09/20/18

Thomas and ThomasJason Alwine702 N. Tejon StreetColorado Springs, CO. 80903

Dear Applicant and/or Consultant:

Subject: PUDSP Creekside at Lorson Ranch Review 1

The purpose of this letter is to provide you with the review agency responses to the above named development application that have been received to-date by Planning and Community Development.

You are encouraged to directly contact those agencies that did provide review comments if the comments require additional action by the applicant/applicant’s representative. You are also encouraged to directly contact those agencies that did not provide review comments if such response is required by state statutes and the El Paso County Land Development Code.

EL PASO COUNTY PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT

Planning This PUDSP (Planned Unit Development Plan Preliminary Plan) is being reviewed in accordance with the adopted El Paso County Land Development Code (2018), the El Paso County Engineering Criteria Manual (2015), and the El Paso County Drainage Manual (2016). Additionally, it is being reviewed under the procedures within the County’s Procedures Manual.

See redlines in EDARP.Letter of Intent

1. Please update the request to include both wet utilities and pre-development grading (per Jeff Marks request that all Lorson projects have wet utilities included). Appropriate utility plans will need to be submitted.

2. Please update the PUD modifications and provide justification if deviations from the ECM are required.

3. The floodplain is a hazard. Lots are proposed in the floodplain. Identify that the CLOMR has been submitted and A LOMR will be completed prior to final plat.

COMMISSIONERS:DARRYL GLENN (PRESIDENT)MARK WALLER (PRESIDENT PRO TEMPORE)

STAN VANDERWERFLONGINOS GONZALEZ

PEGGY LITTLETON

PLANNING AND COMMUNITY DEVELOPMENTCRAIG DOSSEY, EXECUTIVE DIRECTOR

4. Add the timing (year and month ) of Lorson Boulevard Bridges

Master Plan5. A finding of Master Plan Consistency was made at the previous Lorson Ranch Overall

Development Plan and the 2015 Sketch Plan Amendment. No portion of the proposed PUDSP is within the Highway 94 Small Area Plan (2003).

Engineering DepartmentEngineering DivisionPlanning and Community Development (PCD)-Engineering reviews plans and reports to ensure general conformance with El Paso County standards and criteria. The project engineer is responsible for compliance with all applicable criteria, including other governmental regulations. Notwithstanding anything depicted in the plans in words or graphic representation, all design and construction related to roads, storm drainage and erosion control shall conform to the standards and requirements of the most recent version of the relevant adopted El Paso County standards, including the Land Development Code (LDC), the Engineering Criteria Manual (ECM), the Drainage Criteria Manual (DCM), and the Drainage Criteria Manual Volume 2 (DCM2). Any deviations from regulations and standards must be requested, and approved by the ECM Administrator, in writing. Any modifications necessary to meet overlooked criteria after-the-fact will be entirely the developer’s responsibility to rectify.

Grading and Erosion Control Plan / SWMP1. See electronic GEC and SWMP redlines.2. Ensure that construction of trails and grass buffer strip BMPs are accommodated with the

grading.3. Ensure that all GEC and SWMP checklist items (attached) are provided. These will be verified

with the next submittal.

Transportation/Traffic Impact Study (TIS)1. Note: the TIS indicates that warrants will likely be met for the signal at Marksheffel Road and

Lorson Blvd. upon buildout of this subdivision. A recommended condition of approval will be provided identifying required signal plan design and construction requirements.

2. In the “Marksheffel/Lorson” section, discuss potential options to a signal including geometric modifications such as those made at the Garrett Road / Highway 24 intersection, with pros and cons.

