Project Review Comments

Back to List

File Number
PUDSP264
Project Name
Schmidt PUD Preliminary Plan
Description
270 units including 52 attached single-family units and 228 detached single-family units on70 acres including public right of way and tracts for private streets, open-space, landscaping, drainage, and utilities. A finding of water sufficiency with the PUD Preliminary Plan. Early Grading w/ Utilities included.
Parcels
5200000570 5200000570 5200000577 5200000577 5200000589 5200000589 5200000590 5200000590 5200000591 5200000591
Applicant
N.E.S. Inc.
Andrea Barlow ( abarlow@nescolorado.com )
(719) 471-0073 Andrea Barlow ( abarlow@nescolorado.com )
(719) 471-0073
File Number
PUDSP264
Project Manager
Kari Parsons
Status
Active
Created
3/31/2026 1:16:04 PM

View: Project Documents | Submit/View Public Comment


Review Comments (30)
Link Agency Review # Comment
El Paso County Conservation Dist
9/22/2026 9:24:11 AM 		1 The El Paso County Conservation District has revied this application and have the following comments:

1) Erosion controls/revegetation plans

We saw there is no current GEC plan to review, so we are unable to complete our commenting at this time on erosion control. But we would like to share what we would like to see.

A) Disturbed areas not being built on should be mulched and revegetated within 45 days of disturbance using plant/grass species native and/or naturalized to El Paso County. This includes all sites that will await sale for later building.

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 and parking areas (if not going to be paved) should have a 1-2" 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.

C) Their landscape plants need to include the same 'mulched after seeding with weed-free hay or straw mulch at approximately 5,000 lbs per acre' for native seed areas. This is important for good germination rates and soil protection until the grasses are established.

D) We would like to know what is planned for the potion of property that contains the creek on the west side of the development that is not developable. Is this going to be part of its own parcel, will it be owned by the HOA, will it be part of a recreational use for the neighborhood, etc. If possible, we would like to see that preserved in a way that will prevent and protect it from additional erosion, as that creek is very prone to erosion issues. This could be through working with an agency like EPC Parks, Fountain Creek Watershed District, a land trust like Palmer Land Conservancy, or EPCCD directly.


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 		9/22/2026 9:24:11 AM
Colorado Springs Utilities, Dev, Svc.(includes water resources)
9/14/2026 9:31:13 AM 		1 Please remove all utility statements not associated with Colorado Springs Utilities, typical for all sheets.

Add note: Per Gas LESS 4.05.d.3.a. for new residential construction, Gas meter shall be placed 5’ from front corner of building.

Add note: Gas service line must have minimum 6-foot horizontal separation when installed parallel to other utilities and structures.

Add note " Gas meters must be a minimum of 3-feet from doors, operable windows, or any vents or openings in walls."

Add note “CSU Field Engineer to determine final gas meter and service line locations. Contact Field Engineering at 719-668-4985 (Gas) with any questions.” 		9/14/2026 9:31:13 AM
View Mountain View Electric Association, Inc.
9/10/2026 4:27:53 PM 		1 See attached comment letter 9/10/2026 4:27:53 PM
PCD Administrative Notice
9/9/2026 4:27:45 PM 		1 On 09/09/2026, PCD mailed "Notice of Application" letters to surrounding property owners within a 500-foot range (218 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 = $170.04. JM 9/9/2026 4:27:45 PM
View PCD Project Manager
9/9/2026 3:48:48 PM 		1 MDDP Comments. Please contact Bret Dilts To verify complete review was done. 9/9/2026 3:48:48 PM
View PCD Project Manager
9/9/2026 3:46:51 PM 		1 Drainage Report Comments 9/9/2026 3:46:51 PM
View PCD Project Manager
9/9/2026 3:45:12 PM 		1 Traffic Study Comments. 9/9/2026 3:45:12 PM
View PCD Project Manager
9/9/2026 3:43:43 PM 		1 Letter of Intent redlines 9/9/2026 3:43:43 PM
EPC DPW Development Services - Engineering
9/9/2026 3:44:26 PM 		1 DPW Engineering has comments on the following documents

- Drainage Report - Preliminary
- PUD Development Plan
- Traffic Impact Study
- Letter of Intent
- Road Impact Fee Acknowledgement

For comments on the MDDP, see comments on the PDR. This document may be combined into one for the next submittal.

