EDARP
Project Review Comments
- File Number
- SF2612
- Project Name
- Iron Ridge Final Plat Filing No. 2
- Description
- This is an application for a Final Plat for the southern portion of the Iron Ridge Development.
- Location
- 6100000439
- Parcels
- 6100000457 6100000457
- Applicant
-
Vertex Consulting Services, LLC
Nina Dossey ( nina.dossey@vertexcos.com )
(719) 433-2018 Nina Dossey ( nina.dossey@vertexcos.com )
(719) 433-2018 - EA Number
- EA2546
- File Number
- SF2612
- Project Manager
- Joe Letke
- Status
- Active
- Created
- 4/2/2026 10:55:15 AM
View: Project Documents | Submit/View Public Comment
| Agency | Review # | Comment | ||
|---|---|---|---|---|
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EPC Sheriff's Department
8/9/2026 5:43:34 PM |
1 | The Fire Authority Having Jurisdiction is (Tri Lakes) Monument Fire Department. EPSO Wildland defers comments and requirements to Monument Fire. Thank you | 8/9/2026 5:43:34 PM | |
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EPC Health Department
8/8/2026 12:29:00 PM |
1 | EPCPH comments regarding water sufficency and wastewater | 8/8/2026 12:29:00 PM |
|
Tri-Lakes-Monument Fire Protection District
7/22/2026 12:18:18 PM |
1 |
Monument Fire District Fire Department Review Comments Project: Iron Ridge Filing No. 1 & 2 Code: 2021 International Fire Code Fire Department Access 1. Provide fire apparatus access roads in accordance with IFC Section 503. 2. Verify all access roads meet the minimum unobstructed width required by the Fire Code and Monument Fire District standards. 3. Verify all road grades comply with Monument Fire District maximum allowable grades for fire apparatus. 4. Provide documentation demonstrating the roadway structural section is capable of supporting imposed fire apparatus loads in accordance with IFC 503.2.3. 5. Provide turning templates demonstrating Monument Fire District apparatus can negotiate all roadway intersections, curves, and cul-de-sacs. 6. Verify all cul-de-sacs comply with IFC 503.2.5. 7. Provide approved fire apparatus turnaround details for all dead-end roads. 8. Any gates proposed in future phases shall comply with IFC Section 503.6. Fire Water Supply 9. A fire water supply meeting IFC Section 507 shall be provided. 10. Fire flow calculations shall be submitted in accordance with IFC Appendix B. 11. The required fire flow duration shall be identified for each lot. 14. Submit engineered construction drawings for each proposed cistern. 15. Submit calculations demonstrating usable drafting volume. 16. Demonstrate the required drafting depth is maintained during fire department operations. Dry Hydrants 17. Each cistern shall be equipped with a dry hydrant meeting NFPA 1142. 18. Dry hydrants shall be accessible in all weather conditions. 19. Provide details showing suction piping, drafting connection, strainer, and frost protection. 20. Provide bollard protection where dry hydrants are exposed to vehicle traffic. 21. Provide permanent reflective identification signage for each dry hydrant. Access to Water Supply 22. Provide an all-weather apparatus access road to each cistern. 23. Provide an apparatus drafting pad adjacent to each dry hydrant. 24. Demonstrate sufficient working space around each drafting location. 25. Provide dimensions showing the distance between the apparatus position and the drafting connection. Easements / Maintenance 26. Provide fire access easements for all privately maintained access roads serving fire apparatus. 27. Provide recorded maintenance agreements for all fire cisterns and dry hydrants. 28. Maintenance agreements shall include provisions for: Annual inspection Water level maintenance Dry hydrant maintenance Snow removal Vegetation management Road maintenance Acceptance Testing 29. All cisterns shall successfully pass a drafting test witnessed by Monument Fire District prior to acceptance. 30. Draft testing shall demonstrate the required flow can be sustained without vortexing or loss of prime. Addressing 31. Final addressing shall be coordinated with Monument Fire District prior to issuance of building permits. Future Building Permits 32. Fire apparatus access to each individual residence shall comply with IFC Section 503 at the time of building permit. 33. Driveways exceeding 150 feet shall comply with Monument Fire District residential driveway standards. General 34. Fire department approval of this subdivision does not constitute approval of future residential construction. 35. Separate fire department review is required with each building permit. 36. All fire protection features shall remain operational prior to issuance of Certificates of Occupancy. 37. THis development will require compliance with the Colorado WRC Code |
7/22/2026 12:18:18 PM | |
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EPC Parks Department
7/21/2026 1:32:25 PM |
1 |
El Paso County Parks staff have provided preliminary comments for this project. This will be taken to the Parks Advisory Board on August 12, 2026. Thank you! Ashlyn Mathy Parks Planner Park Planning Division El Paso County Parks Department ashlynmathy@elpasoco.com |
7/21/2026 1:32:25 PM |
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PCD Project Manager
7/13/2026 4:12:09 PM |
1 | -V1_Erosion and Stormwater Quality Control Permit (ESQCP) Comments | 7/13/2026 4:12:09 PM |
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PCD Project Manager
7/13/2026 4:11:22 PM |
1 | -V1_Traffic Impact Study Comments | 7/13/2026 4:11:22 PM |
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PCD Project Manager