3. See electronic TIS redlines.4. Note: a license agreement will be required for landscaping in the right-of-way.

Preliminary Drainage Report (PDR)1. Regarding the floodplain revisions:

a. Submit a copy of the CLOMR to PCD for review (electronic model only will be adequate).b. If the Regional Floodplain Administrator requires basements to be prohibited for lots in

the fill area, indicate so on the SPPUD plan.2. See electronic PDR redlines. 3. Provide a deviation request to allow developed drainage (back yards) without WQCV. This may

be deferred to the FDR submittal, but will affect grading plans if not approved at that time.4. Provide SDI and MS4 worksheets and proof of State dam review for the new detention basins

when available.

Agreements/Forms/Other1. Provide the PCD file number, PUDSP-18-005 on the cover of the FAE, ESQCP, and SWMP

documents.2. See FAE redlines. Note: FAE will be checked in detail with the next submittal.

Attachments1. PDR redlines2. Grading and Erosion Control Plan redlines3. SWMP redlines4. FAE redlines5. GEC Plan Checklist6. SWMP Checklist7. Engineering Final Submittal Checklist

El Paso County Grading and Erosion Control Plan Submittal Checklist

1) Vicinity map. 2) North arrow and acceptable scale (1”=20’ to 1”=100’). 3) Existing and proposed Contours 2 feet or less (except for hillside). 4) Standard EPC Grading and Erosion Control Notes included. 5) Delineate mapped FEMA 100-yr floodplain. 6) Construction site boundaries clearly delineated. 7) Areas of soil disturbance shown. 8) All proposed construction BMPs and Construction BMP details shown. 9) Show existing vegetation. 10) Existing and proposed water courses including springs, streams, wetlands, Detention

ponds, roadside ditches, irrigation ditches and other water surfaces. 11) Show all existing structures. 12) Show all existing utilities. 13) Submit geotechnical investigation from soils engineer. 14) Conclusions from soils report and geologic hazards report incorporated in grading design.

15) Show existing and proposed property lines and site boundary. 16) All existing and proposed easements (permanent and construction).including required off site

easements. 17) Any offsite grading clearly shown and called out. 18) Existing and proposed storm drainage facilities as necessary to show all BMPs. 19) Temporary sediment ponds provided for disturbed drainage areas greater than one acre.

20) Proposed slopes steeper than 3:1 with top and toe of slope delineated. 21) Erosion control blanketing shown on slopes steeper than 3:1. 22) Retaining walls greater than or equal to 4ft in height require design by P.E. and building

permit from Regional Building Department. Locations to be shown on the plan (not located in County ROW).

23) Vehicle tracking shown at all construction entrances. 24) The erosion control plan is to be certified by a Colorado Registered P.E. with appropriate

signature blocks for EPC and the Engineer and the statement “The Owner will comply with the requirements of the Erosion Control Plan” signed by the owner.

25) Required Signature blocks:

= Not checked at this time N/A = Verified – clearly not applicable

= Provided, needs minor clarification/correction = Verified – provided

N/A = Assumed not applicable – verify revisions = Not found/missing information

Stormwater Management Plan Checklist

1 Applicant (owner/designated operator), Prepared By, SWMP Administrator, and Contractor information

2 Table of Contents 3 Site description and location to include vicinity map (not just Section, Township, Range) 4 Narrative description of construction activities proposed (e.g., may include clearing and grubbing,

temporary stabilization, road grading, utility / storm installation, final grading, final stabilization, and removal of temporary control measures)

5 Phasing plan – may require separate drawings indicating initial, interim, and final site phases for larger projects. Provide “living maps” that can be revised in the field as conditions dictate.

6 Proposed sequence for major activities: Provide a construction schedule of anticipated starting and completion dates for each stage of land-disturbing activity depicting conservation measures anticipated, including the expected date by which the final stabilization will be completed.

