EDARP
Project Review Comments
- File Number
- SF2622
- Project Name
- Needles Highway 83 Subdivision Final Plat
- Description
- Final Plat application to subdivide a 47-acre parcel into 16 lots. The property is proposed to be rezoned from RR-5 to RR-2.5.
- Parcels
- 6100000369 6100000369
- Applicant
-
Vertex Consulting Services, LLC
Nina Ruiz ( nina.ruiz@vertexcos.com )
(719) 733-8606 x6606 Nina Ruiz ( nina.ruiz@vertexcos.com )
(719) 733-8606 x6606 - EA Number
- EA2616
- File Number
- SF2622
- Project Manager
- Joe Letke
- Status
- Active
- Created
- 2/9/2026 1:35:07 PM
View: Project Documents | Submit/View Public Comment
| Agency | Review # | Comment | ||
|---|---|---|---|---|
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PCD Project Manager
10/21/2026 4:08:23 PM |
1 | -V1 PCM Applicability Form comments | 10/21/2026 4:08:23 PM |
| View |
PCD Project Manager
10/21/2026 4:06:20 PM |
1 | -V1 Drainage Report comments | 10/21/2026 4:06:20 PM |
| View |
PCD Project Manager
10/21/2026 4:01:25 PM |
1 | -V1 Traffic Impact Comments | 10/21/2026 4:01:25 PM |
| View |
PCD Project Manager
10/21/2026 3:59:48 PM |
1 | -V1 Site Plan comments | 10/21/2026 3:59:48 PM |
| View |
PCD Project Manager
10/21/2026 3:59:28 PM |
1 | -V1 Plat Drawing Comments | 10/21/2026 3:59:28 PM |
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PCD Project Manager
10/21/2026 3:59:05 PM |
1 | -V1 LOI Comments | 10/21/2026 3:59:05 PM |
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EPC DPW Development Services - Engineering
10/21/2026 2:33:01 PM |
1 |
DPW Engineering review 1 has comments on the following documents - Letter of Intent - Final Plat Drawings - Traffic Impact Study - Drainage Report please submit the Closure Sheets in PDF with the next submittal revise paragraph 5 of the SIA to: All improvements shall be completed by the Subdivider, meeting all applicable standards for preliminary acceptance, within 24 (twenty-four) months from the date of notice to proceed in the Construction Permit for the Subdivision. If the Subdivider determines that the completion date needs to be extended, the Subdivider shall submit a written request for a change in the completion date to the ECM Administrator at least 90 days in advance of the required completion date. The request shall include the reasons for the requested change in completion date, the proposed new completion date, and prove collateral is in place to cover the extension time requested. The completion date for the Subdivision may be extended one time, in writing and for a period no longer than 6 12 months, at the discretion of the ECM Administrator. A second extension of the completion date for a period of no longer than 12 months may be considered and approved, in writing, at the discretion of the Department of Public Works (DPW) Director. Any additional requests for extension of the completion date will be scheduled for hearing by the Board of County Commissioners. The ECM Administrator, DPW Director, or the Board of County Commissioners may require an adjustment in the amount of collateral to take into account any increase in cost due to the delay including inflation. Engineering will request a 3 week review with the next submittal to have adequate time to review the CDs, FAE, and stormwater documents that were not submitted with this review. Review by Bret Dilts, PE bretdilts@elpasoco.com 719-520-6864 |
10/21/2026 2:33:01 PM | |
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EPC Parks Department
10/21/2026 11:50:02 AM |
1 |
El Paso County Parks staff have reviewed the Final Plat application and have attached comments and associated fees. Thank you. Ashlyn Mathy Parks Planner Park Planning Division El Paso County Parks Department Office 719.520.6978 |
10/21/2026 11:50:02 AM |
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County Attorney - Development Review
10/20/2026 1:45:02 PM |
1 |
I will review the PCM Maintenance Agreement after it is submitted at a future review. I will review the SIA after the FAE has been reviewed. Erika Keech, Sr. County Attorney, erikakeech2@elpasoco.com. |
10/20/2026 1:45:02 PM | |
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Colorado Geological Survey
10/19/2026 12:31:09 PM |
1 |
The site does not contain steep slopes, is not undermined, and does not contain, nor is it exposed to, any geologic hazards that would preclude the proposed residential use. The available referral documents include a Soils and Geology Study prepared by Entech Engineering, Inc. (Entech), dated June 16, 2026. As stated on page 10 of the report, “No significant geologic hazards were identified on the site; however, the following constraints have been identified on the site: artificial fill, potentially expansive soils, potentially shallow and seasonally shallow groundwater areas, drainage areas, downslope creep, potentially unstable slopes, and the potential for elevated radon levels.” Entech also identifies possible soil-erosion hazards and describes the site soils as mildly to highly susceptible to wind erosion and moderately to highly susceptible to water erosion. Additionally, Figure 4 of Entech’s report shows the site's geologic constraints. Many of the 15 lots contain areas that are mapped as potentially seasonally shallow groundwater. Note 18 of the final plat states, “Areas of potential seasonal shallow groundwater have been mapped on lots 2, 3, 5, 6, 9, 10, and 15.” CGS recommends that building footprints are located outside areas mapped as containing geologic hazards/constraints. Entech states (page 12), “If groundwater is encountered within 3 feet of foundation grade, additional drains that may include but are not limited to interceptor drains, underslab drains (capillary break) may be required.” 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 as the sole mitigation of persistent shallow groundwater conditions. Provided Entech’s recommendations are strictly adhered to, CGS has no objection to the final plat. Submitted 10/19/2026 by Amy Crandall, Engineering Geologist, Colorado Geological Survey (303-384-2632 or acrandall@mines.edu) |