7/13/2026 4:10:49 PM |
1 | -V1_Financial Assurance Estimate (FAE) Form Comments | 7/13/2026 4:10:49 PM |
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PCD Project Manager
7/13/2026 4:10:16 PM |
1 | -V1_Drainage Report - Final Comments | 7/13/2026 4:10:16 PM |
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PCD Project Manager
7/13/2026 4:09:36 PM |
1 | -V1_Construction Drawings (Plans-Profiles) | 7/13/2026 4:09:36 PM |
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PCD Project Manager
7/13/2026 4:08:57 PM |
1 | -V1_Closures Sheet (Survey) Comments | 7/13/2026 4:08:57 PM |
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PCD Project Manager
7/13/2026 4:08:07 PM |
1 | -V1_Letter of Intent Comments | 7/13/2026 4:08:07 PM |
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PCD Project Manager
7/13/2026 4:07:45 PM |
1 | -V1_Fire Protection Report Comments | 7/13/2026 4:07:45 PM |
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PCD Project Manager
7/13/2026 4:07:14 PM |
1 | -V1_Final Plat Drawings Comments | 7/13/2026 4:07:14 PM |
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PCD Project Manager
7/13/2026 4:06:56 PM |
1 | -V1_Application-Petition Form Comments | 7/13/2026 4:06:56 PM |
|
EPC DPW Development Services - Engineering
7/13/2026 2:41:03 PM |
1 |
Engineering Review V1: Please see engineering review comments (in blue) on the following documents (to be uploaded by project manager): Note: Due to the nature and volume of comments on certain documents, additional comments may be necessary. V1_Closures Sheet V1_Construction Drawings V1_Drainage Report - Final V1_Final Plat Drawings V1_Financial Assurance Estimate (FAE) Form V1_Traffic Impact Study Please replace deviation request and decision form provided in this submittal with approved copies from SP253. Laura Besler, P.E. Engineer - Development Services Department of Public Works Office: (719) 520-6868 Mobile: (719) 482-0977 laurabesler@elpasoco.com |
7/13/2026 2:41:03 PM | |
|
EPC DPW Stormwater
7/13/2026 1:18:06 PM |
1 |
Review 1: EPC DPW Stormwater comments have been provided (in orange text boxes) on the following uploaded document(s): - ESQCP - PCM Maintenance Agreement (Will need a separate agreement for filing 2) Comments on the following documents have been provided on the project Iron Ridge Final Plat Filing No. 1 (SF2613): - CDs (will need a separate CD set for filing 2) - Drainage Report - GEC Checklist - PCM Applicability Form - SWMP - SWMP Checklist Please provide the following document(s) upon resubmittal (the planner will need to send an upload request). These documents may be shared between this project and Filing 1 (SF2613): - PCM - MHFD Detention Calcs or SDI Form - PCM - Notice of Intent to Construct a Non-Jurisdictional Water Impoundment Structure - PCM O&M Manual Reviewed by: Zachary Jannusch Associate Engineer - Stormwater 719.500.3170 ZacharyJannusch@elpasoco.com |
7/13/2026 1:18:06 PM | |
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Colorado Division of Water Resources
7/9/2026 12:27:13 PM |
1 | 7/9/2026 12:27:13 PM | |
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County Attorney - Water
7/9/2026 11:48:20 AM |
1 | It would be helpful if Applicant could either upload a Water Supply Information Summary/or update the Letter of Intent that would state something to the effect of "This filing contains 25 of the 50 lots and 2 of the 3 irrigated acres reviewed with the PP. The estimated water demand has not changed" or actually list the water demand in the WSIS for each separate filing. This way, we can subtract from the total as we go along to ensure we are within the original approval amounts. | 7/9/2026 11:48:20 AM | |
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Pikes Peak Regional Building Department
7/9/2026 11:22:53 AM |
1 |
1. The intent letter mentions 15 lots, I only see 14. Please clarify if there are 15 or 14 lots. 2. See attached image for addressing plan. Add the addresses to the final plat prior to our review of the mylar. Plat fees will be $140.00 for the 14 addresses. 3. General Final Plat comments apply. 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 need to be 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. Please schedule 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 Please email the Enumerations staff member that reviewed your project. BeckyA@pprbd.org Thank you, Becky Allen Enumerations Plans Examiner Pikes Peak Regional Building Department O: 719-799-2707 W: pprbd.org E: beckya@pprbd.org |
7/9/2026 11:22:53 AM | |
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Colorado Geological Survey
7/8/2026 3:59:59 PM |
1 |
Colorado Geological Survey July 8, 2026 CGS Unique No. EP-26-0107_1 Iron Ridge Filing No. 2 – Final Plat El Paso File No. SF2612 Location: NE ¼ of SE ¼ of Section 13, T11S, R66W, 6th P.M. 39.0895°, -104.7209° With this referral, we received the Final Plat, construction drawings, drainage report, stormwater management plan, wastewater study, water resources report, and other supporting documents for Iron Ridge Filing No. 2. CGS previously reviewed the Iron Ridge Preliminary Plan and recently reviewed Iron Ridge Filing No. 1 – Final Plat. No revised soils and geology study was submitted with this Filing No. 2 referral. Therefore, the geologic characterization and hazard identification presented in Entech Engineering’s September 2025 Soils and Geology Study remain the controlling geologic evaluation for this project. CGS continues to concur with