7 Estimates of the total site area and area to undergo disturbance 8 Soil erosion potential and potential impacts upon discharge 9 A description of existing vegetation at the site and percent ground cover10 The location and description of any other potential pollution sources such as fueling (mobile or

stationary), chemical storage, etc.11 Material handling to include spill prevention and response procedures12 Spill prevention and pollution controls for dedicated batch plants13 Other stormwater pollutant control measures to include waste disposal and cleanup of off-site soil

tracking14 The location and description of any anticipated non-stormwater components of discharge

(springs, irrigation, etc.)15 The name of ultimate receiving waters; size, type and location of stormwater outfall or storm

sewer system discharge16 SWMP Map to include: a) construction boundaries

b) all areas of disturbancec) areas of cut and filld) areas used for storage of building materials, soils or wastes (stockpiles)e) location of any dedicated asphalt / concrete batch plantsf) location of all structural BMPsg) location of all non-structural BMPsh) springs, streams, wetlands and other surface waters

17 Narrative description of all structural BMPs to be used, including: silt fence, straw bales, check dams, sediment basins, diversion swales, etc. Ensure that methods are ECM/DCM-approved.

18 Description of non-structural BMPs to be used including seeding, mulching, protection of existing vegetation, site watering, sod placement, etc.

19 Technical drawing details for BMP installation and maintenance20 Procedure for how the SWMP will be revised21 Description of final stabilization and long-term stormwater quality measures to control stormwater

pollutants after construction operations have been completed22 Specification that vegetative cover density is to be a minimum of 70% of pre-disturbed levels to

be considered stabilized23 Outline of permit holder inspection procedures to install, maintain, and effectively operate BMPs

to manage erosion and sedimentation

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24 Record keeping procedures identified to include signature on inspection logs and location of SWMP records onsite

Please note: all items need to be addressed. If not applicable, explain; simply identifying “not applicable” will not satisfy CDPHE requirement of explanation.

= Not checked at this time N/A = Verified – clearly not applicable = Provided, needs minor clarification/correction = Verified – provided

N/A = Assumed not applicable – verify revisions = Not found/missing information

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Engineering Final Submittal Checklist for Electronic SubmittalsCheck

Box Item: Report/FormDrainage Report (signed)Traffic Impact Study (signed)Grading & Erosion Control Plan (signed)Street Construction Plans (signed)Deviation Request (signed)MS4 Post Construction Form and SDI worksheetDPW POC: John ChavezProof of embankment/pond submittal to State EngineerESQCP (signed) DPW POC: John Chavez* Financial Assurance Estimate, SIA (signed)* Pond/BMP Maint. Agreement and Easement (signed)* Operation & Maintenance ManualPre-Development Site Grading Acknowledgement and Right of Access Form (signed)Other: Offsite Easements, Other Permits (FEMA LOMR, USACE, Floodplain…), Conditions of Approval, etc. _

Pre-Construction Checklist:Driveway/Access PermitWork Within the ROW Permit (DPW or CDOT)

* Stormwater Management Plan (SWMP) Submit to DSD-Inspection 2 weeks prior to precon

* Colorado Discharge Permit (COR:______________________ )* County Construction Activity Permit* CDPHE APEN – (if over 25 ac. or 6 mos.)* Financial Surety (Letter of Credit/Bond/Collateral/Check)Construction Permit Fee:Major Final Plat - Predevelopment Grading(Verify fees with Inspections Supervisor at time of scheduling) $ 1,637.00

Other:______________________________________

* - required items to obtain an ESQCP** - after recordationPermit Fee and Collateral must be separate checksPost Construction Submittal Checklist: (ECM 5.10.6)

As-Built DrawingsPond Certification LetterAcceptance Letter for wet utilities

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- = Need final signed version- = complete, in file- = Need later

COLORADO STATE FOREST SERVICE

The primary wildland fuel type for this proposal is grassland with scattered trees having a low wildfire hazard potential. No special fire mitigation plans or other actions are necessary for final approval by the Colorado State Forest Service.

ELPASO COUNTY ENVIRONMENTAL SERVICES

The El Paso County Environmental Division has completed its review of the above referenced submittal. Our review consisted of the following items: wetlands, federal and state listed threatened or endangered species, general wildlife resources and noxious weeds.