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

Laura Besler, PE
laurabesler@elpasoco.com 		9/9/2026 3:44:26 PM
View PCD Project Manager
9/9/2026 3:42:52 PM 		1 PUDSP Comments.
The Plan will require a complete review when resubmitted. 		9/9/2026 3:42:52 PM
PCD Project Manager
9/9/2026 3:14:19 PM 		1 At time of first final plat, a detailed noxious weed report identifying process, seed mix shall be provided addressing the existing weeds caused by ground disturbance and the prevention of new weeds. Mitigation shall be included in the FAE. 9/9/2026 3:14:19 PM
PCD Project Manager
9/9/2026 2:56:15 PM 		1 Please review the Fire Protection Report checklist and include the missing items. Please add the water for fire protection to the allocation/commitments. A cistern is not likely for a development on hydrants linked to central water. Provide locations.

https://planningdevelopment.elpasoco.com/applications-and-checklists/#docaccess-ce57d285c033d7b9976b4e0bf3ea880d 		9/9/2026 2:56:15 PM
View PCD Project Manager
9/9/2026 2:50:15 PM 		1 State Water Form 9/9/2026 2:50:15 PM
View PCD Project Manager
9/9/2026 2:48:47 PM 		1 Application Form 9/9/2026 2:48:47 PM
PCD Project Manager
9/9/2026 2:46:58 PM 		1 Based on the complexity of the PUDSP, perhaps it is better to PUD plan the future development tracts as Future Tracts to be rezoned to a traditional zone or a site specific PUD. This would reduce the confusion on which tracts are included in the PUD verses Preliminary Plan. There was no line work to identify the PUD boundary verses a Preliminary Boundary. No Distances and Bearings were depicted as a boundary on the plan set. 9/9/2026 2:46:58 PM
PCD Project Manager
9/9/2026 2:43:40 PM 		1 Please revise the commitment letter for wastewater. A CSU document was uploaded but the LOI and PUDSP Plan indicates FAWWA is serving.

Please update the number on the FAWWA form and State water summary form to match quantities. 		9/9/2026 2:43:40 PM
PCD Project Manager
9/9/2026 2:29:39 PM 		1 Please provide correspondence from USFWS that no mouse habitat occurs along channel and in wetlands or depict the recommended buffer is incorporated into the Plan.

Please label the wetlands on the Plan as required by the checklist

Staff had a difficult time understanding what lots were which product, several checklist items were not incorporated on the plan: lot size and dimensions, road centerlines, tract lines, and SF. The Plan refers to the Lorson Ranch development on sheet 1, and the City also. Please carefully review the checklists on our website and add the missing information.

The letter of intent refers to Sterling Ranch developments and conflicts with what the Plan indicates. 		9/9/2026 2:29:39 PM
View Colorado Geological Survey
9/9/2026 10:49:36 AM 		1 9/9/2026 10:49:36 AM
View Colorado Parks and Wildlife
9/8/2026 2:03:14 PM 		1 9/8/2026 2:03:14 PM
Colorado Springs Public Works
9/8/2026 9:37:36 AM 		1 Concur with Traffic Engineering comment:
The development will be responsible for all of roadway and signal improvements stated in the IGA agreement. Please submit separate construction plan drawings to the City showing for all Marksheffel Rd. public improvements.

Joel Dagnillo, P.E.
Engineering Development Review
City of Colorado Springs
(719)385-5412
Joel.dagnillo@coloradosprings.gov 		9/8/2026 9:37:36 AM
Colorado Springs Public Works
9/17/2026 8:51:42 AM 		1 1- The development will be responsible for all of roadway and signal improvements stated in the IGA agreement.
2- Show and call out Black Forest Road access as right in/out access.
3- Please remove the connections going to Salt Brush Road.

Zaker Alazzeh, P.E.
Traffic Engineering Manager/Deputy City Traffic Engineer
City of Colorado Springs
(719) 385-5468
Zaker.Alazzeh@coloradosprings.gov 		9/17/2026 8:51:42 AM
EPC DPW Stormwater
9/3/2026 2:19:21 PM 		1 Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following document(s) to be uploaded by the PM closer to the review deadline, once other agencies are done reviewing:
- Application
- Drainage Report
- Letter of Intent

The applicant stated that all ESQCP-related docs will be uploaded for the first time with the next submittal. So I will review them then.

Reviewed by:
Glenn Reese, P.E.
Principal Engineer - Stormwater
719.675.2654
GlennReese@elpasoco.com 		9/3/2026 2:19:21 PM
County Attorney - Water
9/3/2026 1:46:32 PM 		1 County Attorney’s Office will review for water sufficiency following receipt of findings from the Colorado Division of Water Resources. Thank you. 9/3/2026 1:46:32 PM
Pikes Peak Regional Building Department
9/2/2026 1:24:05 PM 		1 Enumerations has the following comments

1. The Description of the Request box on the application form mentions that some of the lots are for single family attached, while the letter of intent and the plan pages make reference to duplexes. These are not the same thing, and can affect the addressing assignments. Are these lots going to be for single family attached or are they duplexes? Clarify the intent.
2. Once this plan has been approved, submit a copy to Enumerations for address assignment. Indicate with (XXXX) the locations of lots and tracts that will require an address. It does not appear that there are any rear loaded lots in this plan, but, if I have missed something, please indicate that on the copy submitted for address assignment.
3. Once addressing is returned to the applicant, it can be used on the associated plat. Enumerations will not approve any building plans submitted for permit without a copy of the final recorded plat in our records.

Brent Johnson
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2888 E: brent@pprbd.org W: pprbd.org 		9/2/2026 1:24:05 PM
View EPC Parks Department
9/2/2026 8:54:58 AM 		1 El Paso County Parks staff has reviewed this project and have attached the first round of comments. This project will be heard before the Parks Advisory Board on September 9, 2026.