Entech’s characterization of the site geology, identified geologic hazards, and recommended mitigation measures. We understand this referral consists of Iron Ridge Filing No. 2, a Final Plat creating fifteen rural residential lots on approximately 42.5 acres with public road improvements, individual wells, on-site wastewater treatment systems, and associated drainage improvements. The site does not contain geologic hazards or geotechnical constraints that would preclude the proposed subdivision, provided the recommendations contained in the geologic report are incorporated into the final design and construction. Identified geologic hazards and constraints include expansive soils, localized potentially unstable slopes, downslope creep, shallow bedrock, erosion, and areas of seasonal or potentially seasonal shallow groundwater, primarily associated with mapped drainage corridors. CGS offers the following comments and recommendations: 1. Groundwater. The Final Plat submittal does not include a revised geologic investigation or the groundwater monitoring program recommended during CGS's Preliminary Plan review. The available geologic information indicates that the regional Dawson aquifer is generally deep beneath the site; however, the geologic investigation documented redoximorphic features, mapped seasonal and potentially seasonal shallow groundwater areas, and identified localized conditions favorable for perched groundwater associated with shallow Dawson Formation bedrock and mapped drainage corridors. Although groundwater was not encountered during exploratory drilling, the absence of groundwater during drilling should not be interpreted as evidence that seasonal groundwater will not affect future below-grade construction. These conditions cannot be adequately characterized by a single investigation conducted over a limited period of time. 2. CGS continues to recommend that groundwater monitoring/observation be conducted to determine the feasibility of basement construction and to verify that proposed foundation components are maintained at least 3 feet above the maximum anticipated seasonal groundwater level throughout the year. Unless sufficient monitoring demonstrates adequate separation from seasonal high groundwater, CGS recommends that basements not be permitted. 3. Onsite Wastewater Treatment Systems. The Wastewater Study recognizes that seasonal shallow groundwater may affect OWTS placement and recommends lot-specific evaluation. Final OWTS design should maintain adequate separation from seasonal groundwater and avoid mapped drainage corridors and areas of seasonal shallow groundwater. 4. Site-Specific Investigations. Prior to the building permit application, site-specific soils and foundation investigations should be conducted for each proposed structure. These investigations should verify foundation recommendations, evaluate localized groundwater conditions where encountered, and incorporate appropriate foundation drainage measures where necessary. 5. Geologic Hazard Statement. A geologic hazard statement, consistent with the El Paso County Land Development Code, should be included on the final plat referencing the geologic report and the identified geologic hazards and constraints applicable to the site. Submitted 7/8/2026 by Jonathan R. Lovekin, Senior Engineering Geologist, Colorado Geological Survey (jlovekin@mines.edu) |
7/8/2026 3:59:59 PM | |
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PCD Project Manager
7/8/2026 12:39:43 PM |
1 |
Planning has comments on the following version 1 documents: -Application Form -LOI -Plat Drawings -Fire Protection Report Joe Letke Planner JoeLetke@elpasoco.com |
7/8/2026 12:39:43 PM | |
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Colorado Parks and Wildlife
7/8/2026 8:40:15 AM |
1 | Please see comment letter for Filing No. 1. Contact Wildlife Officer Drew Vrbenec at 719-439-9638 for any aditional information. | 7/8/2026 8:40:15 AM | |
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County Attorney - Development Review
7/1/2026 3:11:39 PM |
1 |
No edits regarding DMA. Please include Exhibit A and B before finalizing. Edits to SIA attached. Reviewed by: Erika Keech, Sr. County Attorney, erikakeech2@elpasoco.com. |
7/1/2026 3:11:39 PM |
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PCD Administrative Notice
6/30/2026 9:58:21 AM |
1 | On 06/29/2026, PCD mailed "Notice of Administrative Determination" letters for SF2612 to surrounding property owners within a 500-foot range (17 addresses). The potential date an administrative decision can be made is 07/13/2026. Copies of the notice, mailing labels, and selected range have been uploaded to the EDARP file. Cost of postage = $12.58. JM | 6/30/2026 9:58:21 AM | |
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EPC Environmental Services
6/29/2026 1:18:29 PM |
1 | 6/29/2026 1:18:29 PM | |
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Mountain View Electric Association, Inc.
6/25/2026 11:32:15 AM |
1 | Mountain View Electric Association, Inc. has no comments. | 6/25/2026 11:32:15 AM | |
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911 Authority - El Paso/Teller County
6/23/2026 11:35:58 AM |
1 |
Comments for E911 as follows: Colt Ct – Acceptable continuation of existing road. No action for E911 on this submittal. Thank you. Justin |
6/23/2026 11:35:58 AM | |
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RBD Floodplain
6/22/2026 1:39:43 PM |
1 | site is not in the floodplain , no comment | 6/22/2026 1:39:43 PM |