1. Applicant is reminded that this area has been identified as potentially being within the buffer area of seasonal raptor nesting. As a result, Creekside at Lorson Ranch may be impacted by seasonal raptor nesting which could limit when construction and disturbance would be permitted. The Colorado Division of Wildlife has drafted guidelines for recommended buffer zones and seasonal restrictions which should be followed for the Creekside at Lorson Ranch project. While the exact species and numbers of raptors that may occupy this area remains confidential due to safety concerns, the types of raptors that may be present include Bald Eagle, Golden Eagle, Osprey, Ferruginous Hawk, Red-Tailed Hawk, Swainson’s Hawk, Peregrine Falcon, Prairie Falcon, Northern Goshawk, and the Burrowing Owl. Each of these species has different recommended buffering zone and seasonal restrictions for surface occupancy and human encroachment. Consultation with the Colorado Division of Wildlife and/ or a bird specialist prior to construction is recommended to ensure compliance

2. The project lies within or adjacent to an area with documented noxious weeds including but not limited to Canada thistle and myrtle spurge. Adherence to the submitted Noxious Weed Management Plan is encouraged to comply with the Colorado Noxious Weed Act and the El Paso County Weed Management Plan.

It is the applicant’s responsibility, and not El Paso County’s, to ensure compliance with all applicable county, state, and federal laws and regulations, including, but not limited to, the Clean Water Act, Endangered Species Act, Migratory Bird Treaty Act, Colorado Noxious Weed Act and El Paso County Weed Management Plan.

It is strongly recommended that the applicant obtain the necessary approvals from all federal, state and county agencies as a part of their planning process.

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We appreciate the opportunity to comment on this project. If you have any questions or concerns, please contact me at (719) 520-7879.

ELPASO COUNTY PARKS DEPARTMENT

The Planning Division of the Community Services Department has reviewed the development application for Creekside at Lorson Ranch PUD Development and Preliminary Plan on behalf of El Paso County Parks. The Park Advisory Board will consider this application on September 12, 2018 and its recommendation will be provided after the meeting.

The total project area is 83.09 acres and includes 235 single‐family dwelling units on 25.43 acres (31%) and open space tracts totaling 42.90 acres (51%). This is generally consistent with the previously approved Minor Sketch Plan Amendment (2014). Staff notes there are adjustments to the open space tract along the Jimmy Camp Creek East Tributary to add several single‐family residential lots, and the addition of open space tracts near the Jimmy Camp Creek Main Channel and Lorson Boulevard. Despite these modifications, the applicant is meeting the open space dedication outlined in the Minor Sketch Plan Amendment.

The County Parks Master Plan shows no County regional trails within the project boundary. The Jimmy Camp Creek Primary Regional Trail runs parallel to the site along the Jimmy Camp Creek Main Stem to the west, and was previously conveyed to the County through a Park Lands Agreement. Staff appreciates the inclusion of non‐County trails along the Jimmy Camp Creek East Tributary and connections to the residential areas within the project. Staff encourages the applicant to provide urban recreational opportunities, and to continue to develop a system of connected trails throughout Lorson Ranch for the benefit of the residents within the project area.

Parks staff recommends fees in lieu of land for regional purposes in the amount of $84,820 and urban fees in the amount of $53,312. A park lands agreement may be an acceptable alternative to urban park fees provided the agreement is approved by the County and executed prior to recording the final plat.

Please let me know if you have any questions or concerns with these comments.

Sincerely,Jason Meyer Project Manager II Planning DivisionCommunity Services Department

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jasonmeyer@elpasoco.com

911 AUTHORITY –ELPASO /TELLER COUNTY

The following names have been added to the reserved street naming list for the Creekside at Lorson Ranch project.