Thank you.

Ashlyn Mathy
Parks Planner
El Paso County Parks Department
Office 719.520.6978 		9/2/2026 8:54:58 AM
Academy SD 20 Building Fund
9/1/2026 10:48:36 AM 		1 Academy District 20 is in receipt of File #PUDSP264 for approval of the Schmidt PUD Preliminary Plan. 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 able to serve each student who is a resident of District 20.

If you need additional information, please contact me.

Peter Ristig
Executive Director for Operations
Academy School District
peter.ristig@asd20.org 		9/1/2026 10:48:36 AM
911 Authority - El Paso/Teller County
8/31/2026 10:48:12 AM 		1 Comments for E911 as follows:

Brush top Rd – Logical continuation of existing

Salt Brush Rd – Logical continuation of existing
Blue Stem Way – As a logical continuation of Salt Brush Rd, this should retain the Salt Brush name with a private suffix (Grove, Heights, Point, View).

Yucca Ridge Dr – Available
Bitterbrush Bend – As a logical continuation of Yucca Ridge Dr, this should retain the Yucca Ridge name with a private suffix (Grove, Heights, Point, View).

Juniper Rise Way – Available
Sand Sage Cir – As a logical continuation of Juniper Rise Way, this should retain the Juniper Rise name with a private suffix (Grove, Heights, Point, View).

Rabbitbrush Ridge – Rabbitbrush is available, needs suffix. Ridge is not an allowed suffix. Rabbitbrush Ridge exceeds 14 character limit.

Cedar Mesa Ln – Available

High Steppe Way – Available. Needs private suffix (Grove, Heights, Point, or View)
Redbrush Ridge – Available. Needs private suffix (Grove, Heights, Point, or View)
Coyote Brush Trl – Available. Needs private suffix (Grove, Heights, Point, or View)
Mesa Bloom Ln – Available. Needs private suffix (Grove, Heights, Point, or View)
Wiregrass Trl – Available. Needs private suffix (Grove, Heights, Point, or View)

Desert Plume Ct – Not available, existing streetname. Needs private suffix (Grove, Heights, Point, or View)
Sage Crest Dr – Not available, existing streetname. Needs private suffix (Grove, Heights, Point, or View)
Brush Hollow Ln – Not available, existing streetname. Needs private suffix (Grove, Heights, Point, or View)

Thank you
Justin 		8/31/2026 10:48:12 AM
US Army Corps of Engineers
8/28/2026 8:20:49 AM 		1 Should the applicants proposed work impact Cottonwood Creek or adjacent wetlands, the applicant should contact our office for a determination of permitting requirements. 8/28/2026 8:20:49 AM
Black Forest Fire Protection District
8/22/2026 12:56:31 AM 		1 Fire Protection Water Supply: A final engineered fire protection water supply plan shall be submitted to BFFRPD for review and approval. The plans shall identify the proposed pressurized hydrant system, water main sizing, hydrant locations, available fire flow, hydraulic calculations, and confirmation from the water provider that the required fire flow can be supplied.

Fire Apparatus Access: All public and private roadways used for fire apparatus access shall comply with applicable BFFRPD access requirements. A minimum 20-foot unobstructed clear driving width, required vertical clearance, all-weather surface, and approved turnaround shall be maintained. Any proposed reductions in roadway width shall not reduce the required fire apparatus access width.
Dead-End Roads/Turnarounds: The proposed permanent cul-de-sacs, hammerhead turnarounds, dead-end road lengths, and secondary access arrangements require specific BFFRPD review and approval. Approval of the PUD does not constitute approval of the proposed roadway or turnaround modifications.
Secondary Emergency Access: Final plans shall demonstrate adequate primary and secondary emergency access throughout all phases of the development. Emergency access shall be completed and operational as required prior to combustible construction within the applicable phase.
Hydrant Access: Final hydrant locations shall be coordinated with BFFRPD to ensure appropriate spacing, hose-lay distances, apparatus access, and operational usability. Required hydrants and fire protection water infrastructure shall be installed and operational prior to combustible construction as applicable.
CWRC: All applicable development and new residential construction shall comply with the Colorado Wildfire Resiliency Code (CWRC), including applicable construction, landscaping, defensible-space, vegetation-management, and BFFRPD inspection requirements.
Open Space/Fuel Management: Long-term responsibility for vegetation and grass-fuel management within common open spaces shall be established through the HOA, metropolitan district, or other responsible entity and maintained for the life of the development.
Plan Consistency: Please revise the submitted documents for consistency. The PUD Development Plan/Letter of Intent identifies 270 residential units, while the Fire Protection Report references approximately 277 residential units.

Final BFFRPD approval shall be contingent upon review and acceptance of the final fire apparatus access, emergency access, fire-flow, hydrant, and fire protection water supply plans. 		8/22/2026 12:56:31 AM
View EPC Environmental Services
8/21/2026 3:12:01 PM 		1 8/21/2026 3:12:01 PM