the purposes. 3. Due to the nature and volume of comments provided, additional comments may be expected with the second review. Reviewed by: Charlene Durham, PE charlenedurham@elpasoco.com |
4/1/2025 6:17:02 PM | |
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Colorado Geological Survey
3/31/2025 3:59:28 PM |
The available referral documents include a Soil and Geology Study, Retreat at Prairieridge Filing No. 1 (Entech Engineering, Job No. 241931, February 28, 2025), Final Plat (Classic Consulting, June 25, 2024), Letter of Intent (N.E.S., Inc., February 2025), Construction Plans (Classic Consulting, June 20, 2024), and other documents. 1. CGS appreciates Entech's installation of monitoring wells within the site. Groundwater depths between 7.3 and 28.9 feet were recorded from February 2024 to February 2025. It appears that Piezometers P4 and P8 are within Filing No. 1. Groundwater depths within P4 through the past year ranged from 7.2 to 7.5 feet below grade, and groundwater depths in P8 ranged from 14 to 16.2 feet from February 2024 to September 2024, then no groundwater was measured in later 2024 to February 2025. Based on Entech’s cut/fill column in Exhibit 1, about 10 feet of fill is planned near P4, and about 15 feet of cut is planned near P8 in the detention pond area. Other areas within Filing No. 1 (without a piezometer) may contain shallow groundwater following grading operations. 2. We agree with Entech (page 11 of their report) that “Foundations should be a minimum of 3 feet above the lowest foundation/building 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. 1. The piezometers should continue to be monitored during and following grading. 3. Note 20 of the final plat should be updated to reference Entech’s soil and geology study specific to Filing No. 1. Additionally, the note on the plat reads “will need updated mitigation information when it comes in”. This note should be updated. 4. 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. Page 9 of Entech’s report also states, “where the proposed cut depths are at or exceeding current groundwater levels dewatering in addition to stabilization may be required.” Also, “Shallow groundwater areas can be mitigated with the installation of drains”. 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 28 of the construction plans should be updated to Entech’s soil and geology study specific to Filing No. 1. Reviewed on 3/31/2025 by Amy Crandall, Engineering Geologist (acrandall@mines.edu) |
3/31/2025 3:59:28 PM | |
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Mountain View Electric Association, Inc.
3/31/2025 10:37:35 AM |
See attached comments | 3/31/2025 10:37:35 AM |
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Falcon School District 49
3/26/2025 7:39:49 AM |
District 49 has had the opportunity to review file SF257 and noted that the Retreat at Prairie Ridge Filing No. 1 is within the jurisdiction of Academy School District 20. District 49 will defer comments to District 20. | 3/26/2025 7:39:49 AM | |
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Pikes Peak Regional Building Department
3/24/2025 11:02:30 AM |
1.Can Falcon Flight Trail be one street. Can Fawn Hollow Court be removed? Adding another street name is not necessary at this turn if the street does not go anywhere. 2.Contact Enumerations when you are ready for addressing to be assigned. 3. 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 |
3/24/2025 11:02:30 AM | |
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EPC Parks Department
3/20/2025 10:12:38 AM |
El Paso County Parks and Community Services Department, Preliminary Comments - Please See Attached Documentation (To be presented to the Park Advisory Board for endorsement on April 9, 2025) | 3/20/2025 10:12:38 AM |
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Road Impact Fee Administrator
3/18/2025 2:49:15 PM |
Victoria Chavez, Victoriachavez@elpasoco.com 719 520-6884 I want to share that your agreement does not have the file number and date on page 1. It is also not signed on page 4. Since you are looking for a roundabout and intersection signal credit, this part will need to go to the Road Impact Fee Advisory Committee. You will also need to provide a completed intersection checklist. https://assets-publicworks.elpasoco.com/wp-content/uploads/Documents/RIF_Intersection_Checklist.pdf I would look at the Implementation Document Appendix 2 page 17 which explains the criteria. I am working with the review engineer to understand what you are required to build. After the TIS review and likely construction drawings approved, a final determination of the credit agreement will not be made. The credit agreement determination only needs to be finalized before construction of the eligible improvements. |
3/18/2025 2:49:15 PM | |
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PCD Administrative Notice
3/18/2025 9:38:45 AM |
On 03/18/2025, PCD mailed "Notice of Application" letters to surrounding property owners within a 500-foot range (94 addresses). Copies of the notice, mailing labels, and selected range have been uploaded to the EDARP file. Cost of postage to be billed to the applicant = $64.86. JM | 3/18/2025 9:38:45 AM | |
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EPC Environmental Services
3/12/2025 1:27:50 PM |
3/12/2025 1:27:50 PM | |
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US Postal Service
3/11/2025 12:50:27 PM |
Please contact Rita Minnard (oreta.j.minnard@usps.gov) directly to review this development for mail service. To establish mail delivery and kiosk locations an appointment will be required with USPS to determine final locations. Information required for this establishment include proposed locations, type of mail receptacle, final plat with addresses, type of development (residential/commercial) and date of first occupancy. | 3/11/2025 12:50:27 PM | |
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911 Authority - El Paso/Teller County
3/11/2025 9:50:26 AM |
Comments for E911 as follows: Streetnames previously approved and reserved. No action for E911 on this submittal. Thank you. Justin |
3/11/2025 9:50:26 AM | |
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Academy SD 20 Building Fund
3/11/2025 8:01:37 AM |
Academy District 20 is in receipt of File #SF257 for approval of the Retreat at Prairie Ridge Filing No 1. 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 |
3/11/2025 8:01:37 AM | |
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Falcon Fire Protection District
3/11/2025 7:34:42 AM |
This project is not within the Falcon Fire Protection District. Curtis L. Kauffman Fire Prevention District Lieutenant/Fire Inspector II |
3/11/2025 7:34:42 AM |