ESN: 237 City: Unincorporated El Paso County PSAP: EPSO Location: East of Marksheffel and South of Fontaine

Castor Dr- Acceptable, Pervious approve by Connie Chavez (E911)Kalama Dr- Acceptable, Pervious approve by Connie Chavez (E911)Maidford Dr- Acceptable, Pervious approve by Connie Chavez (E911)Yazoo Dr- Acceptable, Pervious approve by Connie Chavez (E911)Winnicut Dr- Acceptable, Pervious approve by Connie Chavez (E911)

MOUNTAIN VIEW ELECTRIC ASSOCIATION, INC.

This area is within MVEA certificated service area. MVEA will serve this area according to our extension policy. Connection requirements may include provisions for necessary line extensions and or other system improvements, and payment of all fees under MVEA line extension policy. Information concerning these requirements can be obtained by contacting the Engineering Department of MVEA.

MVEA notes the utility easements in line with earlier filings at Lorson Ranch of ten (10) foot front lot, five (5) foot side lot utility easement, and ten (10) foot rear lot line easement along with utilities being listed in tracts. MVEA also requests the platting of existing MVEA facilities with easement. Additional easements may be required.

MVEA has existing facilities near this parcel of land. If there is any removal or relocation of facilities it will be at the expense of the applicant.

Mountain View will require that the owner or developer of this project coordinate with it and the El Paso County concerning the location of any roads or other public improvements that it constructs, including any offsite modifications to existing roads or other public improvements, in order that arrangements can be made, in advance of entering into any construction contracts affecting such facilities, to complete any necessary relocation of Mountain View facilities prior to construction of said improvements, all in accordance with Colorado law and Mountain View's published policies and Bylaws. Mountain View will not proceed to relocate any facilities until after

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such coordination is complete and Mountain View has been paid those relocation costs that are properly owned it under its published policies and Bylaws and Colorado law

If additional information is required, please contact our office at (719) 495-2283.

Sincerely,

Cathy Hansen-LeeEngineering Administrative Assistant

COLORADO GEOLOGICAL SURVEY

CGS agrees with RMG (8/10/2018) that the site does not contain, nor is it exposed to, any geologic hazards that would preclude the proposed residential use and density. RMG makes appropriate preliminary recommendations for mitigating the site's moisture-sensitive (expansive, compressible, and hydrocompactive) soils. Provided RMG's recommendations are adhered to, and additional geotechnical investigation, testing and analysis are conducted for use in design of individual foundations, floor systems, subsurface drainage, etc., CGS has no objection to approval of the Creekside at Lorson Ranch Filing 1 PUD and preliminary plan as proposed.

Comments received from any of the above non-responding agencies following the issuance of this letter will be available in EDARP.

Due to the number of comments and necessary revisions to the plan(s) an additional detailed review will be necessary. Please address the comments as listed above. A detailed letter needs to accompany the revisions to allow for an expeditious re-review timeframe. The letter should include each comment listed above and, immediately thereafter, include a response from the applicant addressing the comment.

If any review agency has an issue that needs resolution or requires a revision, you will need to provide the necessary documents, drawings, etc., to the Planning and Community Development Department in the form of a resubmittal. The

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Planning and Community Development Department will then forward the resubmitted items directly to the appropriate review agency. If you have any questions pertaining to specific agency comments please contact the appropriate agency directly.

PLEASE NOTE: The application cannot be scheduled for public hearing until and unless a final response has been received by Planning and Community Development from those agencies that are required (pursuant to state statute and the El Paso County Land Development Code) to provide such response (i.e.- State Engineer’s Office, County Attorney’s Office, County Health Department, etc).

In order to be considered for the Planning Commission hearing, all outstanding issues must be resolved. Please contact me if you would like to schedule a meeting with myself or the multi-disciplinary team.

When all the comments have been addressed and corrections made please submit the required documents as requested in EDARP.

If you have any questions feel free to contact me at 520-6306.

Best Regards,

Kari ParsonsEl Paso County Planning and Community Development Department

cc: Jeff Rice P.E., EngineeringFile: PUDSP-18-5

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