10/19/2026 12:31:09 PM | |
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PCD Project Manager
10/15/2026 3:17:21 PM |
1 |
Planning has comments on the following Version 1 documents: -LOI -Site Plan Drawing -Plat Drawing Joe Letke Senior Planner JoeLetke@elpasoco.com |
10/15/2026 3:17:21 PM | |
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County Attorney - Water
10/15/2026 2:59:59 PM |
1 | Please upload the Amended Augmentation when available. After this has been received, and a letter from Colorado Division of Water showing sufficient water, our office will begin review. | 10/15/2026 2:59:59 PM | |
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EPC DPW Stormwater
10/21/2026 11:57:52 AM |
1 |
Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded document(s): - Drainage Report - Final Plat Drawings - PCM Applicability Form Please provide the following document(s) upon resubmittal (the planner will need to send an upload request): - ESQCP Form - FAE Form - GEC Plan - GEC Checklist - PCM Maintenance Agreement - PCM - MHFD Detention Calcs or SDI Form - PCM O&M Manual - SWMP - SWMP Checklist Reviewed by: Zachary Jannusch Associate Engineer - Stormwater 719.500.3170 ZacharyJannusch@elpasoco.com |
10/21/2026 11:57:52 AM | |
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Colorado Department of Transportation - Pueblo Office
10/7/2026 2:35:20 PM |
1 | CDOT's comments are attached. | 10/7/2026 2:35:20 PM |
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PCD Administrative Notice
10/7/2026 11:58:46 AM |
1 | On 10/07/2026, PCD mailed "Notice of Application" letters to surrounding property owners within a 500-foot range (36 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 = $28.08. JM | 10/7/2026 11:58:46 AM | |
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Tri-Lakes-Monument Fire Protection District
10/7/2026 10:57:34 AM |
1 | Fire Protection Water Supply: Monument Fire District has reviewed the proposed rural fire-protection water supply concept utilizing the existing hydrant system located within the neighboring development to the south. Fire District approval of the proposed development is contingent upon receipt of a written agreement from the owner/operator of that water system confirming that the system may be utilized by Monument Fire District for emergency fire-suppression operations, including water-tender refill operations, serving The North Ranch development. The agreement shall identify the approved water source and confirm continued emergency access and use of the system. Documentation shall be provided to and accepted by Monument Fire District prior to final plat approval. | 10/7/2026 10:57:34 AM | |
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Pikes Peak Regional Building Department
10/6/2026 10:00:12 AM |
1 |
1. 17675 & 17725 Hwy 83, two homes and one out building. We show 17725 north on this parcel, garge in the center-17675, and second home 17675 Hwy 83. 2. All of the existing surrounding lots are recorded as tracts and not lots. What is shown as lot 28 is Tract 37. If you are going to reference the surrounding area please correct the information. 3. Since the street name is proposed to be a private street the suffix will need to change from public (Drive) to a private suffix (Point, View, Grove or Heights). 4. Each existing separate structure will require an official address change to match the new addresses propsed to be assigned to new lots. See link here for the information needed for the address changes. Three address changes will be required. 5. Contact Enumerations when you are ready to have addresses assigned. 6. 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 |
10/6/2026 10:00:12 AM | |
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911 Authority - El Paso/Teller County
10/6/2026 9:00:26 AM |
1 |
Comments for E911 as follows: The recommendation for E911 would be that the private road intended for this development retain the streetname Needles, but with a private suffix. Please choose from the following private suffixes (Grove, Heights, Point, or View), and depict this name on plans with the next submittal. Thank you. Justin |
10/6/2026 9:00:26 AM | |
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Mountain View Electric Association, Inc.
10/5/2026 4:15:01 PM |
1 | See attached comment letter | 10/5/2026 4:15:01 PM |
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Colorado Parks and Wildlife
10/2/2026 12:57:29 PM |
1 | See previous comments from Colorado Parks and Wildlife. | 10/2/2026 12:57:29 PM | |
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US Army Corps of Engineers
10/2/2026 9:19:32 AM |
1 | USACE has no comments. | 10/2/2026 9:19:32 AM | |
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EPC Environmental Services
10/1/2026 2:39:47 PM |
1 | 10/1/2026 2:39:47 PM |